Ryan Sandwick: Spatial Planning and Economic Development Plan for Govan

Page 1

SPATIAL PLANNING ANALYSIS University of Glasgow Ryan Sandwick March 2013

GOVAN

Glasgow’s Arts and Sciences District


TABLE OF CONTENTS

Introduction

1

Socioeconomic Performance

3

Planning Considerations

5

Development Plan

9

Implementation Plan

13

Planning Theory

15

Conclusion

16


INTRODUCTION Govan has experienced a diverse and proud history. It has been the centre of a Kingdom, a Viking stronghold and an industrial super power. In the post- shipbuilding years Govan has become downtrodden and scarred by economic and social stigmatisation, a condition that has clawed at the pride of this iconic Glaswegian district. This spatial strategy has the long-term aim of creating the right environment to rejuvenate pride in Govan, for

Meadowside Quay with traditional Tenements in 1931 Image Courtesy of: Britain From Above

both those who live there and for the wider Glasgow community. This will be done through two main routes; the first will be to redevelop and reemphasise the important historic landmarks in Govan, and the importance of Govan in the modern day; the second will be to create new opportunities for Govan and a new direction for the future.

Queen Mary leaving Govan in 1936 Image Courtesy of: Britain From Above

Above all, the aim is to develop a place that in 20 years’ education, employment, health and the environment time is able to boast strong socioeconomic performance as key challenges to be met in order to see positive and a quality environment, offering attractive places

growth. To ensure positive growth is delivered for all

to live, to work and to visit (a sentiment shared by the

key challenges, the theme of Access is used as a guiding

Central Govan Action Plan).

framework for development. Better physical Access to

In order to achieve this targets are set to prioritise

Govan, better Access to educational and employment opportunities, better Access to health services (in collaboration with the new Southern General Hospital), and better Access to quality environments. This report will discuss some of the main planning considerations to be made in developing Govan, the socioeconomic and environmental challenges faced by Go-

Govan & Glasgow Harbour - 1935 Image Courtesy of: Britain From Above

van, and our proposal for development. 1


A Lyceum Theater

B

Fairfield Offices

C River Promenade

C B D

E

A C

F

D Infill Housing

E Govan Govan Rd./High Rd./St. High St.

F Dry Docks

23


CURRENT SOCIOECONOMIC

data zones, with health, education and employment be-

PERFORMANCE

ing key concerns. Both public consultation and data analysis have shown

The proposal recognises the central importance of that local residents of Govan lack opportunities to acreversing the trend of depopulation, and improv- cess skilled, semi-skilled and well-paid jobs. Govan ing health, employment and educational performance

Initiative Ltd produced a report which claimed 47%

to create a more sustainable Govan. The 2001 census of local residents work in low skill and low wage emshowed that Greater Govan has experienced a popula- ployment (8). In addition to the lack of employment tion decline of 80% from 1951 to 2001, with now fewer

opportunities, Govan also lacks skills training and ap-

than 30000 residents (a figure that is likely to be smaller

prenticeships that would provide local residents with

today). Partially as a result of this population decline, the necessary abilities to access skilled, semi-skilled and Govan currently sits within the most deprived 5% of

well-paid jobs (9).

the Scottish Index of Multiple Deprivation (SIMD) Representation of the four most deprived SIMD data zones in Govan and Linthouse

Map accessed from SIMD

3


SIMD Statistics

In order to see these social and economic imperatives

This graph shows the levels of education, health and

for positive growth within Govan improve, our proposal

employment in Govan, where the most deprived is 1 places education, health and employment at the centre and the least deprived is 6505. Other than employment of development strategy. Simd Education, Health And in S01003388 that is ranked in the 5% - <10% most

Employment Ranks for four most deprived Govan and

deprived in Scotland, all other data zone domains rank Linthouse data zones (Data Zones represented by cowithin the <5% most deprived in Scotland.

lour in above map)

Particularly striking is the extremely poor levels of health in the area, with the poorest data zone having a rating of only 7.

