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Cowglen Planning Study Spatial Masterplan

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Cowglen Planning Study Spatial Masterplan Cowglen Planning Study Spatial Masterplan Consultation Draft Report by IronsideFarrar April 2011 Cowglen Planning Study Spatial Masterplan Consultation Draft Report by IronsideFarrar 111 McDonald Road Edinburgh EH7 4NW 7500 / April 2011 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Contents 1.0 INTRODUCTION 4.0 OPTIONS APPRAISAL FIGURES 1.1 Background 4.1 Development of the Concept Brief Scenarios 1 Cowglen Site Location 1.2 Purpose 4.2 Land Use Mix 2 Current Land Ownership 1.3 Site Location 4.3 Link Road Location 3 Concept Development Brief: Initial Consideration 1.4 Land Ownership of Options 5.0 SPATIAL MASTERPLAN 4 Cowglen Context 2.0 PLANNING CONTEXT 5.1 Developing the Spatial Masterplan 5 Contextual Appraisal 2.1 Overview 5.2 Key Design Principles 6 Site Appraisal 2.2 Glasgow and Clyde Valley Structure Plan 2006 5.3 A Clear Structure 7 Model representing existing site 2.3 Glasgow City Plan 2 5.4 High Connectivity 8 Cowglen Indicative Spatial Masterplan 2.4 Planning for a Sustainable Environment 5.5 High Quality Walking Environment 9 Legible Urban Structure 2.5 Cowglen Planning Study 5.6 Mixed Use Neighbourhood Centre 10 Indicative Model illustrating Principal Street 5.7 Scale and Massing 11 Indicative Model—scale/massing/housing types 3.0 COWGLEN: SITE APPRAISAL 5.8 Housing Variety and Mix 12 Relationship to surrounding landscape 3.1 Introduction 5.9 Sustainable Housing Densities 3.2 Site Description 5.10 Quality Landscape and Green Space Network 3.3 Site History 5.11 Variety of Car Parking Solutions 3.4 Landscape and Townscape Setting 3.5 Key Views and Visual Containment 6.0 DELIVERY & PHASING 3.6 Ecology 6.1 Delivery through Partnership 3.7 Geology 6.2 Phasing 3.8 Utilities 6.3 Recommendations / Next Steps 3.9 Hydrology and Drainage 3.10 Transport and Accessibility 3.11 Key Constraints 3.12 Key Opportunities 3.13 Spatial Objectives i M77 Pollok Town Centre / Silverburn Shopping Centre Cowglen Site M77 Figure 1 Cowglen Site Location Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Introduction 1 1.1 Background the Cowglen vision as set out in the Concept The Cowglen site, immediately to the east of Development Brief: Pollok Town Centre, has been identified in the ‘a sustainable residential and business adopted Glasgow City Plan 2 as an opportunity community within a high quality environmental for future mixed use development. This involves setting that connects to the adjacent town a commitment to undertake a Planning Study to centre.’ facilitate development and co-ordinate development aspirations. The key aims of the Spatial Masterplan are to: Provide, through a partnership approach, a This Spatial Masterplan forms the third and final co-ordinated framework to deliver a stage of the Planning Study, seeking to develop sustainable residential and business Silverburn Shopping Centre and express in three dimensions the land-use community. principles established through the Concept Integrate development within the Development Brief (August 2009). It is also surrounding established urban, residential informed by a number of thematic studies and greenspace networks. covering hydrology and water management, Enable the future business development of geotechnical and landscape issues which help to NS&I within Glasgow to provide necessary identify spatial constraints. modern business accommodation. 1.2 Purpose Incorporate robust urban design principles to The Spatial Masterplan seeks to assist future facilitate the long term sustainability of the developers by describing the place-making site. principles, design concepts and spatial Allow for flexibility in terms of land-use mix. Core Path crosses through the site parameters developed to ensure the delivery of Be responsive to potential land ownership constraints and development timescales. 1 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT 1.3 Site Location (see Figure 1) The study area is centred on the site of the former Cowglen hospital, between the M77 and Pollok Estate in southwest Glasgow. To the west of the site, opposite the motorway lies the new Pollok Town Centre, which includes the Silverburn Shopping Centre. 