Glasgow and the Clyde Valley Strategic Development Plan Background Report 02 Vacant and Derelict Land 2009 September 2010
02
CONTENTS (A) 2009 SURVEY KEY FINDINGS (B) KEY TREND STATISTICS - 1996 to 2009 (i)
INTRODUCTION Context of Survey
(ii)
SCALE OF PROBLEM WITHIN STRATEGIC DEVELOPMENT PLAN AREA Total Area Urban Area Rural Area
(iii)
LAND TAKE UP, NET CHANGE AND TRENDS Land Take Up Net Change Trends
(iv)
LONG TERM DERELICTION
(v)
DEVELOPABILITY
(vi)
MIXED USE
(vii)
POLICY DIRECTION A Planned Strategic Approach Local Authority Update Glasgow North Lanarkshire South Lanarkshire East Dunbartonshire West Dunbartonshire Renfrewshire East Renfrewshire Inverclyde
2009 VACANT AND DERELICT LAND SURVEY (A) 2009 SURVEY KEY FINDINGS • 44% (4753ha) of Scotland's total area of vacant and derelict land (10863ha, 2009), including rural derelict land, lies within the Strategic Development Plan area. • 6.5% (3451ha) of the total urban area of the Glasgow and the Clyde Valley is vacant or derelict. • 73% (3451ha) of the total vacant and derelict land in Glasgow and the Clyde Valley is within the urban area. • Glasgow, North Lanarkshire and South Lanarkshire account for 80% (2778ha) of the total urban vacant and derelict land in the Strategic Development Plan area. • the largest area of rural dereliction is in Renfrewshire at the former ROF site at Bishopton (708ha). • despite consistent levels of take-up for development and environmental improvement (averaging 290ha p.a. since 1996) the scale of the urban problem is still considerable. • 31% of urban sites (606 sites) have been vacant or derelict since before 1990 amounting to some 1339ha (39% of the total urban vacant and derelict land), with some 23% of sites (459 sites) amounting to 1056ha (31%) have been vacant or derelict since before 1985. • 58% (1996ha) of urban vacant and derelict land is in private ownership; and 9% (318ha) in multiple ownership which tends to further constrain its treatment. • 31% (1071ha) of all urban vacant and derelict land is comprised of land within a limited number of large sites (10ha and over). • 69% (2395ha) of urban vacant and derelict land is identified for industrial/ business or housing uses. • take up for residential development accounts for 31% (51ha) of all development take up. Take up for industrial/business is 14% (23ha), with 26% (43ha) for retailing and 2% (4ha) for environmental improvement. • in the year 31st March 2008 - 31st March 2009 these has seen a slight increase (1%) in the overall scale of vacant and derelict land, with a net increase of 35ha; • 15% (507ha) of urban vacant and derelict land is considered as having no prospect of development over the short-medium term. Uncertainty exists over another 39% (1331ha) categorised as ‘developable’ over the medium term (5 to 10 years), and in addition, 288ha (8%) is currently considered to be uneconomic to develop. This suggests that up to 62% (2126ha) of the total amount of vacant and derelict land recorded could potentially remain in this condition for up to another 10 years.
(B) KEY TREND STATISTICS - 1996 to 2009 • the total amount of vacant and derelict land has declined by 20% since 1996 (5977ha/4753ha), an average of 87ha per annum. • the total amount of urban vacant and derelict land has declined by 29% since 1996 (4581ha/3541ha), an average of 74ha per annum. • in 1996 the urban vacant /derelict split was 46% vacant and 54% derelict; in 2009 the split is 42% vacant and 58% derelict. • the total amount of rural derelict land has declined by 7% since 1996 (1396ha/1302ha). • the average take up of land since 1996 has been 290ha per annum. • the average fall out of developed land (new vacant/derelict land) since 1996 has been 266ha per annum. • on average 73ha per annum has been removed from the Survey for ‘definitional reasons’ and other adjustments (including re-measurement) since 1996. • if the above averages (97ha per annum) continue then it is estimated that it will take approximately 35 years to remove the current levels (3541ha) of urban vacant and derelict land from the Strategic Development Plan area. • since 1996 an average of 40% of the total area of urban vacant and derelict land has been on the Survey since before 1985. • in 1996 the take up for industry/business accounted for 7% of all development take up whilst accounting for 40% of the total urban vacant and derelict land in terms of preferred use. In 2009 the take up for industry/business accounted for 14% of all development take up whilst accounting for 33% of the total urban vacant and derelict land in terms of preferred use. These figures do not take account of industry/business within mixed use sites. • in 1996 the take up for housing accounted for 41% of all development take up whilst accounting for 26% of the total urban vacant and derelict land in terms of preferred use. In 2009 the take up for housing accounted for 31% of all development take up with whilst accounting for 36% of the total urban vacant and derelict land in terms of preferred use. These figures do not take account of housing within mixed use sites.
VACANT AND DERELICT LAND MONITORING REPORT 2009 (i)
INTRODUCTION Context of Vacant and Derelict Land Survey
1.
The aim of this report is to provide a statistical base and policy context for the monitoring of changes in the scale and nature of vacant and derelict land in the Strategic Development Plan area. The Strategic Development Plan Vacant and Derelict Land Survey (The Survey) provides an important information source for the monitoring and review of Strategic and Local Development Plan policy, particularly in relation to the redevelopment of brownfield sites in the short, medium and long term.
2.
The Survey is undertaken annually (base date 31 March) and relates to the Scottish Vacant and Derelict Land Survey (SVDLS) which is co-ordinated by the Scottish Government’s Communities Analytical Services. The Survey requires each Authority to monitor a range of issues in terms of vacant and derelict land including, take up of land, fall out to a vacant or derelict state, area of sites, previous use, preferred use, length of time vacant or derelict and locational characteristics. The key statistics are given for the period following the reorganisation of local government in 1996.
3.
For the definitions of vacant and derelict land used in this report and an explanation of other terms used, refer to the SVDLS Guidance Note 2009 and the Glasgow and Clyde Valley Joint Structure Plan 2006 Glossary of Terms. Unless otherwise stated, these statistics relate only to the urban area.