This graph shows the levels of education, health and employment in Govan. Of that: • S01003388 is ranked in the 5% - <10% most deprived in Scotland • All others are in the 0%-<5% most deprived in Scotland • S01003367 is ranked 7th in Scotland for poor health 4


lower population, which left the high streets and shops

PLANNING CONSIDERATIONS

of Govan largely unsustainable. This exodus of people Clyde Waterfront

from Govan and the subsequent impact on the area’s

Since regeneration began in the period after World

facilities and vibrancy is partially a consequence of mul-

War II, successive attempts have implemented their

tiple failures of urban policies (Maantay, P. 4).

own planning principles in an effort to rejuvenate Go-

With Govan currently home to some of the highest lev-

van. High density traditional tenements were cleared to

els of social and economic deprivation in Scotland, the

provide better living conditions and were often replaced local and national governments have taken great interwith tower blocks or low density houses. The clearing est in continued regeneration of the community. While of the tenements destroyed the existing urban fabric

previous attempts at regeneration have focused on sin-

of the neighborhood and contributed to a significantly

gular issues, such as housing, current government ini-

CORE STUDY AREA

Core Study Area

Secondary Study Area

Tertiary Study Area

5


tiatives use a rounded approach combining economic, to be implemented over the next 20 years. The strategy health, educational and urbanist ideals. This wholesome primarily recommends future use of, approach identifies Govan as a regeneration priority within Glasgow’s larger post-industrial areas, where “Economic activity, housing, tourism, fixed and green multiple factors need to be tackled to see benefits.

infrastructure, culture, leisure, education, health, public

The Metropolitan Growth Corridor is one of the pri- transport” (GCVSDP, 5). mary planning documents addressing the old industrial belt of the city, including Govan. Reaching from the

With these elements provided as a general guideline

East End along the River Clyde towards the Firth of

the framework identifies a Development Corridor

Clyde, this area is the historic industrial heart of the along the River Clyde that connects along the M8 to city and has been identified by the Scottish Govern- Edinburgh. The location of the Development Corridor ment’s Regeneration Policy Statement as Scotland’s overlaps with the Metropolitan Growth Corridor furprincipal regeneration area.

ther illustrating the importance of this area, and Govan,

Following the housing clearances and industrial col- to the national discussion. lapse, Govan contains a disproportionally large amount The Development Corridor includes the specific objecof vacant and derelict land and is identified by the

tives of; reconnecting its communities with the river,

Glasgow Housing Association as one of their prima- and connections north and south of the river; generatry areas for growth (City Plan 2, Part 2, P. 14). These ing large-scale economic activity within easy reach of factors contribute to Govan’s condition as a large scale these communities; maximizing the opportunity for regeneration area that will require a vast amount of fi- sustainable travel between home and work; developing nancing, a long planning process and long-term imple- increased development densities; recycling and reusing mentation (much like the East End’s M74 extension brownfield land; developing more critical mass to lower and Regeneration Route).

the unit cost of infrastructure, public transport and ser-

The Glasgow and the Clyde Valley Strategic Develop- vices (GCVSDP, P 18). ment Authority is the primary regional planning agen- It is imperative to include these objectives into any local cy for the Glasgow metropolitan area and consists of

planning document for Govan, as we have attempted to

the 8 local planning authorities within the Clyde Valley. do in our proposed spatial plan. The Authority’s regional planning framework strategy sets out a development strategy promoting high quality public spaces and increased quality of life for the area 6


PLACE: Incorporation Of Scotland’s 6 Goals For Successful Communities

CREATING A SENSE OF IDENTITY • Historic Capital Of The Kingdom Of Strathclyde • At Its Peak 20% Of All Ships Worldwide Were Built On The River Clyde • Re-Enforce Town Center And Community Structures

