Burgh of Pollokshaws - IGI Design Study by GCV Green Network Partnership

The Burgh of Pollokshaws Design Study

Employer: Glasgow City Council in partnership with the Scottish Environment Protection Agency (SEPA); Glasgow and Clyde Valley Green Network Partnership; Scottish Water; Scottish Natural Heritage; Forestry Commission (Scotland); South Lanarkshire Council and Renfrewshire Council. Agent: Collective Architecture 26 Gallowgate Glasgow G1 5AB Prepared by: ............................................... Jude Barber Director

In association with: ............................................... Peter Robinson Associate Director, AECOM Approved by: ............................................... John Grierson MGSDP Client Manager Status:

Final issue

Date:

September 2010

Prepared in accordance with terms and structure of Glasgow City Councilâ&#x20AC;&#x2122;s Framework Agreement / SFA99 dated 11th December 2009.

The White Cart Walkway, Collective Architecture 2010.

Contents Foreword

Chapter

01 Approach p7

02 Context p13

03 Constraints p23

04 Strategic drainage p41

Place-making

p47

06 Next steps p71

07 Appendices (CD-Rom) p79

Mission statement Provide integrated solutions Create a deliverable and innovative approach to surface water management for each site. Provide a set of collaborative applications of spatial and water planning. Provide a shift in perception Promote a positive picture of living in and around water and its value for surface water management. Provide a shift in perception of the purpose and process of urban design. Inform best practice Inform best practice delivery to the Project Board and set baseline standards for each site. Promote biodiversity Promote biodiversity and habitat networks and a more sustainable use of natural resources. Improve population health Improve population health by recognising the role the physical environment can play in addressing health issues. Encourage economic development Create infrastructure required to enable both future economic development and socially sustainable places. Reinforce partnership working Reinforce the existing partnership commitments to inclusive design and place-making. Transform each site Transform each site into an innovative, vibrant place to live through the delivery of a fully integrated and inclusive urban vision.

THE BURGH OF POLLOKSHAWS

04 / 05

Foreword Pollokshaws has always had a relationship with water, having grown into an independent Burgh as local businesses, for example grain mills and textiles, were set up to exploit the water of the White Cart on its journey to the Clyde near Paisley. However those times are a distant memory and now the White Cart Water is perceived more as a mixed blessing. Is it a threat or an asset? Pollokshaws is entering a new phase where the redevelopment undertaken in the 1960’s and 1970’s is subject to new ideas and concepts for regeneration. The Local Authority is preparing a local spatial planning framework to guide this new process and this study will play a major role in that work. In the 1960’s and 1970’s the redevelopment of cities was the role of the City Engineer. Water was put in pipes and local watercourses conveniently removed waste out of sight. This is no longer acceptable and urban communities need to learn how to cope with water in a different way. Innovation in urban design is now an essential requirement to rise to the modern challenges of sustainable communities. Society needs its urban designers and planners to find ways of conserving water quality, managing impacts of changes to climate, especially rainfall, and creating quality urban environments. The partners in this design project wish to illustrate how water can become integrated into the design of urban areas, how understanding its behaviour can create new opportunities for quality urban landscapes and how conserving water quality can deliver the positive outcomes of sustainable cities.

Project Board

INTEGRATED URBAN INFRASTRUCTURE

APPROACH

Mounds by Charles Jencks, Dumfries, Scotland, UK

06 / 07

Approach Infrastructure comes first

Governance - description of project partners

p 09

National policy and advice

p 10

“To maintain and improve the quality of the rivers, lochs, estuaries, coastal waters and groundwater areas. To focus on local actions highlighting the opportunities for partnership working to ensure that we all benefit from improvements in the water environment, which will contribute to the goals of the draft River Basin Management Plan that have been produced for both of Scotland’s River Basin Districts.” Clyde Draft Area Management Plan, Extract, 2009 - 2015, SEPA and the Clyde Advisory Group.

Fig 1.1 Stakeholder mapping, Collective Architecture 2009. APPROACH

01 08 / 09

Governance The Integrated Urban Infrastructure project aims to demonstrate best practice in sustainable urban drainage and inclusive urban planning by developing a series of feasibility studies for six candidate sites across three regions in the western central belt of Scotland. The project organisation, resource commitment, direction and decision making has been managed by Glasgow City Council (The Employer). Figure 1.1: Stakeholder mapping shows the organisational matrix for the project at three strategic levels:

Green Network, Integrated Urban Infrastructure, Communication Plan The Communication Plan, approved by the Project Board, sets out the organisational project components, along with project team mapping specific to the delivery of outputs required by the commission.

01 Project Board The Project Board was chaired by the Scottish Environment Protection Agencyâ&#x20AC;&#x2122;s (SEPA) SuDS Co-ordinator, supported by a Board of Directors which included local authority representation. The Project Board formed the highest level of decision making and direction. 02 Project Manager Day-to-day planning, risk monitoring, cost and staged control was handled by Glasgow City Councilâ&#x20AC;&#x2122;s Project Manager within the controlled project environment. The Project Manager reported directly to the Project Board. 03 Project Team Collective Architecture (Lead consultant and Architect) managed the delivery of design services. Strategic drainage and geotechnical sub-consultancy services were provided by AECOM Limited. The Project Team included a number of specialist advisors.

INFRASTRUCTURE COMES FIRST

Greenspace Quality Guide The Greenspace Quality Guide has been prepared to assist those involved in greenspace planning to share and better understand best practice in developing a co-ordinated approach to greenspace provision based on a Greenspace Strategy.

Designing Streets Designing Streets was implemented as a policy document by the Scottish Government in 2010, and aims to place and people before the movement of motor vehicles, and represents a step change in established practices in street design.

The SUDS Manual This guidance provides best practice guidance on the planning, design, construction, operation and maintenance of Sustainable Drainage Systems (SUDS) to facilitate their effective implementation within developments.

Sewers for Scotland A design and construction guide for developers. Developed in conjunction with Sewers for Adoption, this provides a definitive guide for use by developers for the provision of sewerage. It details the procedures and provides guidance for the design and construction of such infrastructures.

Scottish Planning Policy Scottish Planning Policy (SPP) is the statement of the Scottish Government’s policy on nationally important land use planning matters. This places Planning in the wider context of Scottish Government’s aims and clarifies the Government’s expectations of the system and planning services.

The guidance supersedes previous general guidance on SUDS and addresses landscaping, biodiversity issues, public perception and community integration as well as water quality treatment and sustainable flood risk management.

Scottish Sustainable Communities Initiative The Scottish Sustainable Communities Initiative aims to bring innovation into our settlements and promote exemplars of how communities could live in future. It aims to inspire Local Authorities, landowners and developers to play their part and contribute to the future sustainable growth of Scotland.

Equally Well This Scottish Government and National Health Service briefing focuses on socio-economic inequalities that exist within Scottish communities and how they affect population health. Examples include access to education, labour markets, health, housing and environmental quality.

Designing Places Read in conjunction with Designing Streets, Designing Places marks the Scottish Executive’s determination to raise standards of urban and rural development. SuDs for Roads SUDS for Roads is intended to further advance our knowledge of the interaction between roads and drainage within an urban context where roads are now multifunctional. The purpose of the document is to guide the reader through the design of roads incorporating SuDS. APPROACH

01 10 / 11

Policy and advice The design study has taken cognisance of key Scottish Government and Local Government policy documents. Those of particular relevance are noted opposite. National level The Pollokshaws Local Development Strategy (Consultative Draft) The draft Pollokshaws Local Development Strategy aims to place the White Cart Water and Pollok Park at its heart and seeks to capitalise on its excellent transport network to create a sustainable community meeting people’s needs, housing choice, local services and healthy urban living.

The National Planning Framework 2 (NPF2) sets out a strategy for Scotland’s development to 2030, with a central purpose of promoting economic growth. It also places the Central Scotland Green Network as a national priority, as promoted by Glasgow and Clyde Valley Green Network Partnership and the Integrated Urban Infrastructure Board. In 2006 the Scottish Government published People and Places: Regeneration Policy Statement, which aimed at transforming places in order that they might realise their full social and economic potential. Regional level The Glasgow and Clyde Valley Structure Plan 2006 sets out the long term development strategy for Glasgow and the Clyde Valley. Local level Glasgow City Council has a series of guidance documents outlining aspirations for the site to meet Scottish Government policy. Key documents include Pollokshaws Local Development Strategy, and Shawbridge Local Development Strategy. The Strategic Objectives of the draft Pollokshaws Local Development Strategy by 2020 are: • • • • • • • • •

Offer housing choice; Offer employment choice; Create environments offering a Sense of Place; Vibrancy and local identity; Make Pollokshaws a competitive place for investment in commercial, residential and business projects; Modernise infrastructure to support sustainable development; Develop and maintain a quality green network offering safe, stimulating, healthy environments; Ensure accessibility to local services, and Invest in a fully integrated transport network. INFRASTRUCTURE COMES FIRST

CONTEXT

Pollokshaws and the White Cart Water, 2010.

