Govan Gateway Strategic Vision - 2025
Spatial Planning Strategies Matriculation #’s # 1100382 # 2058972 # 2056286 March 19, 2013 Govan Gateway - Strategic Vision 2025
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Table of Contents Govan Background.......................................3 Local Context Photos....................................4 Site Analysis Built Form............................................5 Road and Transport Networks.............6 Govan Imageability..............................7 Govan -Character Areas......................8 Govan - District Areas..........................9 Listed Building and Historical Sites....10 Spatial Opportunities..........................11 Phasing Plan................................................12 Govan Spatial Plan - First Option.................13 Govan Spatial Plan - Second Option.......14-18 Second Option Aerials...................15-16 Conclusion....................................................18 Bibliography..................................................19
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Govan Background -
‘Strategic planning is selective and oriented to issues that really matter. As it is impossible to do everything that needs to be done, “strategic” implies that some decisions and actions are considered more important than others and that much of the process lies in the making the tough decisions about what it most important for the purposes of producing fair, structural responses to problems, challenges, aspirations, and diversity.’ - Albrechts (Healey, 2010:p440) The central area of Govan, for far too long, existed and sustained itself on the ship building industry. It relied on shipping and shipbuilding as it’s primary industry for hundreds of years. Over the years, Govan made planning changes in response to the needs of the shipping industry. Large-scale demolition in the 1960s and the 1970s only made the town look worse and soon, the only thing that Govan had left, its reputation, declined. In 2005, over 50% of its declining adult population were unemployed while a number of Govan‟s remaining residential areas have been (or will be shortly) pulled down – many of them to make way for industrial units (McQuade, 2011:p11). Over time and with the evolution of economies, manufacturing became a declining industry and Govan has been struggling to adapt to these changes. Govan has experienced serious population migrations away from the area with over 120,000 residents leaving the other between 1951 and 2001 (CGAP, 2004:p3). This exodus coupled with the extensive economic and social decline has left greater Govan trying to reclaim it’s identity. Govan carries with it a stigma of a depressed and unsafe place which is overrun by gangs and drug users (CGAP, 2006:p3). This is supported by various demographic statistics (Statistics (A), (B), (C), 2011) (Scotland NH, 2004). The land use maps show industrial uses entering the central core of Govan. This has since brought many negative effects to the area as the ship building industry has declined over the last forty years. All attempts at intervention through planning processes failed and in turn created a place in search of an identity. Govan is one of the most historic parts of Glasgow and has one of the most diverse collections of housing types in Glasgow. ‘The existing housing stock in Central Govan comprises a wider range of house types than other inner city areas ranging from Victorian tenements to modern tenements, terraces and semi-detached dwellings. This reflects the impacts of past planning exercises, ranging from comprehensive area development under the 1947 Planning Act to tenement rehabilitation under the 1971.’ – Central Govan Action Plan (CGAP, 2006:p4) Our analysis of Govan reveals a patchwork of remedial changes. Small sections of the town redeveloped in hopes that it would revitalise the area. The new shopping centre, bus and subway station and the creation of new public spaces, all sought to improve the perception of Govan and instill a sense of pride back into the community. These efforts however were not bold enough. They did not take into account Govan as a whole. Understanding all of Govan’s problems is essential to re-establishing the town as a vibrant place for residents and visitors to enjoy. Broad, sweeping changes must occur if Govan is to successfully meet these regeneration goals. (Healey, 2010:p445) note: ‘Spatial strategy making involves exercising the power to select and simplify. Hillier (Healey, 2010:p445) continues, ‘It involves taking risks, the consequences of which can be thought about, but cannot be known’.
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Local Context Photos
City of Govan and Shipyards c.1930-1945 **
Govan Docks and Shipyards c. 1930-1945 **
Fairfield Offices **
Bank of Scotland Building **
Govan Plaza **
Central Govan -2013
Govan Gateway - Strategic Vision 2025
Govan - Orkney Street c.1920-1930 **
Fairfield Office Facade - 2013
Pearce Institute ** (**) Source - CGAP, 2006
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Site Analysis - Built Form
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Lynch (1981:p313) writes, ‘Reading a place means coming to understand what is happening there, what has happened or might happen, what it means, how one should behave there, and how it is connected to other places.’ Dobbins (Carmona, 2010:p15) adds, ‘given the speed of contemporary change, the dangers of disjointed incrementalism should not be underestimated, and it may be important that some overall vision is available to guide developments towards agreed objectives.’ The built form study of Govan reveals an area dominated by large blocks of industrial uses penetrating into the central area of Govan. A mixed fabric of residential developments are found to the edges of these areas and the patterns between blocks show a disjointed network of pathways. Housing and social interests became secondary elements. Patterns of the settlement can be identified as evolving to serve the shipbuilding industry, focusing on economic gain, keeping the social needs and heritage as secondary assets.