CREATING EASIER AND HEALTHIER MOVEMENT • Create pedestrian connections to river and surrounding areas • Connect residential areas to urban plazas, river and parks • Create pedestrian corridors encouraging walking and transit as the preferred and easiest method of movement

CREATING ACCESSIBLE, SAFE AND PLEASANT PLACES • Improve architectural and landscape lighting • Encourage new developments to face & embrace the street • Introduce pocket parks and plazas throughout the community

CREATING A SENSE OF WELCOME • Close the gap of missing riverside pedestrian connections • New specific signage and marketing embracing Govan • Introduce iconic gateways along river and main entrances into the community re-enforcing Govan’s identity (past and future)

MAKING PLACES ADAPTABLE • Design new plazas and parks as event space for multiple uses • Encourage renovation of exisiting buildings were possible • Allow new industries to be created and grow within existing infrastructure and architecture

MAKING MORE EFFECTIVE USE OF RESOURCES • Introduce environmental design into all new construction • Encourage green infrastructure and urban agriculture • Make pedestrian and public transport the preffered method of travelling 7


CENTRAL GOVAN ACTION PLAN

enterprise centers creating job and business opportunities in Govan and Glasgow.

The Central Govan Action Plan (CGAP) is the neigh-

Public Spaces: Despite the significant amounts

borhood level planning document adopted by Glasgow of derelict land around Govan there are a relatively low City Council to support regeneration in Govan. The number of quality public spaces within the neighborplan calls for specific recommendations to improve the hood. Executed plans include renovations of the transit central Govan area up to 2016. With a budget of £120

plaza by the subway, improved space at the entrance to

million, recommended physical improvements are to be the Govan Shopping Center and a new plaza at the made with input from local residents, organizations and end of Waters Row along the river. There have been adagencies. The physical improvements are to take place ditional proposed renovations for Elder Park. (Glasgow in the following areas (Glasgow Regeneration Agency, Regeneration Agency, 2006) 2006): •

This proposal will include the planning policies that Residential: With emphasis on renovation of have been set out by the Central Govan Action Plan.

historically significant buildings and the development In recent years some projects within the Central Goof derelict lands within the area. In 2009, 7 derelict sites van Action Plan (2006) have been completed, providing had been identified for development. The developments

new homes and public amenities. These projects include

will include 502 new homes, providing an estimated in- housing developments (e.g. Govan Road, Riverside crease of 1,800 residents to support local business and

Edge, Gillespie Street and Orkney Street Gateway),

shops.

Govan Campus and Govan Cross refurbishment. Apart

Storefronts: Improving the quality of store- from the newly built or refurbished buildings that are

fronts throughout central Govan was identified as a key in good conditions, other areas such as Fairfield Shipcomponent of the area’s regeneration. Efforts have been yard Offices, Langlands Path, the Pearce Institute and taken to allocate funds to improve storefronts, thus also shop frontages should be improved to provide a good improving the image of the area along with the pedes- environment for Govan. There are however still many trian experience. •

buildings and sites in need of refurbishment. Buildings

Historic Buildings: The CGAP identified spe- like the waterfront warehouse, the Lyceum Theatre and

cific buildings for renovation, these included the Or-

the old school are in deteriorated conditions and should

kney St. School site, Fairfield Shipyard Offices and the be refurbished or demolished for new developments Pearce Institute. Along with the OSEC Business In- (Glasgow City Council, 2008). cubators, the Orkney St. School been has developed as There are open spaces that also need to be developed 8


including Elder Park and the dry docks at Pacific Quay. land uses. Elder Park is a large flat open area of grass and ameni-

With the use of this ‘distinctive appeal’, our proposal

ties that should be given attention in order to improve aims to tackle the problem of low skilled employment its function and create a more pleasant parkland envi- and poor access to training. Our development proposal ronment.

includes:

The graveyard of Govan Old Parish Church is of historic interest and so should be made more attractive to Arts: increase the legibility of this historic attraction from

Fairfield Shipyard to Media/college Conver-

Govan Road.