(ii)
SCALE OF PROBLEM WITHIN STRATEGIC DEVELOPMENT PLAN AREA Total Area (Tables 1 and 2)
4.
In 2009 within the Glasgow and Clyde Valley Strategic Development Plan area there was an estimated total of 4753ha vacant and derelict land. This represents some 44% of the total vacant and derelict land in Scotland (2009 - 10863ha). Within the Strategic Development Plan Area the total vacant and derelict land has fallen by 24% (5977ha/4553ha) since 1996. • Key Statistic: the total amount of vacant and derelict land has declined by 20% since 1996 (5977ha/4753ha), an average of 87ha per annum.
Urban Area (Tables 1 and 3) 5.
Of the total 4753ha of vacant and derelict land within the Strategic Development Plan area, some 73% (3451ha) is located within urban areas, of which 57% (1976ha) is derelict and 43% (1475ha) is vacant. The majority of this land 80% (2777ha) remains located principally in those areas most affected by the decline of heavy industry, i.e. Glasgow, North Lanarkshire and to a lesser extent, South Lanarkshire. This situation remains a constant feature of the Survey.
Rural Area (Table 1) 6.
Within the Strategic Development Plan area there are 1,302ha of rural derelict land (27% of the total Glasgow and Clyde Valley vacant and derelict land). Most of this rural dereliction, in terms of sites, is concentrated in North Lanarkshire (26%/345ha) and South Lanarkshire (18%/229ha). The largest single area of rural derelict land is located in Renfrewshire as a result of the inclusion of some 708ha (54%) at the Royal Ordnance Survey factory at Bishopton. • Key Statistic: the total amount of rural derelict land has declined by 7% since 1996 (1396ha/1302ha).
(iii)
LAND TAKE UP, NET CHANGE AND TRENDS Land Take Up (Tables 4, 12 and 12a)
7.
During the year 2008-2009 there were 167ha of land taken-up for development and environmental improvement. In addition, there were 46.5ha of land removed from the Survey for either definitional reasons i.e. where the characteristics of the land has changed such that it no longer conforms to the definitions of sites to be included in the Survey or due to other adjustments, e.g. re-measurement. The highest proportion of take up was land developed for housing, being some 30% (51ha), continuing the trend of recent years, although at a much lower level reflecting the economic conditions during that period. Key Statistic: The average take up of land since 1996 has been 290ha per annum. Key Statistic: The average fall out of developed land (new sites) since 1996 has been 266ha per annum. Key Statistic: On average 73ha per annum has been removed from the Survey for ‘definitional reasons’ since 1996. Net Change (Tables 4)
8.
While 167ha of urban land were brought back into use between 2008 and 2009, some 249ha of land fell out of use reflecting in part new local plan boundaries and some sites previously taken off the Survey being reinstated. As a consequence this results in a net increase of 35ha of urban land onto the Survey, after adjustments are made for definitional change (-47ha).
Trends (Table 2) 9.
The overall scale of vacant and derelict land, some 3541ha, is still considerable (see paragraphs 4 and 5), and there has only been a marginal improvement over the last 10 years or so. This is principally a result of the amount of ‘take up’ and ‘fall out’ of land being generally similar.
10.
In the context of a 20 year strategic development strategy it should be noted that the overall change in long term vacant and derelict land (the difference between take up plus definitional change/removed from survey against fall out) indicates that if the recent trend of a net reduction of c.97ha/year (average since 1996) were to continue, then it would take approximately 35 years to remove the existing level of urban vacant and derelict land from the Glasgow and Clyde Valley area. It is anticipated with the continued renewal being driven by the Flagship Projects ( Clyde Waterfront, Riverside Inverclyde, Ravenscraig and Clyde Gateway including the 2014 Commonwealth Games, M74 Completion and East End Regeneration Route) that significant increases in take up will be delivered over the next 5/10 years. It is likely however that the planned levels of take up particularly for housing both in and out with these areas will be dramatically reduced over the next few years as a result of the current economic climate. Key Statistic: If the above averages continue then it is estimated that it will take approximately 35 years to remove the current levels of urban vacant and derelict land from the Strategic Development Plan area.
(iv)
LONG TERM DERELICTION (Table 5)
11.
Over the Strategic Development Plan areas as a whole, some 459 sites (23% of all urban sites) have been vacant or derelict since before 1985. This equates to an area of 1056ha (31% of all urban vacant and derelict land) which can be considered as long term vacant or derelict land. Key Statistic: Since 1996 an average of 40% of the total area of urban vacant and derelict land has been on the Survey since before 1985.
12.
The proportion of long term vacant and derelict land remains unacceptably high and is the singular most important feature of the Survey. The fact that in 2009 over 31% of the Glasgow and Clyde Valley area - Glasgow (40% of their urban vacant and derelict land), North Lanarkshire (24%) and South Lanarkshire (38%) - has been vacant or derelict since before 1985, reflects the true nature of the problem facing the agencies attempting to deal with this issue, namely that of long term vacant and derelict land. The need for a long term development strategy and plan-led approach coupled with significant increases in dedicated vacant and derelict land /contaminated land funding is seen as the only way that this issue can be seriously addressed over a reasonable timeframe, of say 10 to 15 years.
(v)
DEVELOPABILITY (Tables 10, 10a and 11)
13.
The developability of sites classification aims to provide an informed assessment of the total amount of land which could be developed over the short (up to five years), medium (five to ten years) and longer term (over ten years). Experience over the last few years has shown that there is greater confidence in the consideration of this issue in the short term and conversely less confidence in the longer term assessment. In the short term there may, however, be an under estimate of the impact of the constraints (e.g. ownership, contamination) on the developability of sites.
14.
From the perspective of problem sites (those classified as ‘undetermined’), 20% of all sites (14%/507ha in area) do not seem likely to be developed over the short to medium term. In addition, 7% of sites (8% in area/288ha) are considered uneconomic to develop and are likely to be suitable for a soft-end use. Taking these two categories together means that 21% (795ha) of all urban vacant/derelict land (28% of all sites), is unlikely, under current market demand conditions, to be redeveloped for a hard-end use. This represents a core problem for the Strategic Development Plan area. ‘Greening’ programmes, in particular the creation of the ‘Glasgow and the Clyde Valley Green Network’, aimed at removing this dereliction and blight is therefore important particularly in contributing to improving the quality of life and health of those affected communities and making the Glasgow and Clyde Valley area a more economically competitive place. Developability Code
% of Total Sites
Short term Medium Term Long Term (Undetermined) Uneconomic/soft end use Unknown
% of Total Area
40 31 21 7 1
38 38.5 15 8 0.5
15.