1.4 Land Ownership The Cowglen study area comprises three adjoining sites in 3 separate ownerships: NS&I own land accommodating their operational office premises and associated car parking to the north and east; NHS Greater Glasgow and Clyde (NHS) own the vacant site of the now demolished Cowglen hospital in the centre of the study area, and Retail Property Holdings (SE) own the area of open land (circa 17 acres) adjacent to the M77 southbound slip road and underpass connection to Pollok Town Centre. These are shown in Figure 2. Figure 2 Cowglen Site: Current Land Ownership 2 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Planning Context 2 2.1 Overview Delivering sustainable development The development plan for Cowglen comprises Improving the health of the city and its the approved Glasgow and Clyde Valley Structure residents Plan 2006 and the adopted Glasgow City Plan 2. A summary of the planning context is provided City Plan 2 recognises Cowglen as an edge-of- below. centre site with strategic importance, offering a significant development opportunity in an 2.2 Glasgow and Clyde Valley Structure Plan 2006 accessible prominent location, close to the The Glasgow and Clyde Valley Structure Plan existing Pollok Town Centre. Policy presumption 2006 is guided by the key principles of is in favour of an integrated, sustainable sustainable development, providing a strong development approach for the site, which emphasis on urban renewal and regeneration, comprises three land ownerships: National seeking to strengthen the communities of the Savings and Investments (NS&I), NHS Greater plan and the role of the towns in which they live. Glasgow and Clyde and Retail Property Holdings (SE) (see figure 2). The Plan designates Pollok as a strategic Urban Renewal Area, effectively prioritising investment As a result of objections to specific policies in the to this location, amongst other locations Local Plan to extend the designation of ‘other identified within the plan. retail and commercial’ to the Cowglen site the Reporter, having regard to the Planning Study for 2.3 Glasgow City Plan 2 the Cowglen area, recommended that the plan Glasgow City Plan 2 was adopted, following a designates the whole site as ‘Related Policies – public inquiry, at the end of 2009. The three Development Opportunity for mixed uses in guiding principles of the local plan include: accordance with planning study’ with no change Promoting social renewal and equality of to the edge of centre designation. Extract from Glasgow City Plan 2 opportunity 3 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT Recommending that the Planning Study focuses on 2.5 Cowglen Planning Study opportunities to introduce a more diverse mix of NS&I are currently progressing with an estate activities and land uses in support of the longer rationalisation and modernisation programme, term viability and vitality of Pollok as a Tier 2 which will involve the demolition of their existing centre. offices located in the north east of the site that are not fit for future purpose. Glasgow City Council is 2.4 Planning For a Sustainable Environment committed to assisting NS&I in development of Glasgow City Council supports a wide range of their options, which includes the potential to secure activities relating to environmental protection and new build modern office accommodation at their enhancement with a vision to become one of the existing campus and provide stability for their most environmentally sustainable cities in the UK. future business development within Glasgow. The Council also wishes to explore the potential A key objective of the Glasgow City Council combined development opportunity within the Environmental Strategy is to ensure that the Council three land ownerships. contributes positively towards the achievement of a high quality, sustainable, built environment for Glasgow City Council has taken forward the first Glasgow, now and in the future. two stages of the Cowglen Planning Study, namely the Cowglen Concept Development Brief—which Through the planning process, it seeks to promote sets out two scenarios (see Figure 3) - and a range social renewal and equality of opportunity, deliver of thematic studies covering hydrology and water sustainable development, improve quality and management, geotechnical issues and landscape design and provide a context for sustainable context to identify spatial constraints. growth. Potential developers for the Cowglen Site should be mindful of these issues in developing The Spatial Masterplan forms the final stage of the their proposals. Planning Study, further exploring the land-use 4 Cowglen Planning Study / Spatial Masterplan CONSULTATION DRAFT principles set out in the Concept Development Brief and developing these in three-dimensional form to provide a strategic framework for development proposals. Early assessment, carried out in partnership with the site landowners, included exploring the potential options for land-use and identifying initial thoughts on infrastructure. Figure 3: Cowglen Concept Development Brief: Initial Consideration of Options 5 Pollok Pollok Country Golfcourse Park Pollok Town Centre NS&I M77 Offices Silverburn Cowglen Mixed Use Cowglen Shopping Development Site Golfcourse Centre M77 Figure 4 Cowglen Context Kennishead Rail Station Cowglen Planning Study / Spatial Masterplan
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