12 / 13

Context Understanding the site

Site context

p 15

Historical context p 17 Site description p 19 Planning context p 21

White Cart Water

River Clyde

•

Pollokshaws relative to Glasgow city centre This document has been prepared by AECOM Limited for the sole use of our Client (the “Client”) and in accordance with generally accepted principles, the budget for fees and terms of reference agreed between AECOM and the Client. Any information provided by third parties and referred to herein has not been checked or verified by AECOM, unless otherwise expressly stated in the document. No third party may rely upon this document without the prior and express written agreement of AECOM.

White Cart Water

Pollok Country Park

Rail link to city centre

Pollokshaws Road to city centre

Rail link to city centre

Legend

Client

Project

Inte

Site

Title Ref

Barrhead Road to Nitshill

Nether Auldhouse Road to Cathcart

Auldhouse Park

Kilmarnock Road

BASED ON ORDNANCE SURVEY MAPPING WITH PERMISSION OF THE CONTROLLER OF HER MAJESTY’S STATIONARY OFFICE (C) CROWN COPYRIGHT. UNAUTHORISED REPRODUCTION INFRINGES CROWN COPYRIGHT AND MAY LEAD TO CIVIL PROCEEDINGS. LICENCE NO. ########

Fig 2.1 Aerial mapping, Glasgow City Council 2010. Not to scale. CONTEXT

Scale Date

Jan '10

02 14 / 15

Site context Pollokshaws is located approximately three miles to the south of Glasgow City Centre. The area began as a local Burgh before merging into wider Glasgow. Initially a village of tenements, victorian cottages and businesses supporting a textile industry, this changed in 1957 when much of the original fabric was demolished and redeveloped into high-rise housing. Figure 2.1: Aerial mapping shows the relationship between the city centre and the design study area. The study area covers approximately 62ha and is currently heavily urbanised land with existing residential housing, high rise flats, large commercial buildings including retail, industrial and office premises. The area is bisected by several watercourses including the White Cart Water, the Auldhouse Burn and an un-named burn to the south. Pollokshaws sits within close proximity to the magnificent Pollok Country Park. However, the connection between Pollokshaws and the Park is weakened by the heavily trafficked Pollokshaws Road bounding the site to the north west. The area has excellent transport links, with access to three local train stations bounding the site, and bus services which bisect the area linking it to the city centre.

Looking to Pollokshaws from the White Cart Water beneath the existing rail bridge. UNDERSTANDING THE SITE

Shawbridge St / Riverbank St junction

Shawhill Road (1910)

Riverford Road (c1930)

St Mary Immaculate Church

Round Toll

Pollokshaws Road (1931)

Shawbridge Street (1932)

White Cart Weir (1931)

Fig 2.2 Historical map from 1880 indicating design study area. Glasgow City Council 2010. Not to scale. CONTEXT

02 16 / 17

Historical context Pollokshaws first appeared on historical maps from 1747-55. The area was a thriving community of shops, businesses, cottages and tenements with a local economy driven by the textile industry. Figure 2.2: Historical map from 1880, highlights that the urban fabric followed a linear pattern along Shawbridge Street, with shops fronting onto this stretch, St Mary Immaculate on the northern end, and the Round Toll to the south. Pollokshaws became a Burgh in 1812 and remained as such until 1912 when the area merged into the City of Glasgow. Photographs from this period indicate a dense and urban community of small industry and shops served by a tram network. With the advent of the post-war housing crisis, much of the original urban fabric was demolished in 1957 with Pollokshaws designated as a Comprehensive Development Area. This saw much of the study area redeveloped into high-rise housing, with the erection of 15 towerblocks and 2 large factories on either side of the banks of the White Cart Water. These have acted to disconnect the community from the river. The area adjacent to the existing Clock Tower, or â&#x20AC;&#x2DC;toonhouseâ&#x20AC;&#x2122;, saw the construction of a new shopping precinct whilst the library was built adjacent to the baths opposite. Several key historical buildings are interspersed in the web of redevelopment such as Pollokshaws Burgh Halls, the Stag Inn and Pollokshaws Parish Church.

Fig 2.3 Historical map from 1747-55 indicating design study area. Not to scale. UNDERSTANDING THE SITE

Shawbridge St / Riverbank St junction

Shawhill Road

Riverford Road

Pollokshaws Road and station

Shawbridge Street

Fig 2.4 Site as existing, Collective Architecture, 2010. Not to scale. CONTEXT

White Cart Weir

02 18 / 19

Site description Pollokshaws has a complex mixture of building styles and eras, land use, street layouts and topography. The site as a whole has a fragmented character with poor connections both across the site and to the surrounding areas. The combination of the large linear and multi-storey flats positioned off road and the enclosed retail park and industrial sites have largely broken the traditional street pattern. A large portion of the site to the west is dedicated to housing stock owned by Glasgow Housing Association (GHA) which comprises mainly high and medium rise developments. The majority of these are under review with several already demolished, resulting in swathes of cleared land. The south is largely occupied by a retail park and two factories on the banks of the White Cart Water. To the east lies a large supermarket. The retail and industrial areas separate the residential property on the west side of the site from the parkland along the eastern edge. The green corridor of the White Cart Water is accessible only within the parkland areas. Pollokshaws is generally well connected by public transport. However, access to railway stations is hindered by the lack of safe and accessible, pedestrian routes. Figure 2.4: Site as existing, indicates key views in and around the site taken from similar locations to the photographs on the previous page within Figure 2.2: Historical map from 1880.

Glasgow Housing Association (GHA) â&#x20AC;&#x2DC;Vennelâ&#x20AC;&#x2122; site under redevelopment, July 2010 UNDERSTANDING THE SITE

football club Lidl store

Morrisons store

SCA packaging

cycle network

site of commited change

footpath network

site of potential change

study area

heritage zone

key streets

greenspace zone

watercourses

Fig 2.5 Pollokshaws Draft Local Development Strategy map extract, Glasgow City Council, 2009. Not to Scale. CONTEXT

02 20 / 21

Planning context A Local Development Strategy (LDS) for Pollokshaws is currently being prepared by Glasgow City Council. This will set out a strategy for the future use of key buildings, social and recreational facilities, the Shawbridge Arcade, other local shopping provision and surrounding industrial and commercial uses. Figure 2.5: Pollokshaws Local Development Strategy map extract outlines the nature of several sites according to greenspace, heritage and areas of committed and potential change. Pollokshaws is one of eight priority areas identified by GHA for major restructuring of the social rented housing stock. The area currently consists of a mixture of tower blocks and deck access flats. Large scale demolition of the tower blocks is underway as part of the regeneration. A number of isolated historical buildings are dotted throughout the site and are to be retained where possible. These are identified in more detail in Figure 3.7 on pages 32 and 33. Pollok Football club and the industrial SCA packaging site are under review by their current owners. This will in turn affect future development strategies. The aspiration of Glasgow City Council and its partners is to regenerate the area and provide a “unique, well designed ‘Urban Village’ of 830 residential properties using best sustainable development practice.’

Glasgow Housing Association development site, aerial photograph. UNDERSTANDING THE SITE

CONSTRAINTS

Existing tower blocks, Pollokshaws, 2010.

22 / 23

Constraints Informing the approach

Site topography p 25 White Cart Water flooding

p 27

Road network p 29 Pedestrian and cycle movement

p 31

Existing built fabric p 33 Existing landscape p 35 Site ownership p 37 Utilities p 39

White Cart Water

St Conval’s Primary School on high ground

"This document has been prepared by AECOM Limited for the sole use of our Client (the "Client") and in accordance with generally accepted consultancy principles, the budget for fees and terms of reference agreed between AECOM and the Client. Any information provided by third parities and referred to herein has not been checked or verified by AECOM, unless otherwise expressly stated in the document. No third party may rely upon this document without the prior and express written agreement of AECOM." ROAD WAN

35.6m

NGO

verified by AECOM, unless otherwise expressly stated in the document. No third party may rely upon this document without the prior and express written agreement of AECOM."

Legend

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23.8m

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21.0m

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REPRODUCED BY PERMISSION OF ORDNANCE SURVEY ON BEHALF OF HMSO. © CROWN COPYRIGHT AND DATABASE RIGHT 2010. ALL RIGHTS RESERVED. ORDNANCE SURVEY LICENCE NUMBER 100020730. THIS MAP IS REPRODUCED FROM © INTERMAP TECHNOLOGIES INC. ALL RIGHTS RESERVED 100020730 (2010). Club

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20.8m

Bowling Greens

Fig. 3.1 Site plan indicating design study area relative to ground levels, AECOM, 2010. Not to scale. Hall

22.2m

20.5m

CONSTRAINTS

LOCHLEA RO AD

ROAD

Auldhouse Retail Park

ROA D

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St Margaret's Church

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Shawbridge

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Pollok Park

34.2m

AWS ROAD

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Client

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Site topography Pollokshaws is bisected by several watercourses. The White Cart Water flows east to west through the site. Auldhouse Burn, a tributary of the White Cart Water, flows through the southern part of the site to join the White Cart Water. An un-named watercourse, flowing from Clarkston to the south, enters the site from the south east boundary to join the White Cart Water immediately upstream of the Auldhouse Burn confluence. The White Cart Water and the Auldhouse Burn both receive surface water drainage from existing urban areas within the site, including extensive urban areas upstream. The unnamed watercourse from Clarkston drains a heavily urbanised catchment which contributes unattenuated drainage to the watercourse. Figure 3.1: Site plan indicating design study area relative to ground levels, highlights that Pollokshaws sits on relatively flat ground with only small changes in elevation, where blue indicates low ground and orange high ground. The levels vary from around 22m above ordnance datum (AOD) to 18m AOD across the site, with the exception of the area around St Convalâ&#x20AC;&#x2122;s Primary School in the north of the site at an elevation of approximately 46m AOD.