The approved Glasgow and Clyde Valley Joint Structure Plan seeks a 33% increase in the rate at which urban brownfield land is developed and/or treated, and if necessary decontaminated, from 300ha per annum to 400ha per annum and seeks to address the problem of long- term vacant and derelict land. Improved funding and the identification of agreed priorities through the development of urban renewal and derelict land strategies will be an important approach to meeting these targets. Partnership working will increasingly become important in terms of securing remediation. Whilst there are a number of key regeneration projects in the Glasgow and the Clyde Valley area (ref paragraph 10) Scottish Enterprise’s focus away from land renewal to the support of key industry sectors will raise, at least in the short term, uncertainty, as will the long term future of the Scottish Government’s ‘Vacant and Derelict Land Fund’ . The breakdown of 'developability' by LEC area is detailed in Table 11.
(vi)
MIXED USE (Table 9a and 9b)
16.
‘Mixed Use’ considers development sites which have 2 or more hard end built development uses from different land use categories e.g. residential and town centre/retailing or business and industry and recreation/leisure. In 2009 there were a total of 58 ‘mixed use sites’ identified in the Survey accounting for 213ha (6%) of the total area of urban vacant and derelict land. In terms of these mixed use sites residential development is the primary use.
17.
It is considered however there is a significant undercount of ‘mixed use’ sites, despite continued guidance from the Scottish Government, as a result of the splitting of larger ‘mixed use’ sites into their separate components which are subsequently recorded on the VDL Survey as individual sites.
(vii)
POLICY DIRECTION A Planned Strategic Approach
18.
A key element of the 2000 Structure Plan and its 2006 Third Alteration is the effective utilisation of vacant and derelict land. The recycling of urban land should be seen as an opportunity to improve the economic competitiveness of the Strategic Development
Plan Area by restructuring the environment to redress some of the imbalances in the quality of urban areas, particularly through the development of the ‘Green Network’. The principle planning policy lever for achieving these strategy elements is the ‘Metropolitan Development Strategy’ (MDS). This approach is also supported by the recently approved National Planning Framework for Scotland 2. 19.
In the context of the MDS, the reclamation and improvement of vacant/derelict land should not be viewed in isolation but as one essential part of an overall integrated strategy for the regeneration and consolidation of urban areas. This strategy-driven approach is seen as an effective way forward to tackle the scale of vacant and derelict land. A partnership approach is particularly relevant in the determination of agreed priorities.
20.
Residential development consistently represents the largest area of land take up, while industrial and business use remains the most preferred form of development by local authorities. This feature of the Survey reflects the predominant nature and location of the problem of vacant/derelict land and the continuing difficulties in bringing forward and marketing land for a range of alternative uses. The Structure Plan Alteration 2006 seeks to provide a further 200ha of land in brownfield locations in existing employment areas to reduce the need for expanding firms to relocate away from their existing locality and to improve access to jobs, particularly from the Priority Areas, as well as improving urban brownfield housing opportunities.
21.
‘Hard’ end uses (industry/business and housing - 2395ha/69% in area, 1561/79% of sites) are likely to be the preferred option over most of the urban area. However, ‘soft’ end uses, such as tree planting and landscaping are considered most beneficial where they are integral to urban restructuring, creating essential open space or longer term development opportunities, rather than as ad hoc enhancement schemes. Such ‘soft’ use initiatives can help with the creation of an enhanced 'Green Network' through, for example, community woodlands and improved linkages with existing green spaces.
22.
It is important that brownfield land is made available, for both 'hard' and 'soft end' uses, to achieve the objectives of the Structure Plan. However, there remains a significant number of long term vacant and derelict sites (previously used for industrial purposes) that require to be critically reviewed by the local authorities with regard to their potential for other uses without undermining the targets of the Structure Plan. This approach would assist the ongoing process of urban renewal and, potentially, support the creation of a ‘Glasgow and the Clyde Valley Green Network’. Priority Areas and Other Locations - Resource Issues
23.
As has been emphasised above, the largest proportions of vacant and derelict land are found in clusters of sites within extensive areas of Glasgow and North and South Lanarkshire. This is an important strategic planning issue and given the scale of the problem across the Metropolitan Area there is a case for continued specific funds being allocated by the Scottish Government to address this matter
Scottish Government 24.
The ‘Vacant and Derelict Land Fund’ was established by the Scottish Government in 2004 in response to the Cities Review, which highlighted the importance of dealing more effectively with vacant and derelict land. Initially £20 million was allocated to Glasgow, North Lanarkshire and Dundee for the period 2004-2006, with a further £24.3 million continuing to be allocated to these local authorities (Glasgow £10m, North Lanarkshire £6m, South Lanarkshire £4.3m and Dundee £4m) for the period 2006-2008.
25.
On 26th August 2008, the Scottish Government announced that it was continuing with funding of the Vacant and Derelict Land Fund for the period 2008-2011. The total funding package of £36.5m being divided between five Scottish Local Authorities namely, Glasgow (£13.5m) North Lanarkshire (£7.65m), South Lanarkshire (£5.7m), Dundee (£5.25m) and Highland (£4.5m) i.e. 74% of the total funding coming to the Glasgow and the Clyde Valley area.
Overview 26.
2009 has seen a significant downturn in global and national economic activity with major financial institutions at the forefront of this downturn. The full implications of the downturn and its impact on development take up particularly for housing on the overall totals of vacant and derelict land will emerge over the next few years. Major projects such as the M74 Completion and the infrastructure for the Commonwealth Games will remove significant areas of long term dereliction but their impact on the overall vacant and derelict land totals will undoubtedly be diminished by the economic downturn. In this context the role of short term greening and Scottish Government funding will have an increasingly important role to play however the ability of such funding to lever in supporting private sector funding may be severely diminished.