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Site Analysis - Road and Transportation Network
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N
1 mile
Existing Pedestrian Bridge
Road Network - The existing road network illustrates that the streets and pathways do not extend to the the riverfront area. There is a lack of connectivity to the river and to the Glasgow’s West End to the North. The existing road network as it approaches the riverfront is a series of dead-ends and residential cul-de-sacs. The central area of Govan is divided by the intrusion of industrial uses into Govan’s core area, restricting the permeability Govan and the flow of both pedestrian and vehicular travel. Transportation Network - Govan appears to be well-served by the public transport system with bus service routing through the central area of Govan. Additionally, the Govan subway station is centrally located within the heart of Govan. However, there are currently no direct pedestrian linkages to the riverfront. The whole of central Govan is easily walkable, within 15 to 20 minutes. This provides Govan with an opportunity to take advantage of the strength of the public transportation system as a means to draw visitors and new residents. Connections across the river from the West End, Yorkhill, Finneston and City Centre are severely lacking. The nearest pedestrian crossing is nearly 40 minutes, east, on foot which takes you away from the river and into Pacific Quay.
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Govan - Imagability N
Understanding how an urban area is perceived by its inhabitants is important to implementing a successful regeneration programme. It is important to understand how the different characteristics combine together to give an urban area its character. Kevin Lynch’s (1960) imagability analysis broke the urban environment into five key elements. These are: Landmarks, Districts, Nodes, Edges and Paths. These can be used to provide a visual representation of how an area is perceived. This diagram highlights the main nodes and edges within Govan. Districts and paths will be analyzed in another section of this report. Edges - Several major edges exist within Govan. Two of the most significant edges run along either bank of the River Clyde. This edge exists as there is no physical means of crossing the river. This also creates a perceptual barrier as the physical distance to the other side is relatively small. This highlights a clear opportunity to improve the connectivity of the area by breaking down these edges. Another perceived major edge was along Govan Road and the BAE shipyards. This edge ‘blocks’ the user from accessing or seeing the river. As there is a significant amount of land lying behind the edge that has the potential to be redeveloped, overcoming this edge would be necessary. A minor edge was perceived around the industrial area as it consists of many large industrial units. It is flanked by two residential areas and has poor access through it which deemed it to be an edge. It also coincides with the SPT maintenance facility which was deemed to be a major edge due to the nature of the permanent rail infrastructure that it requires. Nodes - There are three major nodes perceived in Govan. These nodes are all situated along Golspie Street which is the main route through the town. Two of these nodes are located at either end of Govan Road and the other is located where Golspie Street meets Harmony Road. The positioning of these nodes signifies that Golspie Street is redirecting traffic away from Govan Road which is the main retail street of the town. This could have significant implications for the local economy and vitality of Govan Road.
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Govan - Character Areas
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(CGAP, 2006)
The diagram above shows that Govan can be split into 13 distinct character areas. These areas have been highlighted due to their land use and urban morphology. This helps to understand the historical evolution of the town and how the different districts combine and interact to create Govan’s overall character. There are 6 different residential areas that surround central Govan. These are easily distinguished by their individual street patterns and building plots. In contrast, Area 8 is an industrial area that contains very few buildings. This area lies adjacent to the historic centre of Govan and does not add to the character of the area. This is an area that could be redeveloped to aide Govan’s regeneration and add to its unique character.
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Govan - District Areas N
(CGAP, 2006)
The Govan District areas provide an excellent opportunity to revitalise central Govan. The new Southern General Hospital will be opening in 2015 and bring with it thousands of new jobs. A redeveloping, reinvigorated Govan would provide new housing, shopping, and leisure destinations to service this facility. The Riverside Museum and the Glasgow Harbour Development across the River Clyde, given appropriate vehicular and pedestrian connections, would draw people from north side of the river. This will give visitors access to the attractions, shops, restaurants and other amenities proposed as part of the new Govan Gateway. The existing central Govan Town Centre, the Helen Street Industrial Corridor and the BAE Shipyard site will combine to form the new Govan Town Centre and Heritage Corridor.