sion: Once home to factories that built 20% of all ships

The dry docks are vacant and have lain derelict since in the world, today there is a single ship building facabandoned in 1988. This site is close to the Scottish tory left that has no scheduled projects after the current Science Centre and can be developed as public open aircraft carriers are completed. Conversion of the shipspace to attract visitors. By bridging the river to the Sci- yard into a media district and college will make good ence Centre Govan may be able to attract visitors from use of Govan’s highly attractive location within close this attraction, particularly if the parkland is built to an

proximity to other media offices. The scale of the ship-

impressive standard.

yard buildings are highly adaptable for use in film and television, as the experience of Los Angeles’ conversion

DEVELOPMENT PLAN

of aerospace hanger to film use. If successfully implemented, this could offer Govan a unique opportunity to

Access to Employment and Educational

expand the sector and establish itself in the media and

Opportunities

hi-tech economy.

The creation of education and employment opportu-

nities is paramount to achieving better socioeconomic

opment of the now derelict Lyceum Theatre on Govan

Redevelopment of Lyceum Theatre: Redevel-

performance, and to establishing a distinctive appeal for Road is also proposed to compliment media developGovan.

ments. Once restored, the theatre has the potential to

As Govan sits in close proximity to an emerging media

become an icon of Govan.

district, home to BBC Scotland and STV, as well as the

Waterfront Warehouse: Redevelopment of the

new Southern General Hospital, it is proposed that the waterfront warehouse into art and music industry spacdevelopment creates a ‘distinctive appeal’ as an arts and

es to attract new talent to a live/work environment.

sciences district, able to compliment both neighbouring 9


Sciences: •

By offering improved employment opportunities and

Biomedical Industries: Expansion of the in- training prospects, along with access to Govan and

dustrial quarter by introducing biomedical industries to

quality environments, we hope to see the trends of poor

complement the new Southern General Hospital and

socioeconomic performance change, and depopulation

encourage employment opportunities.

reverse as people recognise the benefits of living in Govan.

ECONOMY: Access To Employment ARTS

SCIENCES

Low Skilled

Low Skilled

• Arts: retail, show set ups, access to mentors and local talent

• Janitorial and maintenance

• Media: janitorial, administration, assistance • Music: performaces, gig set up/take down, non-intimidating

• Administration and assistance • Security

Medium Skilled

Medium Skilled

• Arts: sales, event planning, supporting roles, visual arts

• Nursing and general practice

• Media: camera, sound, stage, marketing, commercial

• Sales and management • Clinic and student/community outreach

• Music: performing, set up, promotion, concerts

High Skilled

High Skilled

• Arts: artists, galleries, design, museum,

• Surgeons, specialists and doctors

• Media: acting, writing, directing, producing, editing

• Pharmacueticals

• Music: production, mixing, festivals,

• Medical practicioners and professors 9 10


Govan

ACCESS TO GOVAN

A waterfront hotel will attract visitors, par-

An important step in Govan’s rejuvenation is the ability

ticularly if good connections are established with the

to dispel the stigma that has clouded judgement of the

SECC, The Hydro and the Science Centre. This will

area in recent history. Infrastructure needs to be put in

allow Govan to show itself off as a great place to live,

place to promote access, and development needs to take

work and visit.

place that will get people going to Govan - to see what Although introduction of bridge connections is an imit’s really like. This propose includes:

portant step in the process of creating the right environ-

An iconic bridge connection to the northern

ment for social and economic success (and for chang-

bank of the Clyde would provide a fluid connection

ing perceptions of Govan) it remains a medium to long

from Govan to Partick, Glasgow Harbour and the West

term goal. Before bridging the Clyde, development

End. Additionally, with 2 million annual visitors to the must happen on both the north and south banks to creRiverside Museum the new bridge connection could ate an attractive, dynamic and multi-use waterfront area. support Govan’s potential as a tourist destination.