27.
Current budgetary constraints on both central and local government as a consequence of the global recession will potentially have implications for the Scottish Government’s commitment to the long term future of Vacant and Derelict Land Fund beyond 2011.
Local Authority Update Glasgow Glasgow City Council was allocated £13.5m from the Vacant Land Fund Programme 2008-2011 by the Scottish Government, on the basis of a delivery plan aiming to draw down £4.5m per annum over the three year period. The key themes for the projects are: •
Support for the City’s key regeneration priorities, in particular the delivery of the Commonwealth Games Village for 2014;
•
Projects reflecting the City’s other strategic regeneration priorities, in particular, Forth & Clyde Canal Corridor and Housing Investment;
•
Projects focused on local area regeneration (Burntbroom, Nitshill);
•
Projects capable of delivering employment (Glasgow Gait, Saracen Street); and
•
Housing developments (Maryhill, Speirs Locks and Carmyle).
The projects’ combined total area exceeds 150 hectares. This has the potential to make a significant impact on the City’s vacant and derelict land which, at 2007 stood at 1267 hectares, representing a decrease of 1.4% on the previous year (Scottish Vacant and Derelict Land Survey, 2007). The projects fit with key local and national strategies including the current City Plan and emerging City Plan 2, and Glasgow’s ten year Economic Development Strategy (A Step Change for Glasgow) which identifies tackling vacant and derelict land as a ‘significant challenge’ for the City. Key achievements in Year One, i.e. 2008-09, comprised the following: •
almost £0.5m contributed to site investigations and site preparation (Japanese knotweed management) relating to the Commonwealth Games Athletes’ Village site;
•
a further £0.5m contributed to removal of baled waste at Glasgow Gait resulting in the site now in being ready for development;
•
over £0.5m being invested at Maryhill Locks in site investigations, land acquisition, landscaping and towpath upgrade, all contributing to implementation of the recently approved masterplan for the area;
•
£100,000 contribution to towpath upgrade linking vacant sites at Cadder to the canal network improving connectivity for walkers and cyclists;
The beginning of Year One of the Programme coincided with the first signs of the current economic downturn and this manifested itself in a drawing back by various private sector development partners as they took stock to weigh up the situation. In general terms the result has been a slowdown in delivery of Glasgow’s vacant and derelict land Programme, most notably in the following areas which were relying on market interest in housing development to finance and implement development proposals. Consequently several projects stalled, including: •
Canal Corridor, including undergrounding of pylons: undergrounding of the pylons would have relied upon a contribution raised from housing developers but as there is no active development, the capital cannot be raised in the foreseeable future;
•
Glasgow Gait: the retail end user originally interested in the site has failed to commit to the project;
•
Nitshill: despite securing planning permission for residential development during the previous year, there was insufficient market interest to bring the site forward for development; and
•
Kenmuir Recycling Park: a proposed joint venture with a private sector waste company stalled during the latter half of 2008.
Other projects made little progress owing to a number of factors: •
housing Investment projects took longer to prioritise and pull together full funding packages than anticipated; and
•
Burntbroom, Carmyle and Kenmuir have greenspace policy designation issues which need to be resolved before they can deliver development.
During the latter half of Year One of the 2008-11 Programme Glasgow City Council decided to refocus VDLF activity and adopted a strategy of positive action to prepare sites for development pending an upturn in market strength. This included: •
reviewing the projects where private sector partners are involved to assess what measures can be taken to keep projects moving forward until the market regains confidence;
•
instigating studies which will assist in filling information gaps in advance of development;
•
examining whether sites can be treated and/or tidied in the interim;
•
examining whether infrastructure can be installed in advance of development; and,
•
instigating interdivisional and cross-departmental working within the Council to address policy and infrastructure issues to minimise delays in the planning process.
The effect of these measures on the original delivery plan is that: •
some elements of the delivery plan will change to reflect the Council’s taking the lead in keeping the projects moving forward;
•
some projects in the delivery plan will take longer to deliver and development might be beyond the timescale of the Programme;
•
some new projects will be introduced to take up funding freed by projects which will be delivered beyond the Programme period.
North Lanarkshire North Lanarkshire Council has benefited from significant funding from the Scottish Government’s Vacant and Derelict Land Fund. The latest allocation of funds (the third consecutive programme) represents an award of £7.65 million, covering the three years from 2008/9 to 2010/11 and the Council is directing these funds to a number of projects identified within its Local Delivery Plan. The projects vary in scale and cover a range of key regeneration themes including Local Regeneration, Economic Development, Town Centres, Environmental Improvement, Community Infrastructure and Strategic Physical Development. The VDLF Programme is managed by Regeneration Services, although due to the complex nature of addressing vacant and derelict sites it is often necessary to review the programme and grant allocations made to individual projects on an annual basis to ensure that they are capable of being delivered within the agreed timeframe. Changes to the current programme include the addition of 3 new projects:-
•
North Lanarkshire Biomass Storage Facility: £300,000 grant funding to support the development of a new storage facility to meet the fuel requirements for the Council’s biomass boilers.
•
Former Glenboig Primary School Site: Grant of £30,000 to assist with site investigation costs to enable future development of the site.
•
Dalziel Street, Motherwell: Grant of £30,087 to Lanarkshire Housing Association to address abnormal remediation costs to develop the site for affordable housing.
As part of this years’ review of the Council’s Local Delivery Plan additional funding allocations have also been made to the following projects:• • •
Wellwynd Social Enterprise Centre (+ £150,000 to support unforeseen utility works), Brownsburn Park (+ £45,000 to complete remediation contract), and Gartcosh Business Interchange (+£88,375 loan funding to support infrastructure works).
Finally, a number of projects have been removed from the Local Delivery Plan due to ownership issues preventing their deliverability by 2011. These include: • •
Community Woodlands, Airdrie (previously allocated £75,000), and Calderbank, Airdrie (previously allocated £50,000).