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Listed Buildings and Significant Sites
(CGAP, 2006)
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Heritage and Regeneration - Govan has a rich diverse historical fabric that reflects the success of the town’s industrial past. Its townscape has one of the highest densities of A and B listed buildings in Glasgow. It has 22 listed buildings in total, five of which are A listed. Govan old parish church is also one of the oldest and most significant churches in Scotland and is of national importance. The historical importance and built heritage of Govan give it its unique character and identity which is widely regarded as being undervalued as a result of economic decline and negative perceptions. Govan’s unique character is finally being recognised and is regarded as a viable means to spearhead the town’s regeneration. The importance of Govan’s heritage was acknowledged in 2008 when an area of the down was designated as a Conservation Area. This designation meant that planning control is enforced to ensure the integrity of the historic character and that any new development is respectful of the surroundings. In addition to the conservation area designation, Govan was designated a Townscape Heritage Initiative (THI) in 2009. The programme will run between 2009 and 2014. The THI was established by the Heritage Lottery fund and is jointly funded by Glasgow City Council. It is set up to “help communities in areas having both heritage merit and demonstrable social and economic needs for public investment” (Shipley et al, 2004, p 524). In Govan this will focus on; Repairing Govan’s historic buildings Reinstating Govan’s traditional shopfronts and signage Improving the public realm Encourage social and community cohesion by offering opportunities to learn about Govan’s historical past
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Spatial Opportunities
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Phasing Plan N
Phasing Plan Phase 1 - The riverfront area will be developed as part of Phase 1. This will include the Heritage Corridor, the riverfront park, green and open spaces and the proposed leisure area at the East end of the study area. It will also include the residential area proposed at the old Fairfield site to the West of the study area and the new vehicular bridge crossing the River Clyde. Phase 2 - The creation of the mixed-use Town Centre and multi-level car park. Phase 3 - Improvements and new routing of the Govan road network to create new neighbourhoods and reorganise the existing residential areas around the Town Centre and Heritage Corridor. Govan Gateway - Strategic Vision 2025
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Govan Spatial Plan - First Option N
First Option Plan- A central and guiding theme to regenerating Govan was how the town and it’s residents could become better connected both within Govan and Glasgow as a whole. The plan above sought to rework the road network to create a much larger and more permeable town centre that would have an east-west connection between Summertown Road and Langlands Road. This would require a dissection of the SPT Subway Maintenance Facility and significant reconfiguration of it’s operations. Although this would create a better city fabric for Govan, the logistics of relocating a major component of Glasgow’s public transportation and facilities infrastructure, make this plan not feasible at this time. It is worth considering in the future should opportunity arise due to changes in the transportation system or upgrades in transport services. Govan Gateway - Strategic Vision 2025
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Govan Spatial Plan - Second Option N
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Govan Spatial Plan - Second Option Aerials Legend New Residential Area Sports Facilities Green / Open Space Heritage Corridor Mixed-Use Town Center Leisure & Entertainment Improved Residential Area Proposed Govan Aerial - View from Northwest
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Heritage Corridor w/ vehicular & pedestrian linkages - view from the Northwest
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Govan Spatial Plan - Second Option Aerials Legend New Residential Area Sports Facilities Green / Open Space Heritage Corridor Mixed-Use Town Center Leisure & Entertainment Improved Residential Area Proposed Govan Aerial - View from the West
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Proposed Govan Aerial - View from the Southeast
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Govan Spatial Plan - Second Option The proposed spatial plan seeks to reshape and reorganise the centre of Govan. Our proposed plan focuses on the key points laid down by Glasgow City Council’s City Plan 2 which recommends the following: an appropriate mix of house types and tenures as informed by the Local Housing Strategy, a mixture of uses, and Attractive and effective linkages to facilitate integration with existing communities and the waterfront (GCC, 2007). Our proposed plan connects Govan to greater Glasgow by the means of a vehicular bridge to Glasgow’s west-end and Glasgow Harbour. In addition there will be a series of pedestrian bridges to connect Govan east to the Science Centre and north to the Riverfront Museum. The industrial area that pervades into central Govan will give way to a new mixed-use core of retail, offices, leisure uses and a multi-level car park. This new town centre will seeks to capitalise on the new Southern Glasgow hospital as well as the BBC Scotland Headquarters by providing office space for businesses that support the healthcare and multimedia industries. This is possible by reclaiming the industrial area as it currently intrudes into the central area of Govan. Manufacturing and shipbuilding industries are in decline and new culture-based economies are more prevalent in the surrounding area. The spatial plan recognises the short-term future of manufacturing in the area and is geared to take advantage of the changes in the economy. Govan can capitalise