Fig. 3.2 Digital terrain model indicating existing flood plain, AECOM 2010.

INFORMING THE APPROACH

Extensive flooding within Pollok Park

Significant flooding within Auldhouse Park

Significant flooding to existing supermarket

KEY Flood boundary at 1 in 200 years + climate change Existing flood defences Proposed flood defences (constructed in line with city wide flooding priorities) Fig. 3.3 Existing site plan indicating flood defences, Collective Architecture and AECOM 2010, Not to scale. CONSTRAINTS

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White Cart flooding Historically, the White Cart Water has been prone to significant flooding, causing access problems and damage to surrounding residential and commercial properties.

New flood wall on left bank of Auldhouse Burn

Glasgow City Council has addressed this issue through the implementation of the White Cart Water Flood Prevention Scheme. The Scheme is currently under construction and will have a significant beneficial effect on the flood risk within Pollokshaws. The over-arching flood prevention scheme involves the formation of three flood storage areas upstream of the city as well as flood defences, in the form of low walls and embankments, constructed in selected parts of the river corridor through the city. Construction of the scheme is currently underway (as of July 2010). Figure 3.3: Existing site plan indicating flood defences, highlights the extent of the flood prevention works that have already been carried out and the works yet to be implemented.

White Cart Flood Prevention Scheme Detailed hydraulic modelling of the Auldhouse Burn and White Cart Water was carried out by engineering firm Halcrow as part of the White Cart Water Project. Pre and post scheme flood outlines are provided and are reproduced in the Technical Baseline Report, Figures 7.1 to 7.3 within Appendix B on the accompanying CD. Contract 1 involves the construction of the three flood storage areas upstream of the city, located at Blackhouse on the Earn Water, Kirkland Bridge on the White Cart Water, and Kittoch Bridge on the Kittoch Water. The storage areas will attenuate floodwater generated by extreme rainfall and control the release of water passing downstream through the city. For further information, see section 7.4.1.2 in the accompanying baseline report on the CD. The forecast completion dates for each of the three flood storage areas are: • Blackhouse (Earn Water) - September 2010 • Kirkland Bridge (White Cart) - June 2010 • Kittoch Bridge (Kittoch Water) - January 2011 Contract 2 comprises the construction of approximately 4.5km of flood defence walls and embankments along sections of the White Cart Water and Auldhouse Burn together with the raising of two footbridges and the construction of six underground pumping stations. Construction started in January 2009 and is due for completion in October 2011. A number of these operations have been deferred by Glasgow City Council since publication of the scheme.

INFORMING THE APPROACH

Pollok Park and Pollokshaws West railway disconnected from Pollokshaws by the heavily trafficked Pollokshaws Road

Housing built across two previous access points

Steep access and bridge to enter site

Pollok Park

Vehicular access into site

Shawbridge Street - Riverford Road forms the main bus route into, and through, the site

Vehicular access into Pollok Park

Pollokshaws Road has the characteristics of a Local Distributor Road with traffic calming measures and part time 20 mph speed limits. Kilmarnock Road passes the site to the western perimeter leading northwards to the vibrant district of Shawlands. Casternholm Road Road connects to the vibrant district of Shawlands. Fig. 3.4 Existing road network, Collective Architecture 2010. Not to scale. CONSTRAINTS

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Key observations: The existing residential areas within the site are identified as having high accessibility in Glasgow City Plan 2, defined by more than 12 buses per hour within the catchment and more than 6 trains per hour within the catchment. The site is bounded by B759 Pollokshaws Road along the west frontage and B762 Nether Auldhouse Road along the south frontage. Connections from those roads into the site currently exist, providing the site with good vehicular access. At this stage, it is envisaged that the existing transportation network would be able to support regeneration of Pollokshaws. However, the ability of the existing road network to support any future proposals for developments of specific land use or masterplans would require to be assessed, depending on the scale of any proposed development, as part of a Transportation Assessment. Should Pollokshaws Road/Christian Street and Nether Auldhouse Road/ Shawbridge Street junctions be retained as site access points, the junctions would require to be assessed in capacity terms through junction modelling as part of a Transport Assessment.

Road network Despite being well connected via bus and train services, Pollokshaws is bounded by heavily trafficked roads which restricts pedestrian movement. Figure 3.4: Existing road network, indicates that vehicular access into the site can be attained through eight points. Two of these are used by bus services and connect the area to Glasgow City Centre. Figure 3.5: Existing bus routes and bus stops highlights that a further bus route travels along Pollokshaws road, however due to poor throughfares and access, these are difficult to reach. Furthermore, due to this condition, Pollokshaws Road requires four car lanes. Few buildings front onto it, thereby encouraging fast traffic. Pollokshaws Road appears more like a transport corridor than a street and this in turn disconnects Pollokshaws from the adjacent Pollok Park. Access is also difficult towards the north of the area where a road passes steeply up a slope and over a relatively narrow bridge at the rail line. To the south-west, a large roundabout makes pedestrian travel to the opposite side of the road difficult.

Pollokshaws West station

Pollokshaws East station

There are numerous bus stops in and around the site and there are three rail stations surrounding the site: Pollokshaws East, Pollokshaws West and Shawlands. The excellent public transport links which exist minimise the need for car travel to and from the site.

Fig. 3.5 Existing bus routes and bus stops, Collective Architecture 2010.

Shawlands station

Pollok Park

Pollokshaws West station

Pollokshaws East station

Auldhouse Park

Pollokshaws West station is disconnected by Pollokshaws Road KEY Rail lines Cycle routes Existing paths that could be core paths

Fig. 3.6 Existing railways, cycle routes and paths, Collective Architecture 2010. Not to scale. CONSTRAINTS

Supermarket acts as thoroughfare to Pollokshaws East train station

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Pedestrian and cycle movement Figure 3.6: Existing railways, cycle routes and paths, indicates that Pollokshaws is currently serviced by three nearby train stations: Pollokshaws East, Pollokshaws West and Shawlands. These connect Pollokshaws to the City Centre as well as the Cathcart circle and Ayr lines. Pollokshaws East station is partially disconnected from the central area of Pollokshaws by a large supermarket to the south-west. This forces users of the train station to pass through a car park, where there is no clear delineation of paths, or around a longer route. Pollokshaws West station is equally disconnected from the centre as a result of Pollokshaws Road. There are relatively few access points leading to the station, particularly around the area of the White Cart Water, with heavy traffic making crossing this road hazardous. Pollok Park is also disconnected from the area at this location. At present, there are dedicated footways and cycle ways within the site together with on road cycle lanes. The existing dedicated cycling facilities within the site together with the traffic calming measures outlined above and the dedicated bus, cycle and taxi lanes on Pollokshaws Road ensure that cycling is a viable mode of transport to and from the site.

Pollokshaws West station, Collective Architecture 2010. INFORMING THE APPROACH

Existing housing stock (under demolition)

Pollokshaws Burgh Hall (A-listed)

Industrial use around the White Cart Water

Pollok Park

Old Stag Inn As

re e

Toons House Square

St Mary Immaculate Church

idg

tre

cemetery

Round Toll

Auldhouse Park Greenview Park

KEY Heritage Zone Greespace Zone Areas of potential contamination

Fig. 3.7 Diagram indicating heritage zones, greenspace and areas of contamination, Collective Architecture and AECOM 2010. Not to scale. CONSTRAINTS

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Existing built fabric

Open space around Toons House Square

Pollokshaws has a complex mixture of building styles from a variety of eras with differing land use and street layouts. There is little integration of the various eras of development within the site with large areas where there is no coherent street pattern. Many of the listed, 19th century buildings retained on the site are scattered incongruously amongst subsequent developments. These older buildings are used mainly for community facilities, such as schools, creches and churches. Buildings of historical significance include Pollokshaws Burgh halls, Stag building, Swan Inn and St Mary Immaculate church. Figure 3.7: Diagram indicating heritage zones, greenspace and areas of contamination, highlights the key zones of historic merit and areas of significant greenspace. This also notes area of potential contamination from previous and existing industry that should be taken into consideration for future development. There is a local centre at the north end of Ashtree Road with a parade of shops, recently demolished sports centre and library. The local centre appears to be failing, possibly due to the proximity of the retail parks and the lack of a through route that might provide passing trade. The long views from Toons House Square to St Mary Immaculate Church should be protected as a particularly attractive vista that contributes to the character of the area.