Full details of the Local Delivery Plan are contained within the following Table. This indicates the proposed spend on key project areas over the remaining project period to 2011. North Lanarkshire Vacant and Derelict Land Fund Local Delivery Plan (2009-2011) FUNDING VDLF Project
Total Fund
Spend to Date
2009/10
£2,106,443
£201,667
£1,000,000
£285,000
Local Regeneration Area
£750,000
-
£50,000
£700,000
Economic Development
Shieldmuir Street, Wishaw
£70,000
£19,450
-
£50,550
Economic Development
Wishaw Town Centre
£350,000
-
-
£350,000
Town Centre
Gowkthrapple, Wishaw Netherton Industrial Estate, Wishaw
2010/11
Scottish Govt LDP Regeneration Theme
Main Outputs Masterplan & Development Briefs Contribution to Green Network Access Road. Castle Grove Mixed housing development – 65 affordable units/85 private units. Development of Community Hub 1,000 sq. m. Community Infrastructure. Construction of 2,000 sq. m. Business Start –up Accommodation. Site for 30 affordable housing units. Mixed Use development, site acquisition & environmental improvements.
Caldercruix Cluster, Airdrie
£85,000
£1,166
£10,000
£73,834
Environmental Improvement
Brownsburn Park, Ph2, Airdrie
£195,000
-
£130,000
£65,000
Community Infrastructure
Wellwynd Social Enterprise Centre
£400,000
£250,000
£150,000
-
Coatdyke Cluster
£650,000
£128,911
£100,000
£421,089
Economic Development Strategic Regeneration Project
Ravenscraig, Motherwell
£1,705,581
£18,054
£535,151
£1,152,376
Strategic Regeneration Project
Mixed Use development, site acquisition & environmental improvements Environmental improvements to support Community Infrastructure Social Enterprise Centre comprising: 547 sq. m. office space, 105 sq.m conference facilities & 78 sq.m. meeting rooms. Strategic Physical Regeneration Access/Infrastructure Regional Sports Facility BRE Innovation Centre
Environmental Improvement
Environmental improvement potential to support Biomass production
Bothwell Park
£40,617
£36,257
£8,360
-
Stoneylee Road, Cumbernauld
£200,000
-
-
£200,000
Local Regeneration Area
Gartcosh Holytown, (Main Street & Spruce Way
£643,375
-
£600,000
£43,375
Economic Development
£29,600
£29,600
-
-
Forgewood
£60,297
£60,297
-
-
£30,087
-
£30,087
-
£300,000
-
-
£300,000
£30,000
-
£30,000
-
£745,402
£1,910,598
£4,994,000
Dalziel Street, Housing Project Biomass Storage Facility Glenboig Former School Site Totals
£7,650,000
Local Regeneration Area Local Regeneration Area
Local Regeneration Area Economic Development Local Regeneration Area
75 Housing Units Loan to support development of Business Interchange Mixed Use Development/Business Park to support creation 3,000 jobs Affordable Housing Units (60) & Private Site investigation. Grant to address abnormal remediation costs to create affordable housing development (12 units). Development of site for new storage facility. Site investigation.
South Lanarkshire The Local Delivery Plan for the Vacant and Derelict Land Fund identifies the key priorities for the current three year programme as: • • • •
Town and Village Centres; Area Regeneration Partnerships and Settlements included in the worst 15% of the Scottish Index of Multiple Deprivation; Housing / Neighbourhood Regeneration areas; Major regeneration initiatives - Clyde Gateway.
The approved delivery plan for the first year of the programme (2008/09) set a budget of £1 million to be spent across the following key project themes. The expenditure achieved amounted to a total of £1,088,090: •
Clyde Gateway - Investment focussed on potential relocation sites lying within or close to the Clyde Gateway regeneration project boundaries. Expenditure of £161,555 was spent on sites at Shawfield, Cathcart Place Rutherglen and Dalton, Cambuslang;
•
Town and Village Centres -Investment focussed on the acquisition, treatment and development of land to bring it back into active use. Expenditure of £15,123 was spent on one site at 18-20 Quarry Street, Hamilton;
•
Housing / Neighbourhood Regeneration - Investment focussed on facilitating the development and provision, in accordance with South Lanarkshire Local Housing Strategy, of affordable housing (for rent and sale) in priority areas of South Lanarkshire. Expenditure of £92,564 was spent at Strutherhill, Larkhall;
•
South Larkhall - Investment focussed on a number of key locations in the area including Canderside, Strutherhill Industrial Estate and the former DAKS factory. Expenditure of £791,701 was spent on site acquisitions at Canderside and Birkenshaw;
•
Redlees Quarry - Investment focussed on improving the physical environment associated with this disused quarry and the creation of up to 27 hectares of usable open space for local residents of Blantyre and beyond. Expenditure of £27,147 was spent on preparing feasibility and outline development plans for Redlees Quarry Urban Fringe Park.
The South Lanarkshire Council Contaminated Land Programme for 2008/09 allocated resources of £680,640. The final expenditure was £585,222. The balance of £95,418 has been carried forward to 2009/2010. The 2008/09 expenditure was incurred on the following projects: • Stage 1 investigations to inform Remediation Strategy £65,000: Action arising from Stage 1 Investigations £34,945; • Site Investigation and Demolitions at Cairns / Fernhill £17,031; • Larkhall - Acquisition of site at Carlisle Road £319,056; • Bothwell Lodge, Hamilton £53,273; • Demolition of Honeywell House, East Kilbride £22,889; • Seath Road, Rutherglen and Cuningar Loop £73,028. Key projects involved the acquisition of a site at Carlisle Road, Larkhall demolitions at sites in Cairns, Cambuslang and Honeywell House, East Kilbride and essential repairs to Bothwell Lodge, Hamilton which will assist in the creation of a unique opportunity for new business space in that location.
East Dunbartonshire Development activity within East Dunbartonshire has been for variety of new uses principally; •
Dismantled railway, Waterside Road South, Kirkintilloch - part of the route of the Kirkintilloch Link Road, under construction since June 2008;
•
Former Resettlement Unit Bishopbriggs - site included as part of the replacement prison for HMP Low Moss Bishopbriggs;
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Former Operational Complex, Roman Road Kirkintilloch - refurbished as small office units.