Similarly, introducing a pedestrian bridge from Pacific

A second bridge is to join Pacific Quay with the

Quay to the science centre can only be achieved post-

Science Centre, offering tourists direct access to Govan

development when the site has been transformed into

through a new public space at the Dry Docks.

a spatially unique and appealing waterfront park area.

Continued support of the Fast Link from the

city centre to Glasgow airport, which passes through

Phase III Riverside Museum Elder Park

Town Centre SECC Dry Docks

1 Mile Radius

Science Center 11


Proposed Circulation and Use Map

Public Parks

New Residen-

New Cre-

Media, Cre-

Music and

Enhanced

And River

tial Infill

ative Industry

ative Indus-

Artist Live/

Town Centre

Promenades

Develop-

And Bio-Tech

tries Spaces

Work Spaces

ments

Space

and College 12


Implementation and monitoring strategy

In the long term, public open space and landscape

The plan is roughly separated into three stages of im-

works should be done to improve the environment. Be-

plementation. In the short term development is aimed

sides, pedestrian bridge connecting dry docks and Scot-

at meeting the needs of residents, and at boosting the

tish Science Centre need to be constructed in order to

population of Govan.

attract visitors.

In the medium term, media and science industries As a series of different developments are included in should be introduce to increase the employment poten-

our plan, a mechanism for monitoring the progress of

tial of Govan. A new Clyde crossing will allow Govan

these projects is needed to ensure quality implementa-

to access the Glasgow Harbor developments and attract

tion.

visitors into Govan.

Short Term 0 - 10 years

Housing

Employment

Health/ Education

• Stabalize de-population trends • Rehabilitate derilect residential buildings

• Rehabilitate historic structures for business incubators • Re-establablish high street shops

• Establish connection to Southern General Hospital • Improve local schools

• Establish media Medium Term • Capitalize on Go- • Adapt existing van’s diverse housing warehouses into bio- and tech college 10 - 20 years stock • Enhance comtech work spaces

Long Term 20 - 30 years

• Continue infill development

• Introduce media & munity clinics and workshops creative industries

• Replace low density developments • Restore historic urban development fabric & structure

• Develop Fairfield into film studios • Large scale biotech developments

• Create world-class media & tech center • Offer opportunities to all residents

Environment/ Infrastructure

• Clean up derelict sites • Establish new iconic Clyde crossing • Introduce green infrastructure • Improve pedestrian anc cycling connctivity & safety • Pedestrian bridge to Science Center through new park • Sustainable building codes and model

13


Implementation Map

11

SHORT TERM 0 - 10 YEARS

MEDIUM TERM 10 - 20 YEARS

LONG TERM 20 - 30 YEARS 14


ENSURING POSITIVE DEVELOPMENT FOR

this plan could be effectively implemented if it engages

ALL STAKEHOLDERS

stakeholder knowledge and commitment at each stage

Communicative Planning Theory, also known as Col- of the process. laborative Planning, is applied to this spatial plan in or- A unique situation that demonstrates the need for colder to make it credible and implementable. Communi- laborative planning is present in Govan, where a Travcative Planning Theory has been widely used in recent

eler settlement has taken roots along the waterfront

decades. According to this theory,

area that is primed for development. In accordance with this strategy for stakeholder input, this group of people

“…planners would act as negotiators or mediators

should have a voice in development goals and progres-

among the various stakeholders, working out a consen-

sion. However, if the wider local population views the

sus on what to do” (Fainstein and Campbell, 2012, 11).

site as an important part of development for positive growth in Govan, and this is supported by other stake-

It focuses on using communication and negotiation to

holders, then this site should be available to accommo-

help different interests in the process understand each date development. With the many hardships faced by other. Without the involvement of concerned interests

Govan, strong agendas for positive development should

planning is unlikely to satisfy all stakeholders and po-

not be waylaid by political timidity about relocation, if

tentially lead to alienation. Therefore participation is

this proves necessary.

fundamental to the planning process, particularly to

The development process in Govan should include the

combine interests of different stakeholders, knowledge following primary groups: in different fields and diverse experiences from those • Glasgow City Council involved during the process of planning. The Commu-

• Greater Govan Social Inclusion Partnership

nicative Planning Theory helps to facilitate the deci- • Govan Housing Association sion-making process, while breaking down barriers to

• Scottish Government

achieve a common sense of ownership.