Industrial areas

Long view up hill towards St Mary Immaculate Church, Collective Architecture 2010. INFORMING THE APPROACH

The west of the site is bounded by Pollokshaws Road. Beyond the road sits the elevated railway to the edge of Pollok Park. The parkland entrance is adjacent to the road and railway bridges over the White Cart Water. Pollokshaws West Station is located south of the rail bridge. The Park edge is wooded with echoing tree belts along southern sections of the site edge.

Pollok Park is accessible only at its main entrance. Pedestrian access is from the vehicular entrance on busy Pollokshaws Road. The only pedestrian crossing is positioned some distance east of the entrance close to the primary school.

The existing shopping area is separated from residential developments to the north by the attractive Toons House Square with a vista to St Mary Immaculate Church set among trees on the steeply rising ground on Shawhill Road.

Pollok Park

Pollokshaws West station

football ground cemetery

Auldhouse Park Greenview Park

Whilst the site has large areas of open space there are few areas of useable green space availble to local residents The football pitches to the west of the White Cart Water are vast and illdefined.

The retail and industrial areas separate the residential property on the west side of the site from the parkland along the eastern edge, the green corridor of the White Cart Water linking across the site is accessible only within the parkland areas.

Fig. 3.8 Existing site massing and open space, Collective Architecture 2010. CONSTRAINTS

Auldhouse Park forms a belt of traditional local parkland to the east with a strong connection to residential properties adjacent to the site. The sections of Auldhouse Park to the west and Greenview Park are divided from housing to the east by Nether Auldhouse Road and enclosed on two sides by Auldhouse water. Due to the divided nature of the park, these areas seem like a series of quite separate spaces.

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Existing landscape The existing river corridors and public parks are protected as open space and are recognised for their nature conservation value under several designations, with a presumption against development. Figure 3.8: Existing site massing and open space describes key open spaces, their location and access issues. White Cart Water by industrial units

Access to the White Cart Water is very limited with only short sections of pathway within park areas and no pedestrian access along the length of the river. Auldhouse Burn is accessible within Auldhouse Park to the south and Greenview Park to the west. There is no pedestrian link along the river to Pollok Park and it would be very difficult to develop such a link due to the structure of the low road bridge carrying Pollokshaws Road over the White Cart Water. Direct access to Auldhouse Park in the south and east is primarily from surrounding areas with very limited direct access from within the site itself.

Existing railway bridge, Pollokshaws Road

The enclosure of retail parks and industrial sites along the river corridors and associated bank re-profiling have created a hard edge which could have an undesirable channelising effect at times of high water. There are a high number of mature trees within the site both along the river corridors and within the residential areas which help to link the area to Pollok Park and are one of the most attractive features of the site.

Existing football pitches

The former shopping area is separated from the residential developments to the south by Toons Hoose Square with a vista to St Maryâ&#x20AC;&#x2122;s Church set among trees on the steeply rising ground on Shawhill Road. The northern edge of the site is defined by the wooded railway embankments and cuttings connecting to Pollokshaws East station and there is no intervisibility at ground level between most of the site and the residential areas to the north. Access to the north is limited to railway bridges or underpasses along the road corridors.

INFORMING THE APPROACH

Fig. 3.9 Site ownership diagram, Glasgow City Council, 2009. Not to scale. CONSTRAINTS

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Site ownership Figure 3.9: Site ownership diagram, indicates that the majority of the Pollokshaws area is owned by Glasgow City Council and Glasgow Housing Association (GHA), with a number of pockets belonging to retail and industrial owners. Glasgow City Council and GHA control the majority of areas to the north west of the site, meaning action here can be readily implemented in the short-medium term. A patchwork of ownership exists within the south east around Morrisons superstore and Pollok Football Club and to the south west, rendering these areas more complex to develop in a holistic manner. Figure 3.10: Potential phasing, highlights how sites might be developed in a series of phases over a longer term period. This is described in more detail within Chapter 5 Place-making p58-59.

7 3 4 6 6

1 3

Pollokshaws - potential phasing Phase 1 : GHA housing stock (under demolition) Phase 2 : Industrial and retail units Phase 3 : GHA and GCC area Phase 4 : Industrial sites Phase 5 : Retail park Phase 6 : Football ground and supermarket Phase 7 : GHA housing stock INFORMING THE APPROACH

Combined sewer network, Collective Architecture and AECOM, 2010.

The principle 24 inch trunk main runs along Pollokshaws Road. Trunk mains also run along Bengal Street, Shawbridge Street, Riverbank Street, Greenview Street, Pleasance Way and Coustonholm Road. A network of distribution mains serve areas within the site boundary. A proposed main is marked along Barrhead Road and Nether Auldhouse Road, which then turns north east along the Auldhouse Burn to then follow the centreline of the White Cart Water upstream.

The majority of the site is drained by a combined sewer system. A network of combined sewer infrastructure therefore exists across the site. A small number of areas within the site are drained by separate surface water drainage, discharging directly into the White Cart Water or Auldhouse Burn.

Energy network, Collective Architecture and AECOM, 2010.

All gas lines within the site boundary are low pressure mains.

The majority of the site is served by underground lines. Some overhead lines are located along Auldhouse Road and Riverford Road. British Telecom, Cable & Wireless, Easynet, and Virgin Media all have telecommunication cables located within the site boundary. All cables are underground.

Fig. 3.11 Existing utility layouts, Collective Architecture/AECOM 2010. Not to scale. CONSTRAINTS

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Utilities Pollokshaws is heavily urbanised and as a consequence a large number of utilities infrastructure currently exists within the site. Figure 3.11: Existing utility layouts, indicates the extent and location of existing services in and immediately around the site. Figure 3.12 Waste water network indicates the extent of combined sewers and surface water network. Larger versions of these drawings can be found within the Technical Baseline Report, Figure 9.1-9.4 on the appended CD. Connection to existing utilities within the site should be readily accessible for any new development. It should be noted however that large industrial areas to the south and west have supply at access points only and significant pipe connections and ground works may be required should future development of these sites be considered for alternative uses.

RAVENSWO

Existing utilities generally follow the existing road network. This suggests that it would be desireable to reinforce the existing street pattern and reuse the current road infrastructure and layout to minimise interference with utilities and avoid excessive diversions.

OD DRIVE

Shawlands Academy

MIDLO

27.9m

Legend

AVENUE

PEVERIL

26.5m

THIAN

DRIVE

22.0m

Bank

Hall

ST RONAN'S

Nether Pollok Playing Fields

Car Park

Shawlands Cross

Tennis Courts

Church

DRIVE

Hall

Pavilion

Shawlands

WAVERLEY PARK

Cross

27.7m

Shawlands

AVENUE

WOODSTOCK

Old Parish Church

Shawlands

Primary School

Bowling Greens

LL ROAD RAVENSHA

Works

Hall

Bank

Combined sew

Works AVENUE

38.7m

WOODSTOCK

21.6m

Bowling Greens S ROAD KSHAW

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Greens Shawlands

ROAD

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NSHA

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RAVE

26.8m

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Surface water

Primary RAVENSWO

AVENUE KENILWORTH

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THIAN DRIVE

DRIVE

MANNERING

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Club

MOU NT STU ART

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STR EET

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KILM ARNO

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s land de Shaw Arca

GATE

29.0m

ing Manner

HAGG

Site Boundary

ROAD ROAD

N GOWA ELLAN

20.5m

Court

25.5m Garage

DRIV

EAST

25.6m

DEA

Nursing Home

NST ON

WOO D

Surgery

AVEN

Pollok Park

Car Park

Greenview

S ROAD

Evangelical

KSHAW

Church

POLLO

Garage

ROA D

Pollok Park

LE ENDA

STR ATHY

ROSS

RE STR EET

City Wall House

LECKIE

Roof Car Park

WAL TON

EASTW STREE

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Gardens

HECT

LL WHI

OR ROAD

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Court ndale

24.9m

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round

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Playg

CT PROSPE

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Shaw side UF landsand Churc

Cricket Ground

21.6m

OOD STRE ET

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Park

D ROA

St Conval's RC School

HAW

Primary

Primary St Conval's RC School

Wa ter

CARMENT

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GREE

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Scho

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Roof Car

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Arca de

Park

ASH CHRI

Lang side

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RC Church

Court

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ROA D

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Playground

ROAD

SHAWHILL

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Bank

STREE T

STREET

Study Centre

The Quaich ANCE

DRIVE B IRNESS

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Car Park

PLACE

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on Stati

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Macquisten

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T 21.4m

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HOLMBANK

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MAC

DOU

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STRE

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Library STIAN

Bridge

CHRI

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Maxwell

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Sir John

Primary School

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ROAD COUSTONHOLM

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POLL

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REGWO

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Pollokshaws

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BENG Hall

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22.8m Kirk Lane Cemetery

21.0m Newlandsfield Park

EET

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FIELD ANDS NEWL

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23.0m

Bowling Green

T ANTA

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KI LMARNOCK

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POLLOKSHAWS

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COR ROU

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h Churc

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Paris ch Chur

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IDE

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Combined sewer network Surface water only network

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Auldhouse Retail Park

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Fig. 3.12 Waste water network, AECOM, 2010.