West Dunbartonshire With Scottish Enterprise`s change in remit following their organisational reorganisation in April 2008 there was a managed withdrawal from direct involvement in local regeneration works. SE are, however, involved in the following sites; Site 3 Clydebank Business Park (LE1(3) in forthcoming West Dunbartonshire Local Plan) owned by SE, and the last undeveloped site within the business park (developable area of approximately 7 acres) - has had intrusive groundworks, monitoring and analysis, with full interpretive report, completed in order to hold up to date information to be used as part of development / disposal process. Site 3 Vale of Leven Industrial Estate - in order to help facilitate the circa £18m cap-ex development of a new facility by Aggreko on the site (developable area of around 10 acres), and the economic benefits this would bring to the area, SE undertook pre-planning application works which included ground investigations as well as environmental and road assessments. Although the planning application was later withdrawn, as Aggreko felt that the site did not offer enough expansion capability, it is important to highlight that the works undertaken were not abortive and the info from them will be used as part of any future development / disposal process. Otherwise, SE remains a member of both local URC`s, Clydebank rebuilt and Strathleven Regeneration Company, and as such has continued to support their aims, objectives and undertakings regarding regeneration works. Strathclyde Regeneration Company The site preparation works for the Lomond Gate Business Park, to the north west of Dumbarton, were completed but no development started. The site was actively marketed for business and industry development and ancillary services. Later in 2009 planning consent was granted for a factory unit for Aggreko on a 6.2ha site to the north of the main business park area. Clydebank Re-built URC Clydebank re-built Urban Regeneration Company was set up by West Dunbartonshire Council and Scottish Enterprise to progress the physical, economic and social regeneration of Clydebank. Since the URC was established in 2002, a number of key brownfield sites have been remediated and/or redeveloped as part of the strategic aims of Clydebank re-built to deliver and promote economic development. The Queens Quay Enterprise and Learning District is a 16 acre site located at the southern end of the East Yard at the former John Brown shipyard. It was decontaminated and serviced between 2004 -2006 and the following development has since been undertaken: •
Clydebank College new £34m campus which opened in 2007 attracts around 10,000 students per annum. The former College property on Kilbowie Road was
sold to a national housebuilder and while the site was cleared, no development has commenced in the last year. •
the 20,000 sq ft Titan Enterprise centre was built by Clydebank re-built and provides managed office accommodation aimed at start-up and small businesses with office suites ranging from 250 sq ft to 950 sq ft.
•
the second office pavilion at the Queens Quay, Aurora House, was due for completion in May 2009. The four storey 27,000 sq.ft. building will provide flexible accommodation in up to 8 medium-sized suites.
•
a new pontoon will be completed in Summer 2009 allowing river access to pleasure craft and small commercial boats.
A fourth block of small units is due for completion in July 2009 at the JKS Workshops complex. At this point the development will extend over 21,000 sq ft, providing a total of 25 small industrial premises. Outline planning consent was granted several years ago for substantial housing development, with allied commercial uses, at the wider 60 acre privately owned Queens Quay site. No development was initiated at the site during the year. A 40 unit social rented housing scheme at Cart Street, adjacent to the Queens Quay will complete in September 2009. Project managed by Clydebank re-built on behalf of Clydebank Housing Association, this project on previously vacant ground is the first social housing new build in the town for several years. Adjacent to the Golden Jubilee Hospital, Clyde Gate (previously known as Hospital Gate) is a serviced 5 acre site, with capacity for up to 9 individual office pavilions. The first 3 storey pavilion is the subject of an outstanding planning consent. Construction is due to commence in Summer 2009 and will complete in March 2010. The 11,250 sq. ft. building will comprise a children’s nursery at ground level, with office space on the upper floors. Contaminated Land During the year 2008/09, the WDC Environmental Health Section carried out the following contaminated land work; •
Walkovers Eight site walkovers were carried out on potentially contaminated sites. The sites were previously quarries, pits or ponds. The walkovers were carried out to confirm if the sites had been infilled. If sites were found to be infilled they were prioritised for further investigations.
•
Specifications Specifications for various sites were prepared to allow the Section to put tenders out for further work to be carried out by external environmental consultants; the tenders were to be put out to various consultants. 1. Carless - (13 ha site) - specification prepared for proposed Site investigation for dual regulated site by WDC and the Scottish Environment Protection Agency. The site was designated as Contaminated Land in 2004. The proposed site investigation is to further characterise the significant pollutant linkages identified within the record of determination when the site was originally designated. 2. 6 Various Site Desk Studies - Specification prepared for tenders to external consultant for 6 sites from the 2007/2008 walkovers that required further
investigation. The specification was to carry out qualitative risk assessment and further prioritisation of the sites. •
Procurement The specifications prepared for both the desk studies for various sites and the Wilderness Site in Old Kilpatrick were submitted for external consultants to tender for the work in November 2008 & January 2009. Completed tenders were evaluated by Environmental Health and a suitable environmental consultant was chosen to complete the work. This work continued into 2009.
•
Ongoing work from 2007/2008 Dalquhurn - Work on the remediation of the site was completed in April 2008. The validation report for this work was provided for evaluation in July 2008. The Section reviewed this and sent comments back in August 2008. Full responses were received from the environmental consultant for the site in January 2009. However work stopped on site due to the financial climate at the time. It is hoped that work will continue on site early 2010.
•
Kilbowie Road Site - the remediation of the site was completed in March 2008. The Section continued to be involved with the site including reviewing the final reports for the works and commenting at the planning stage for the new park and ride facility including the drop off area for the new St Peter the Apostle High School. Work continues on the area utilised for the school project, with further boreholes installed to establish the effectiveness of the water treatment facility. The validation report for this treatment centre is currently being reviewed by Environmental Health and SEPA. Further validation reports are due.
Renfrewshire New Urban Sites 44 new sites, covering 38ha, the majority being from older industrial areas mainly the north of Paisley were added in the 2009 Survey. Other new sites include •
two small former industrial / business sites which sat on the proposed route of the Glasgow Airport Rail Link project, which has since been abandoned;
•
sites on the north edge of Paisley, within the urban area between Ferguslie Park and the A737, and between the Greenock railway and Greenock Road / St James’ Park;
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former secondary school at Middleton Road, Linwood, (4ha);
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former St Mirren FC stadium, (3ha);
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former industrial works at Neilston Road, south Paisley, (2.5ha);
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two former off-airport long term car parks, (2ha each);
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several sites within local authority housing areas that are being re-structured e.g. five ‘stub’ residential blocks at Beith Road, Johnstone, which are currently being demolished.