• Private Developers

Using this approach to support the plan various institu- • Glasgow Community Planning Partnership tions involved in the planning process. The aim to de-

• Heritage Lottery

velop a sustainable plan to make Govan a better place

• Historic Scotland

to live, visit and invest. To achieve this goal there are

• City Heritage Trust

many aspects to consider, including social, cultural, eco- • Clyde Waterfront Partnership nomic and environmental dimensions. Belief holds that

• Local Residents and Business Owners 15


CONCLUSION

for securing employment and educational opportunities in Govan, with the hope that this will contribute to

If Govan is to reestablish itself as an important Glaswe- improved health and environmental quality. gian district, redevelopment will have to take place on a

Access to Govan is also important in creating a positive

large and varied scale. As a result of declining industry atmosphere in the area and a new impression of Govan. and poor planning policies, much of Govan has found

This is achieved by supporting links through Govan,

itself in a state of deprivation and dereliction. Strategies

and the development of two new pedestrian bridges

to respond to this must consider a variety of problems connecting Govan to the northern bank of the Clyde including socioeconomic performance, environmental and to the Science Centre. It is hoped that this will enquality, stakeholder needs and current planning policies. courage a greater natural flow of people through Govan. This proposal has discussed development of Govan in

Recognizing the importance of a strong implementa-

terms of ‘Access’. This includes access to employment, tion plan that takes into consideration the views of all education and health, as well as access to Govan, and

stakeholders is a primary function of this proposal.

access to a quality environment.

This proposal can offer local residents, and the wider

As Govan’s socioeconomic performance is particularly

population of Glasgow, an opportunity to restore pride

poor our proposal has highlighted employment, educa- in the physical environment and community of Govan. tion and health as key drivers in the development plan. This proposed theme of ‘Art and Science’ as a method

Recent Developments Along the River Clyde

16


REFERENCES

Fainstein, S. S. and Campbell, S. 2012. Extract. In Susan S. Fainstein and Scott Campbell, (Eds.), Readings in planning theory, 1-25. Oxford: Wiley-Blackwell. Allmendinger, P. 2009. The current landscape of planning theory. In Philip Allmendinger, (Ed.), Planning theory, 30-48. Basingstoke: Palgrave Macmillan. http://www.getintogovan.com/content/uploads/Full-CGAP-2006.pdf (17 March 2013). Scottish Environment Protection Agency. 2011. Flood risk advice to planning authorities. http://www.sepa.org.uk/planning/flood_risk/planning_authorities.aspx (17 March 2013). Glasgow City Council. 2008. Govan Conservation Area Appraisal. http://www.glasgow.gov.uk/CHttpHandler.ashx?id=5048&p=0 (18 March 2013). Hiddenglasgow. 2003. Govan Graving Docks. http://www.hiddenglasgow.com/GovanGravingDocks/index.htm (18 March 2013). Glasgow City Council. 2009. City Plan 2. Glasgow Regeneration Agency. 2006. Central Govan Action Plan. Glasgow and Clyde Valley Strategic Development Planning Authority. 2012. Current Strategic Development Plan. Maantay Juliana. 2013. Derelict Land, Deprivation, and Health Inequality in Glasgow, Scotland: The Collapse of Place. http://www.gsa.ac.uk/media/530191/180113_the_collapse_of_place_maantay_2013_final.pdf (18 March 2013). Scottish Neighbourhood Statistics. 2012. Scottish Index of Multiple Deprivation. http://www.sns.gov.uk/Simd/Simd.aspx (18 March 2013).

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