NEWLANDS

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HILLSI DE

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St Mary's RC

Pollokshaws Hall

CALD

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Auldhouse Court

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G RANTLEY

Primary St Conval's RC School

Day

GRE

ASH

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CRAIGELLAN

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KILMA

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Cart

OOD STRE

31.6m

INFORMING THE APPROACH Pavilion

21.6m

24.2m Hostel

St Conval's RC School Primary

Date

Jan '10

RLEY

ROAD

MILL W

DRIV E

Park

Scale

BEVE

HILLP

Shawhill

24.0m

PITCAPLE DRIVE

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Cottages

LOKS POL

ite

AVENUE

ARK

SCARBA DRIVE

Bankhead

ROAD

Tennis Courts

TREFO IL

Eastwood

Parish Church

round Playg

20.7m

D ROA

24.9m

Hall

ROAD



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ROSS

Shaw side UF landsand Churc

22.1m

DOO NFOO

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Newlands Park

WAL TON

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ndale

STONE

Cricket Ground

LUBNAIG

ROAD

NST ON

Nursing Home

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AULDHOUSE AVENUE

ANK

Surgery

WOO D

LIEB

AVEN

RN THO

24.7m

23.4m

ROAD AULDHOUSE

ROAD

Auldhouse Bridge PH

Greenview

S ROAD KSHAW

POLLO

KILMARNOCK ROAD

25.5m

ROA D

Garage

Title

Court

AULDBURN

DEA

HAGG

GATE

ROAD

ing Manner

Pollok Park

Inte

Combined sewer network

Works 21.6m

Project

33.9m

Primary School

ROAD

HOUS

ST BRIDE'S

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AULD

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D ISHEA KENN

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Ekostaden, Augustenburg, Sweden

40 / 41

Strategic drainage The water journey

Catchments p 43 The water journey p 45

6 3 4

2 1

Sub-catchment number Sub-catchment boundary

Fig 4.1 Proposed sub-catchments, Collective Architecture/AECOM 2010. Not to scale. STRATEGIC DRAINAGE

04 42 / 43

Drainage principles A target 20% reduction in surface water runoff from the catchment should be delivered through surface design and inclusion of source control measures. The reduction should be applied to both peak flows and total volumes through the reduction of impermeable areas, inclusion of source control measures such as green roofs, water butts, permeable paving and also application of rainwater harvesting techniques in those areas being redeveloped. 8.4 hectares of the site is currently drained by separate surface water systems discharged directly, and unattenuated, to the White Cart Water or Auldhouse Burn. There are opportunities to retrofit SuDS treatment and attenuation to greenfield runoff rates in these areas. This will reduce peak flow into the White Cart Water from the current condition. Identify opportunities to disconnect surface water runoff from the sewer system, and manage it on the surface using SuDS principles. Management will involve treatment and attenuation to greenfield runoff rates which will then be discharged into the White Cart Water or one of its tributaries. There are a number of benefits to be realised which include: •

environmental benefits including habitat enhancement opportunities;

•

simpler construction methods;

•

ease of modification and adaptability to additional climate change recognition;

•

simpler maintenance and identification of problems, and

•

potential for reduced cost if renewal or replacement becomes necessary.

Catchments Figure 4.1: Proposed sub-catchments, identifies the sub-catchments developed to inform the over-arching surface water management strategy. The approach to defining sub-catchments differs from undeveloped, greenfield sites. In addition to topographical constraints and the location of existing water courses, the sub-catchments are based on existing road layouts (on the assumption that major roads will remain essentially unchanged throughout the regeneration process) and whether the areas are zoned for redevelopment or contain buildings to be retained. The sub-catchment areas may change as future masterplans progress and individual drainage schemes for each sub-catchment are required. Measures taken across the entire site to prevent and reduce runoff include: • •

•

Prevention; this is the first aspect of the SuDS management train, the amount and extent of paving throughout the development area should be minimised; Reduction; where possible the volume of water connecting to drainage systems should be reduced through infiltration, evapotranspiration, rainwater recycling or reuse to reduce runoff, and Source control; should be used as a first level of treatment throughout the sub-catchments using permeable paving and green roofs where practical.

The existing pressure on the strategic surface water systems is distributed through the provision of significant source control techniques. This also reduces the risk to the water environment should a single element fail. Source control systems can be easily integrated within other land use surfaces such as permeable paving and green roofs, which have an inherent residual maintenance requirement. Therefore, through appropriate training and education the future maintenance burden should be viewed as a minimal additional activity within an overall system. The maintenance of such systems are expected to be incorporated within riparian land owners, including those public open spaces managed by local authorities. The Pollokshaws study area is currently heavily developed, with an estimated impermeable area of approximately 75%. Modelling of the sub-catchments have been carried out using surface modelling software to consider the potential runoff from the site and surrounding areas for 0.5% AEP rainfall event. THE WATER JOURNEY

new pond features created in existing public parks to retain water from development

permeable paving in home zones retains runoff from development

recommended approach to runoff would be the creation of a number of linear retention areas

ÂŠCrown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. remodelling to edge of the White Cart Water to form new landscaped edge with retention areas for new development

new retention basins double up as meaningful green and amenity space that floods in the event of heavy rainfall

series of linear retention ponds formed to the edge of flood plain along new pedestrian route and open space

Fig 4.2 The water journey - green and blue routes, Collective Architecture/AECOM 2010. Not to scale. STRATEGIC DRAINAGE

04 44 / 45

Design Standards: The Pollokshaws study area is heavily urbanised and surface water is currently discharged into the combined sewer system and the White Cart Water. The proposed redevelopment of the area will not increase the total impermeable area and as such, will not increase runoff or flood risk. The proposed surface water management strategy for the site also identifies opportunities to disconnect surface water drainage from the sewer system from some areas. This reduces the risk from sewer flooding, treats and attenuates the surface water, and discharges it into the surface watercourse system without increasing flood risk from that source. Rainfall will be captured at source in features such as permeable paving and green roofs.

The water journey The completion of the White Cart Water Flood Prevention Scheme would reduce the flood risks associated with external influences on the site can be expected to decrease for flood events with a severity less than 0.5% AEP (1 in 200 year return period). As there are still several flood prevention measures yet to be completed it is proposed that these might be replaced by alternative landscaping solutions which could protect the development from flooding whilst allowing retention ponds and surface water floodplain areas to connect with the riverbank. It is likely that such measures will be a more economical option than the original â&#x20AC;&#x153;hardâ&#x20AC;? engineering approach. Figure 4.2: The water journey - green and blue routes, outlines how this approach offers the opportunity to provide a natural, rather than walled, riverbank which links the adjacent pond and retention areas to form a naturalised watercourse, wetland and surface water floodplain system.

Where possible landscaping should be kept permeable to minimise runoff and maximise the potential for natural infiltration to groundwater and to reduce the need for larger attenuation areas.

The siting of linear ponds and water routes has been considered in relation to new pedestrian pathways and neighbourhoods to create a series of green-blue routes connecting places, people and wildlife. This approach is described in more detail within Chapter 5.

Conveyance systems transfer surface water runoff to retention areas. The conveyance systems should include swales which also provide treatment of the surface water as it is conveyed in addition to further hydraulic attenuation.

Alternative landscaping for flood protection would require the raising of ground levels where buildings are to be situated, possibly including the construction of smaller flood protection works set back from the riverbank. Such measures must be incorporated in the development where planned flood protection measures have been deferred.

Community spaces between tenement blocks and open greenspace areas are designed to flood during extreme conditions to create surface water flood plains thereby holding back runoff. These areas act to reduce the required size of development plot retention areas adjacent to the watercourse.

The development area is divided into six sub-catchment areas within the surface water management plan as outlined with Figure 4.1 on page 42. The phasing of individual developments or plots within each sub-catchment is relatively unhindered provided the strategic surface water management system is in place for the sub-catchment.

The main attenuation areas are combined retention pond and surface water floodplain areas situated adjacent to the White Cart Water from which the attenuated water is to be discharge to the watercourse.

Phasing of the development is not considered to be an issue where the proposed sub-catchment development has no adverse impact on surface water discharge or loss of floodplain storage from the watercourse. Where landscaping works are to be carried out as an alternative to the flood prevention scheme defences, the works should meet any phasing requirements set out for the White Cart Water scheme and should be tested against the White Cart Water Model. THE WATER JOURNEY

PLACE-MAKING

Pollokshaws Burgh Hall, 2010

46 / 47

Place-making The Burgh of Pollokshaws

Place-making p 49 Unlocking the White Cart Water

p 51

Reinforcing the historic fabric

p 53

Defining character areas p 55 Connecting to Pollok Country Park p 57 Phasing p 59 Green industry p 61 Home zones

p 63

Water fronted development p 65 Cultural quarter p 67 Habitat p 69

“Glasgow City Council hopes to establish a new urban quarter in the southside of Glasgow that responds to the area’s rich heritage and rekindles a village atmosphere. The village will place the White Cart Water and Pollok Park at its heart and will seek to capitalise on its excellent transport network to create a sustainable community meeting people’s needs, housing choice, local services and healthy urban living” Glasgow City Council Vision for Pollokshaws, Draft Local Development Strategy 2010.