Urban Development Take-Up Development take-up totalling 16ha was almost half that of 2007/08 which is a direct impact of the current economic recession.
Development on SVDLS sites comprised 9 whole sites and a 12 partially developed sites including •
Linwood Phoenix (south), 3ha for vehicle storage (long term airport parking);
•
Braehead, Renfrew 2ha for residential development.
Existing Urban Sites where Development has Faltered Renfrew Riverside - progress on a number of re-development sites lying off Kings Inch Road, Renfrew is variable i.e. slow progress at Ferry Village ; no further progress both adjacent to Xscape and opposite it on the south side of Kings Inch Road ; and very slow progress (or start/stop) on the two remaining large SVDLS sites also on the south side of Kings Inch Road. These residential sites comprise approximately 30ha in total. Elsewhere in Renfrewshire - progress has similarly slowed on a range of residential redevelopment sites e.g. re-development has halted at the former Hawkhead Hospital site ( size 6.7ha) in the east of Paisley The re-development of a site at the southern edge of the Blythswood Retail Park appears to be no nearer to a start. This site comprises the former Comet and B&Q units and the site of the demolished MFI store and has planning consent of r a number of uses including a football ground for Renfrew Juniors FC and residential development. The former Paton’s Mill, Johnstone, a 2.6ha site which includes an ‘‘A’ listed building dating from the late 19thCentury has been out of use for several years and has become a target for vandalism (e.g. arson) and theft (e.g. roof tiles) particularly since the owners abandoned their site security. A re-development programme for conversion of the historic buildings to form residential flats with housing on other parts of the site (approx. 150 units in total split 75/75) has stalled. Renfrewshire Council have recently engaged the ‘Prince’s Regeneration Trust’ to undertake a feasibility study. This commission will follow a similar exercise to that undertaken in relation to the Anchor Mill complex, in Paisley, which eventually succeeded in restoring the main historic mill building. Progress towards Urban Site Development Progress has been made towards the development of the former Arnotts site, Paisley, which closed five years ago with Renfrewshire Council agreeing to take forward the regeneration of this prominent site in partnership with Park Lane Developments through the formation of a Joint Venture Company utilising grant monies of £1.83m from the Scottish Government’s Town Centre Regeneration Fund. A cluster of small sites, at Wallneuk, Paisley, comprised of a mix of previous uses is currently the subject of a planning application for a major retail development (12890m2 ) by Tesco Stores Ltd. This application, is currently under consideration. Urban Regeneration Initiatives / Funding Programmes An Area Development Framework has recently been approved for the ‘West End’ area of Paisley and includes a number of SVDLS sites it is an area which is likely to experience significant physical change over the next few years e.g. ageing tenements with low demand and a generally poor physical environment. The Paisley Vision Board commissioned a major study, in 2006, which led to a comprehensive regeneration strategy and action plan for Paisley Town Centre e.g. to improve the public realm, such as gap sites. This proposes a ten year investment programme, with £10m of public money levering in an anticipated £50m of private funds.
In Renfrew, the continuing flood prevention works will assist in protecting existing homes and parts of the significant residential redevelopment occurring at Renfrew Riverside. The first phase of an £8m flood prevention scheme, which involved completing nearly one kilometre of earth embankments and flood barriers, was completed in April 2009. A second phase, centred on the ferry dock at Kings Inch Road, is expected to commence in January 2010. At South West Johnstone i.e. in Cartside, a cluster of SVDLS sites lie within an area periodically affected by significant flooding. The Council is currently working to resolve such problems, with Scottish Water and the SEPA, through a European Union project known as ‘Interreg III B’, which is studying the problems of flooding and drainage and the development of sustainable solutions to urban flooding. Rural Derelicvt Land - Former Royal Ordnance Factory, Bishopton A planning application was submitted in 2006, by BAE Systems (Property Investments) Ltd, for outline planning permission for the regeneration of the site to form a mixed use Community Growth Area. Outline planning permission was granted on 10th August 2009 is subject to conditions and an agreement under Section 75 registered on the 7th August 2009. All reclamation costs associated with the re-development of the site are to be borne by the private sector, and these are currently estimated to be of the order of £30m. East Renfrewshire The majority of vacant and derelict sites in East Renfrewshire are located within the Barrhead area. A number of these have been identified for residential purposes, with two of them currently being developed on behalf of local Housing Associations and due for completion early 2010. Inverclyde In contrast to the marked upturn in development activity over the three years 2005-07, mainly along the Waterfront/A8 Corridor, the take up in vacant and derelict land has been much lower for the last two years. However, the scale of demolition within the now former Council housing estates continues apace with the strategy of house re-provisioning underway by the major RSL, River Clyde Homes. The focus of this activity and the emergence of new vacant sites is concentrated in south and east central Greenock, south west Greenock and a number of neighbourhoods in Port Glasgow. Funding The majority of the developments and proposals being undertaken within the Riverside Inverclyde Urban Regeneration Company (Ri) area along the Waterfront/A8 Corridor are still private sector led. The main public sector led development is the business development site at Pottery Street/ Ladyburn, although Ri is now active at Cartsdyke and in the James Watt Dock LLP (see below). On the housing regeneration side and the joint partnership strategy of Area Renewal, the Scottish Government’s ‘Early Action Fund’ under the Community Ownership Programme has one more year to run to complete the necessary demolition and clearance of sites (refer to Strategic Policy 6(b)(iv) of the 2006 Joint Structure Plan, Third Alteration). The reprovision of the social rented housing stock and the introduction of low cost home ownership tenures in the designated new neighbourhoods and other priority areas will be funded largely through the Government’s Affordable Housing Investment Programme. Development Progress (i)
Riverside Inverclyde - Waterfront/A8 Corridor
(a)
Pottery Street/Ladyburn: Ri has taken ownership of this site and is developing and marketing the 3 new ‘platforms’ that comprise the site, and the former school building. In the summer of 2009, the first speculative 2 storey office building opened and it is currently being occupied. It has good access off the main A8 trunk road.