Unlocking the White Cart Water

Reinforcing the historic fabric

Connecting to Pollok Park

Defining character areas

Fig 5.1. Design study schematics, Collective Architecture 2010. PLACE-MAKING

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Place-making The site approach has developed in response to Pollokshaws urban character, landscape, history and topography. This meets the hydrological and infrastructural requirements and also addresses the objectives set out within Glasgow City Council’s draft Pollokshaws Local Development Strategy and the Scottish Government’s ‘Designing Places’ publications. Figure 5.1 Design study schematics, outlines the over-arching site strategy and water journey based around the following key principles:

Unlocking the White Cart Water

The White Cart Water is considered to be one of the key placemaking opportunities within Pollokshaws. It is currently hidden from view with restricted access. The design study proposes that safe, new pedestrian walking routes be created along the White Cart Water to connect to surounding neighbourhoods and parks.

Reinforcing the historic fabric

Pollokshaws is home to a number of significant and highly crafted buildings. The design study aims to focus attention towards these fine buildings and reinforce a historic route through the site.

Connecting to Pollok Country Park

The site is located immediately adjacent to the Pollok Country Park and is home to the local Auldhouse Park. It is proposed that these parks be connected through a series of linear landscapes that follow the White Cart Water.

Defining character areas

Housing in Pollokshaws is currently of poor quality and lacks identifable character. The design study proposes that a number of neighbourhoods and character areas be created that connect to the White Cart Water through clearly defined public space. It is therefore proposed that Pollokshaws re-establishes itself as a local Burgh within the City of Glasgow offering quality workspace, residencies, culture and open space.

THE BURGH OF POLLOKSHAWS

New White Cart Walkway continues into existing Pollok Park and Pollokshaws West train station

Phased development of new buildings to the edge of White Cart with front-facing elevations overlooking the new pathway

New White Cart Walkway connects to existing neighbourhoods of Shawlands and Langside

Pollok Park

flow of water from development flow of water out of site

flow of water into site

Pollokshaws West Station flow of water from development

flow of water from development

Auldhouse Park

flow of water into site

N New community facility created beside the existing bridge with views to Pollok Park with associated recreation area/retention zone with potential for orchards and allotments

Fig 5.2 The White Cart Walkway, Collective Architecture 2010. Not to scale. PLACE-MAKING

Crossing point created between the new White Cart walkway to existing Auldhouse Park

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Unlocking the White Cart Water Figure 5.2: The White Cart Walkway, outlines the new pathway that follows the White Cart Water. This connects Pollokshaws to Pollok Park and surrounding neighbourhoods of Langside and Shawlands.

River Kelvin walkway, Glasgow

Green-blue route, Westerpark, Amsterdam

Whist is it acknowledged that there are currently existing housing, industrial and commercial buildings to some edges of the White Cart Water, this design study proposes that a long term plan be established to ensure a coherent approach to pedestrian movement be formed along the new walkway. It is therefore proposed that future developments, with associated infrastructure and landscaping, be created to either side of the White Cart Water in a series of phases to align with the wider placemaking principles and associated surface water management strategy for the site. The creation of the White Cart Walkway is fundamental to the successful integration of Pollokshaws within the southside of Glasgow. Precedents include the River Kelvin Walkway in Glasgowâ&#x20AC;&#x2122;s West End and The Water of Leith Walkway in Edinburgh. A series of linear ponds and associated landscaping are formed along the banks of the White Cart Water to provide areas for retention of surface water and alteration. It is proposed that sections of this will have visible surface water to provide amenity and biodiversity benefits. There are opportunities to develop heritage interests along the river and greenspace route. A facility housing a visitor and interpretation centre might be created along the walkway to provide information relating to the White Cart Water, ecology and the history of the area. This could also house local facilities such as a cafe, greenhouse, meeting rooms and housing association offices. It is proposed that this new building should relate directly to the White Cart Water. A new outdoor recreation space for games and activities or fruit orchards and allotments is located ot the east of the White Cart Walkway. This could have a relationship to any new community facility and would act as a surface water floodplain for water storage during extreme rainfall. It is proposed that a small bridge be formed to connect the walkway with Auldhouse Park and to extend the park further into Pollokshaws at the bend in the White Cart Water.

THE BURGH OF POLLOKSHAWS

Pollokshaws West station

Pollokshaws Burgh Hall

Stag building

N ÂŠCrown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. KEY heritage zone historic building retained urban fabric retained street-facing development

Fig 5.3 Reinforcing the urban fabric, Collective Architecture 2010. Not to scale. PLACE-MAKING

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Reinforcing the historic fabric Pollokshaws is home to a number of attractive 19th century buildings and associated public and private open space. These include community facilities and several key, landmark listed buildings such as Pollokshaws Burgh Hall, the Toons House Square and St Mary Immaculate Church, in addition to schools and churches set within their own grounds with mature trees Shawhill Road, Pollokshaws, 1910

There is currently very little integration between the various eras of development and there are large areas with no coherent street pattern. Many of the listed 19th century buildings are scattered incongruously amongst subsequent developments. It is proposed that these buildings be retained and celebrated as a reminder of Pollokshaws history, as a thriving local Burgh. These buildings provide a strong base on which to build a robust site strategy for the area.

Existing primary school

It is important to note that the dis-used 19th century sports building adjacent to the existing library was demolished during the course of this study and all efforts should be made by Glasgow City Council to retain buildings of note within the area. This design study proposes that only buildings of physical and cutural merit and/or those that adhere to the Scottish Governmentâ&#x20AC;&#x2122;s â&#x20AC;&#x2DC;Designing Placesâ&#x20AC;&#x2122; objectives be retained as a starting point for future development.

Recently demolished sports building

Figure 5.3: Reinforcing the urban fabric, identifies the buildings and places that might be retained for their historic or urban qualities. It is proposed that Shawbridge Street be reinforced as a strong artery through the site offering vistas towards Toons House Square and Shawhill beyond. Views towards existing 19th Century churches should be maximised and the area around Pollokshaws Burgh Halls developed as a cultural quarter. A surface water management strategy has been developed to take historic buildings and associated street formations into consideration. Figure 5.3 begins to identify where street patterns might be reinforced and established over a mid-long term period through careful consultation between existing landowners and the Planning Department.

THE BURGH OF POLLOKSHAWS

Pollokshaws Road: Traffic speeds are reduced to 2030 mph at new road junctions on Pollokshaws Road with shared surface and landscaping to shift priority towards safe passage of pedestrians and cyclists.

Cultural quarter: New buildings and public realm around Pollokshaws Burgh Hall are developed to form livework units, workshops and outdoor spaces with residential units above.

Burgh Square: Existing Toons House Square is reinforced wth new public realm, shops and housing above.

White Cart Walkway: Pedestrian and cycle routes along the White Cart Walkway connect to existing routes and allow safe passage between Pollokshaws and surrounding neighbourhoods and school.

N ©Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. Home Zones: Shared surface ‘home zones’ to individual neighbourhoods provide informal multi-use places around mixed use and residential areas.

Shawbridge Street: Shared surfaces and urban landscaping are applied to reienforce this route as a high street linking the centre of Pollokshaws to the White Cart Wakway and beyond.

Green industrial zone: A green route runs through the centre of a new green industrial zone, terminating at the proposed community building and open space.

Sub-catchment number Sub-catchment boundary

Fig 5.4 Proposed character areas and sub-catchments, Collective Architecture/AECOM 2010. Not to scale. PLACE-MAKING

Connection to Shawlands and Pollokshaws East train station: New pedestrian route links the station to Kilmarnock Road.

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Defining character areas Figure 5.4: Proposed character areas and sub-catchments, identifies individual sub-catchments and how the proposed surface water management strategy and approach to place-making have been married to produce a series of development opportunities.

Urban Green Streets, Chicago, USA

Sub-catchments can be developed independently from each other but development taking place within it must be implemented as part of the relevant strategic surface water system for that sub-catchment. Developers are therefore required to put infrastructure in place as part of any development within each sub-catchment. Each sub-catchment is quite distinct in character from its neighbour due to its relationship to the White Cart Water and existing built fabric. Nevertheless, all areas share the principle of landscaped retention, localised homes zones and green blue routes carrying surface water routes to the White Cart Water.

Green routes, Vauban-Frieberg, Germany

The building typologies and house types within each sub-catchment are not entirely prescribed within this study to allow a full masterplan to be developed. Nevertheless, urban strategy examples have been provided later in this section to demonstrate how the surface water management strategy might be implemented in association with any new development.

Live-work units, Amsterdam, Netherlands

Fig 5.5 Clearly defined character areas, Collective Architecture 2010. Not to scale. THE BURGH OF POLLOKSHAWS

Road surface and landscaping altered to Pollokshaws Road between Pollokshaws Burgh Halls and Pollokshaws West train station

New pedestrian pathway into Pollok Park formed under arches of existing railway bridge to improve arrival into Park, safety and engagement with White Cart Water

New pedestrian pathway and linear retention basins to edge of White Cart Water with new overlooking live-work development and workshops. Buildings pulled back from White Cart Water and Pollokshaws Road to provide views to the entrance to Pollok Park and Pollokshaws Burgh Halls

Pollok Park new pond Pollokshaws Burgh Halls

sh llok

idg

tre

Pollokshaws West station

Pollokshaws Primary

cemetery

new development (Under construction)

community facility and greenspace

New development overlooking White Cart Water with landscaped pathway and retention basins. Buildings pulled back from Pollokshaws Road to provide pathway and views to existing Pollokshaws West station

Open greenspace linked to new community facility acting as large SuDs retention area. This offers the potential for a number of outdoor opportunites such as gardening, community orchard and sporting activities.

Fig 5.6 Connecting to Pollok Park, Collective Architecture 2010. Not to scale. PLACE-MAKING

New community building housing the White Cart Visitor and Interpretation Centre formed to edge of White Cart Pathway by existing bridge at junction with new public realm works to Shawbridge Street

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Connecting to Pollok Country Park

Pollok House and Garden, Pollok Park The Park is rich in rural history formerly being part of the Old Pollok Estate and ancestral home to the Maxwell Family. The Park is also home to the world famous Burrell Collection, a water driven mill, highland cattle and playing fields.

Pollok Park is Glasgowâ&#x20AC;&#x2122;s largest, and only, Country Park. Its extensive woodlands and gardens provide amenity for both visitors and wildlife. The main vehicular entrance into the Park is situated on Pollokshaws Road opposite Pollokshaws with pedestrian access via a small path running alongside the road. The existing community is physically and socially disconnected from the park and access from the existing Pollokshaws West station into the Park is not obvious. Figure 5.6: Connecting to Pollok Country Park, identifies the new White Cart Walkway and proposed surface water management strategy. These work together to create a new and open landscape which connects into the park via a shared surface at Polloshaws Road and new pedestrian pathway under the existing railway bridge. New development opens up at both sides of the White Cart Water to address the Park entrance and train station. Linear retention basins follow the new White Cart Walkway to provide safe, overlooked routes connecting Pollokshaws to Pollok Park and surrounding neighbourhoods. New medium density housing is formed overlooking Pollokshaws Road and the White Cart Water. Housing to the south of the White Cart Water opens up to provide landscaped retention basins between buildings to hold water before discharging into the White Cart Water.

Pollokshaws West train station

shared surfaces cross Pollokshaws Road

White Cart and linear retention ponds

Fig 5.7 Pedestrian priority at Pollokshaws Road, Collective Architecture 2010. THE BURGH OF POLLOKSHAWS

Phase 1 : 2010-2015 Glasgow Housing Association is in the process of demolishing high rise tower blocks to the eastern edge of the site. The sports centre by the existing library has also been recently demolished. It is proposed that a first phase of devepment could commence to the Glasgow Housing Association site with new buildings formed within the cultural quarter by Pollokshaws Burgh Halls and existing library.

This would put in place the first phase of the White Cart Walkway and could include resurfacing and new landscaping works to Pollokshaws Road to improve access to Pollok Country Park.

Phase 2 : 2015-2020 The existing shopping arcade by Toons House Square is down at heel and in need of renewal. It is proposed that this area be developed as part of the Shawbridge Street urban realm works to Toons House Square. Further down Shawbridge Street the portion of land immediately fronting the street might be developed to create a new mixed-use street frontage.

The existing industrial site at the bend in the White Cart Water lends itself to a residential development overlooking the new White Cart Walkway with connections to Auldhouse Park. Pollok Football Club grounds might also be relocated to enable water-facing properties to form at the eastern portion of the White Cart Walkway.

N Fig 5.8 Possible phased development, Collective Architecture 2010. Not to scale. PLACE-MAKING

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Phasing Figure 5.8: Potential phased development outlines the way in which The Burgh of Pollokshaws might develop over a 20 year period from 2010 to 2030 to provide a series of identifiable neighbourhoods hinged around the White Cart Walkway and associated surface water management strategy. Timescales and phasing boundaries are indicative and will be naturally subject to landownersâ&#x20AC;&#x2122; interest and consent, statutory approvals and economic influences.

Development sites within previously industrial areas accessed from Shawbridge Street might be developed to provide south facing residential properties overlooking the White Cart Walkway. A new community facility could also be provided with a large retention area offering possibilities for outdoor pursuits and cultivation. These works would complete the public realm to Shawbridge Street and the western portion of the White Cart Walkway.

The southern area behind Shawbridge Street might also develop in the form of a new, green industrial area with business and live-work units centred around a landscaped corridor leading to the community greenspace.

Phase 4 : 2025-2030 This final phase alters the nature of the remaining large retail and commercial units to the south east and west of the site. Existing businesses may recognise the benefit of denser development and pedestrian footfall within the area and consider altering existing premises and site arrangements to open onto the White Cart Water and create more complex mixed use developments with a relationship to water and streets. A new green industrial zone, centred around a green-blue route, contains business and live-work units that connect to the new community facility and open space.

Housing areas to the north of the site are developed to form strong street frontages to existing roads. The terraced housing to the south east is extended to complete the street pattern overlooking Auldhouse Burn and Park.

THE BURGH OF POLLOKSHAWS

KEY

art

home zone

community facility and open space

re e

ite C

new bridge

green industrial zone

uld

use

r-A

Kil

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ldh o

the

Auldhouse Park

e gr

u ro

ÂŠCrown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. Fig 5.10 Sub-catchment diagram 1/5 by Collective Architecture 2010. Not to scale. PLACE-MAKING

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Green industry Sub-catchment 1

The area to the south west of Pollokshaws is currently home to a number of industrial and retail units. It is proposed that this area retain its present uses but be remodelled over the medium to long term to create a green industrial area that responds to the proposed surface water management strategy and wider place-making principles.

Chiswick Business Park, UK

Street-facing live-work units or light-industrial workspace overlooking blue-green route

A new green-blue route with permeable surfacing and planting runs through the centre, terminating at the community open space and facility. Green-roofed industrial work units overlook Auldhouse Burn and Park. New housing and live-work units are located within the area by Shawbridge Street, Nether Auldhouse Road and the White Cart Walkway.

Community open space and housing to end of greenblue route

Industrial units overlooking green-blue route and Auldhouse Burn to rear

cycle route and planting running parallel to road

urban planting and permeable paving to parking areas

Fig 5.11 Green industry, Collective Architecture 2010. THE BURGH OF POLLOKSHAWS

KEY

Pollokshaws West train station Park

hit

art

Wa lk

ne zo

Sh a

re et

llo ks h

©Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. Fig 5.13 Sub-catchment plan 2/5 by Collective Architecture 2010. Not to scale. PLACE-MAKING

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Homezones

Sub-catchment 2 Each proposed sub-catchment contains new housing of low to medium density interspersed with either live-work units, retail or cultural buildings. Terraced housing, Accordia, Cambridge

Sub-catchment 2 is illustrated here to demonstrate how the surface water management strategy and associated new development might be used to form a series of homezones. These act as safe, overlooked pedestrian routes leading to the White Cart Water. These routes carry surface water to linear retention basins along the White Cart Walkway, which discharge into the White Cart Water.

diverse housing styles and appearances

strong terraced edge front facing gardens

shared surface permeable paving

urban planting

Fig 5.14 Homezones, Collective Architecture 2010. THE BURGH OF POLLOKSHAWS

KEY

homezone

cemetery

Auldhouse Park

White Cart Walkway

new bridge

©Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. Fig 5.14 Sub-catchment diagram 3/5 by Collective Architecture 2010. Not to scale. PLACE-MAKING

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Water fronted development Sub-catchment 3

Ekostaden Augustenborg, Sweden

New development overlooks the length of the White Cart Walkway to provide water fronted buildings and associated landscape. Edges to the White Cart Walkway are sculpted with sinous landforms to retain areas of water and act as gentle flood defences to any new development. Sub-catchment 3 illustrates how this might be achieved at the bend in the White Cart Water and Auldhouse Park. Development is held back from the waterâ&#x20AC;&#x2122;s edge to open this portion of the site and act as an extension of Auldhouse Park. A new pedestrian bridge links the two areas and connects to neighbouring housing on Kilmarnock Road.

existing terraced housing overlooking Auldhouse Park

linear retention ponds

medium density housing to be designed by various architects

bridges crossing the White Cart Water to connect walkways

Fig 5.15 Water-fronted development, Collective Architecture 2010. THE BURGH OF POLLOKSHAWS

KEY

llo

ks h

Fig 5.18 Sub-catchment diagram 5/5 by AECOM 2010. Not to scale.