(b)
Kingston, Port Glasgow: The southern half of the former Scott Lithgow shipyard site (two phases by two developers) is still under construction for residential (233 dwelling units) due to the economic downturn, and the housebuilder that lodged a planning application for the northern third phase for 192 units has gone into receivership.
(c)
James Watt Dock, Greenock: An outline planning application supported by a Development Framework, has been submitted by James Watt Dock LLP (part funded by Ri) for the James Watt Dock/Garvel Island area, including an EA, TiA and Urban Design Appraisal. In parallel, an infrastructure/access application has been submitted to ‘kickstart’ the development, which is likely to comprise a reduced number of some 600 dwelling units (one-third of which is flatted residential), with public open space and extensive dock-side public realm. To the east around Great Harbour, the emphasis is more on ‘live-work’ apartments, business space and maritime uses such as repair and storage facilities. Work is ongoing funded by Ri to render the Grade ‘A’ listed Sugar Warehouses wind and water tight.
(d)
Former Kincaid Works, Cartsdyke, Greenock [SIBL]: The strategic business site on the west side is now in the ownership of Ri (acquired from Clydeport plc) and is being relevelled with public funding ready for marketing as a Strategic Business Site, in accordance with the Local Plan.
(e)
The Harbours, Greenock (Town Centre): This mixed-use residential-led marina development is being progressed by Ri, the Council and Clydeport, each having a land interest. The overall scheme was beset with delays connected with the joint venture between the Council and Clydeport until Ri stepped in last year. Latterly, progress has been made with the Greenock Arts Guild Theatre, who are looking to relocate from their west end site to a site adjacent to the ‘A’ listed Custom House on the waterfront. A planning application is being progressed on this and on the first phase of residential.
(f)
Pottery Street (north), Greenock [SIBL]: There is no change from the position reported last year.
(g)
Newark (south), Port Glasgow: There is no change from the position reported last year.
(h)
Former Gourock Ropeworks, Newark (north), Port Glasgow: The ‘A’ Listed Building is now renovated for loft apartments (35 units), with 5 different loft types on 7 levels, and is slowly being occupied. There has been no progress made on land on either side of the Listed Building, which has outline planning permission for further flatted housing, 24 units on the east and 58 on the west. A condition of the 2005 planning permission was that the refurbishment and conversion of the ‘A’ Listed Building was undertaken prior to development of the adjacent land.
(i)
Port Glasgow Waterfront: Phases 3 and 4, comprising Non Food Retail have reserved matters planning permissions (developer has retail operators in place), and commercial leisure and potentially a hotel. Land is reserved for these uses but no planning applications have been received in the past year due to the economic situation. There has been no progress either on land set aside for social rented/low cost affordable housing, adjacent to the former main road.
(ii)
Area Renewal The Council, Scottish Government (HID), the local Housing Associations and River Clyde Homes, continue to be active in promoting the restructuring of the social rented
sector in Greenock and Port Glasgow. The Area Renewal Strategy - a joint partnership by the Council, Scottish Government and the RSLs - is introducing more mixed tenure through Low Cost Home Ownership and potentially middle market homes. The five 'New Neighbourhoods' designated in the Local Plan for area renewal are spread throughout Greenock South and East, South West and Port Glasgow. (a)
Gibshill, in east Greenock, is the most advanced ‘New Neighbourhood’ with much private and Housing Association activity now complete. Of the sites still to be completed, Cloch HA is on site, while the private sector homes are planned to be completed by 2012.
(b)
In Maukinhill, south east Greenock, redevelopment of the area is underway on a £22 million transformation of the estate by Cloch HA. A phased programme of demolition is ongoing and the new neighbourhood is being built in 5 phases (up to 200 units), with phase 1 (48 units) completed in the last year.
(c)
In the ‘Flagship Gateway’ initiative in Woodhall, River Clyde Homes are now on-site with Phase 1 of this ‘new neighbourhood’, having a detailed planning permission granted in May 2009 and parallel outline permission, with supporting masterplan/development framework for the entire Regeneration Initiative area at the same time. Phase 1 comprises 102 houses and another 82 are planned by RCH, with the planned balance of c. 160 for owner-occupation to be built-out by 2014/15.
(d)
Site starts have also been made on two smaller schemes at Park Farm/Oronsay and at Moray Road, Whitecroft (Port Glasgow), with detailed planning permissions granted in May 2009.
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In the east end of Greenock, detailed planning permission was also granted in May 2009 for 3 sites comprising social rented re-provisioning for RCH tenants and low cost home ownership for other households. This area renewal is expected to be completed by 2011/12.
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The demolition of very prominent tower blocks on the edge of Greenock town centre was undertaken in 2008, at Belville Street funded from EAF Grant. These new vacant sites, like the sites in south west Greenock created through continuing demolition and clearance at Peat Road/ Holefarm, are increasing the total area land on the Survey. These sites are unlikely to form development opportunities in the short-medium term, but present opportunities for short-term but more importantly, permanent green spaces, contributing to Inverclyde’s Green Network.
(iii)
Area Renewal and the Green Network - Integrated Masterplanning of New Neighbourhoods Erz Limited has been appointed to this commission, with funding from the Glasgow and the Clyde Valley Green Network Partnership, Inverclyde Council, River Clyde Homes and Riverside Inverclyde. This study arose due to the absence of a dedicated funding stream for implementing necessary associated landscaping, open space provision and greening measures, generally in association with RCHs house re-provisioning strategy. The opportunity has been taken to combine a strategic approach to improving and enhancing the greenspace resource and the green network, with the building of the ‘New Neighbourhoods’ and the need for more local greening/open space provision to be incorporated at an early stage in the planning of these new housing areas. The study is due to report early in the New Year (2010), recommending (1) a generic ‘toolkit’ for implementation in the area renewal strategy and (2) more specific proposals tailored for combining and integrating neighbourhood greenspaces with the wider green network in Inverclyde.
Glasgow and the Clyde Valley Strategic Development Planning Authority Lower ground floor, 125 West Regent Street, Glasgow G2 2SA t 0141 229 7730 | e info@gcvsdpa.gov.uk | w www.gcvsdpa.gov.uk