Ashtree Park

Burgh Hall

ree t

hit

ld fie

Wa lk

cemetery

art

library

Toons House Square

©Crown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. Fig 5.19 Sub-catchment plan 5/5 by Collective Architecture 2010. Not to scale. PLACE-MAKING

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Cultural quarter Sub-catchment 6

Shawbridge Street is reinforced as Pollokshaws High Street with new medium rise development around Toons House Square. The library and former sports centre sites are redeveloped with new public realm works onto Shawbridge Street. Green Streets, Chicago, USA

The existing shopping centre is demolished a replaced with ground level shop units and housing above. Pollokshaws Burgh Halls is already an established and vibrant cultural centre. New development around this consists of live-work units or workshops focused around redeveloped Ashtree Park, which contains a new retention pond.

existing library refurbished

public square reinforced around Toons House Square

single surface highlighting Pollokshaws historic route

Fig 5.20 Pollokshaws Cultural Quarter, Collective Architecture 2010. THE BURGH OF POLLOKSHAWS

Area 1 The red circled area has connectivity of wetland, woodland and grassland networks and should be retained. The broad leaved woodland area could be enhanced by ensuring that any trees that are planted beside/close to the White Cart Water are native species. Additionally there is an opportunity to ensure that the wetland areas that are created to the south of Area 1 are enhanced by connectivity to the White Cart Water and grassland network.

Area 2 This area circled in blue has a remnant of native broad leaved trees which could enhance the biodiversity of the area if retained. However at present the information that is available illustrates that there is little opportunity for the broad leaved network to expand. Aerial photographs show that there is scattered tree cover around this area and this could be retained to allow connectivity and expansion of the broad leaved network. Any landscaping should try to enhance on the native vegetation cover by utlising native species.

Area 3 Area 3 has a small pocket of native broad leaved woodland. The area in question however could considerably enhance the White Cart Water corridor and also the anticipated tree planting and wetland creation. It connects the wetland and broad leaved woodland networks and also provides an opportunity to connect to the areas of wetland that will be created.

Area 2

Area 3

Area 1

Area 5

Area 4

KEY Site boundary Existing grassland Grassland 500m network Existing wetlands Wetland 500m network Existing broad leaved trees Broad leaved 500m network Woodland planting

Area 4 This area also provides an opportunity to enhance the wetland network of the Auldhouse Burn by retaining the existing vegetation and creating a buffer to provide cover for mammals to utilise the network. Additionally there is also an opportunity to improve the grassland networks by retaining the section of existing habitat and ensuring that any landscape improvements use native species.

Fig 5.21 Integrated habitat modelling, Scottish Natural Heritage 2010. Not to scale. PLACE-MAKING

Area 5 This area has the potential to considerably enhance the connectivity of the wetland, woodland and grassland networks. The woodland area at the confluence of the Auldhouse Burn and White Cart Water should be retained and allowed to expand naturally to enhance diversity.

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Habitat

The Royal Society for the Protection of Birds have identified that swifts are prevelant in the area. It is therefore advised that swift boxes be included within all significant new developments.

A number of protected species have been recorded in the vicinity of the site. Notable species include water voles, badgers, otters, bats and great crested newts.

Pollokshaws has wetland, grassland and broad leaved woodland networks. These networks are greatly aided by the White Cart River and Auldhouse Burn corridors which are currently inaccessible in some areas. This limits the use of this area for people and wildlife alike. However any access work must take account of existing river bank vegetation to ensure that corridors are not detrimentally affected. Figure 5.21 Integrated Habitat modelling, illustrates the existing wetland, grassland and broad leaved woodland habitats. The ability of species within the existing habitats to disperse over a network distance of 500m is also illustrated. This is the minimum distance required in order for the habitat areas to be functional as an expanding network. It is actually more beneficial to retain and enhance key areas to maximise habitat requirements for species than to create new areas. The areas circled yellow within Figure 5.21 indicate examples of areas where there will be tree planting. These areas also provide opportunities for small areas of tree planting as opposed to scattered tree planting. The grassland in these areas (where the trees are grouped) should not be managed ie. cut throughout the summer to allow greater diversity.

ÂŠCrown copyright and database right 2011. All rights reserved. Ordnance Survey Licence number 100032510 2011. Fig 5.22 Green and blue routes through the study area, Collective Architecture 2010 THE BURGH OF POLLOKSHAWS

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Next steps Recommendations

Operational framework

p 73

Accommodation schedule p 75 Recommendations p 77

‘The most successful places, the ones that flourish socially and economically, tend to have certain qualities in common. First, they have a distinct identity. Second, their spaces are safe and pleasant. Third, they are easy to move around, especially on foot. Fourth, visitors feel a sense of welcome.’ ‘Designing Places’, Scottish Government Publication, 2001

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area in hectares (for areas over 0.1 hectares) Note: Scottish Water would retain responsibility for maintaining underground structures and any new surface water management structures to support the strategy.

Fig 6.1. Operational framework layout, Collective Architecture 2010. Not to scale. NEXT STEPS

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Operational framework The design study builds upon the existing opportunities created by the White Cart Water and surrounding parks to create a high quality environment containing significant new green and integrated blue routes, which require a robust operational and maintenance framework. Figure 6.1: Operational framework layout shows a comparative analysis of classified greenspace with new open space and public realm for adoption and care. This layout sets a scenario for long term change as outlined within Phasing on pages 58 and 59. Discussion is required within Glasgow City Council to establish controlled on-street parking and associated maintenance within the public realm. The operational framework will rely on both Glasgow City Council and Scottish Water committing under a legal agreement to responsibilities for management and maintenance. The framework would see the capital and operational roles for the area divided between Glasgow City Council and Scottish Water. The precise breakdown of these responsibilities will depend on, and to some extent will shape, the integrated landscape design. The general arrangement for operational maintenance activities would be for Scottish Water to take responsibility for maintaining below-ground structures, and those functional parts which are hydraulically required for the continued operation of the system. Glasgow City Council would then take responsibility for the wider amenity and landscape maintenance, such as inspection, vegetation management, and litter removal. For capital maintenance, where structural repair or replacement might be needed, the costs incurred are likely to be more significant. Design coding shall play a significant part in the selection and control of material use to reduce operational maintenance risks. It may be necessary to define a mechanism whereby costs can be attributed to each agency for defined tasks

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KEY Phase 1 Phase 2 Phase 3 Phase 4

Fig 6.2. Schedule of accommodation schematic, Collective Architecture 2010. Not to scale. NEXT STEPS

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Accommodation schedule Figure 6.2: Schedule of accommodation schematic provides a site layout and building configuration that supports the proposed surface water management strategy. This demonstrates a long term scenario for change in the area. The layout provides an indicative housing mix and possible unit numbers that could be achieved across the entire site. Phase 1 : medium rise housing/ mixed use: terraced housing: retail/leisure: work units:

250 units 200 units 50 units 1300 sqm 2000 sqm

Phase 2 : medium rise housing/ mixed use: terrace/semi detached: retail/leisure:

270 units 250 units 20 units 2000 sqm

Phase 3 : medium rise housing: terrace/semi detached housing: retail/leisure: visitor centre:

70 units 50 units 20 units 800 sqm 600 sqm

Phase 4 : medum rise housing / mixed use: terrace/semi detached housing: retail/leisure:

420 units 300 units 120 units 3000 sqm

Summary - Total (approx) medium rise housing / mixed use: terrace/semi detached housing:

800 units 210 units

retail/leisure: visitor centre: work units:

4500 sqm 600 sqm 2000 sqm

Total Units (approx): Total retail/leisure/workspace:

1010 units 9700 sqm

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6.3 Pollokshaws looking north west, Collective Architecture 2010.

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Recommendations This design study makes the following recommendations to Glasgow City Council for the next steps towards implementation: 1. Supplementary planning policy should be considered on the basis of the completed design study to promote the view that infrastructure comes first. This could form the first step towards controlling the development of the site to meet Glasgow City Council’s policy objectives. It would encourage a series of phased developments, progressed over time and in a controlled and unified manner. 2. Early consideration of adoption and maintenance strategies and agreements should be implemented to ensure deliverability. 3. Detailed traffic analysis should be carried out to address the road issues outlined with the study. 4. Further community consultation should be carried out to present and test the issues outlined within the study. It is also suggested that a physical model be commissioned to represent the site complexity to a wider audience. 5. A detailed surface water management plan, based on the principles of the water journey through each character area, should be undertaken, to develop engineering concepts, adoption and whole life costing of the proposed scheme. 6. Within the structure of Supplementary Planning Policy invite masterplanning services inclusive of : • strategic drainage - surface water management strategy; • traffic analysis; • design coding; • community engagement, and • cost management.

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Appendices Consultantsâ&#x20AC;&#x2122; reports (CD-Rom)

The Burgh of Pollokshaws design study Collective Architecture Ltd Technical baseline report AECOM Ltd Surface water management strategy AECOM Ltd