by introducing mixed and leisure uses which will support these new industries. The proposed spatial plan will focus on continuing the work of the Townscape Heritage Initiative (THI) in improving the the physical condition of the historic townscape. The plan will aim to use Govan’s cultural heritage as an ‘asset’ that can be used as a catalyst for the regeneration of the town centre. Creating a town centre that has its own unique identity, history, buildings and culture is essential in reaching the long term regeneration goals for Govan. The work of the THI and continued improvements will create a town centre that it unique and diverse and will be an attractive place for businesses to locate. The development of cultural attractions are regarded ‘as a valuable tool in diversifying the local economic base and achieving greater social cohesion’, notes Bianchini (Parkinson,1993:p2). Attracting businesses to the area is essential for the long term regeneration goal of the town as physical regeneration cannot do this alone. Marketing Govan’s historical heritage will play a fundamental role in achieving this and in particular reversing the negative perceptions that the town has. Govan Road is highlighted as being essential to the overall character and identity of the area and is aligned by both listed unlisted buildings that are regarded as having townscape merit. The plan aims to return Govan Road as the main thoroughfare of the town. This is essential for improving the vitality and reinforcing the character of the area. This will act as a boost for the local economy and will increase employment opportunities in the area. Increasing the pedestrian and traffic flow is essential to achieve this. The plan seeks to recreate a more traditional development plan and density along Govan Road with mid-rise buildings, in keeping with Govan’s architectural character, that have shops on the ground floor and residential uses above. The plan proposes to reconnect the town by restructuring the road network and improving the permeability of Govan. The disjointed road structure of the past, as result of serving the shipping industry, is re-worked to better connect the town to the river, shops, leisure and residential areas. The goal is to re-establish Govan as an inviting ‘place’. ‘A viable Govan would additionally compliment the range of ongoing investments in adjoining locations on the waterfront. City Plan recognises Govan's potential to become a place where people would choose to live, work and invest.’ – Central Govan Action Plan (CGAP, 2006:p2) Improving connectivity via the pedestrian and vehicular bridges will open up the town centre to the other side of the river. Govan town centre will benefit from residents from Glasgow Harbour but also from visitors from the Riverside Museum. This improved connectivity will also allow Govan to market and take advantage of the Old Parish Church and water row as tourist destinations. These are historic sites of national importance and will become a significant economic generators both directly and indirectly for Govan. It will allow Govan to benefit from the wider waterfront regeneration plan on the River Clyde as it gives people a reason to visit Govan which previously was not there. The location of Govan Old Parish Church is ideally placed for visitors to take advantage of the facilities that the town centre will offer and will bring substantial economic benefits. The river is being given back to the people in the form of a riverfront park with public spaces and greens that parallels the river’s edge. The riverfront park will transform an area of the town that was perceived as being negative and dangerous. The new waterfront park offers continual access along the waterfront with a meandering path and cycle lane. This provides the town with good quality open public space which it had previously lacked. It will also provide Govan with an attractive riverside ‘facade’ which will help to reduce its negative perception from across the river. A new leisure and entertainment centre is proposed at the former docking area to the East of the central Govan area. This will provide restaurants and other leisure uses in order to draw visitors from the Science Center and the Glasgow Tower via the new pedestrian bridge. This will connect people from the other amenity areas along the river (Science, Center, SECC, BBC). This
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18 new leisure area will also be a benefit to the existing local residents as Govan has lacked these types amenities. This spatial plan proposes to redevelop two landmark, ‘A’-listed historic buildings as leisure uses. The Lyceum Theatre and the Fairfield warehouse will be renovated and provide a new cinema and new sports and recreation complex, respectively. This will engage the younger population of Govan back into the community and reverse the trends and perceptions of anti-social behaviour that have plagued Govan over the years. Bianchini (Parkinson,1993:p2) writes, ‘Participation in cultural activities was promoted also as a way of integrating unemployed young people, new residents, immigrants and social groups displaced by economic restructuring into the local community.’ The remaining shipbuilding warehouses are taken for residential developments close to the river. The dated housing from the 1960’s and 1970’s is replaced with residential developments that embrace the river and promote a more cohesive urban pattern and connected fabric. An element of consideration, in generating the plan, was the long-term traveling community that exists on the property adjacent to the Old Govan Parish. The land that they currently occupy is critical to the overall regeneration of Govan. Our plan proposes to relocate the residents of the traveling community to the now-vacant Garden Festival site, approximately one and a half miles to the East. The Garden Festival site will provided them an area more than twice the size of their current property, keeping them in close proximity to the river and allowing them to maintain their culture and way of life. Housing and social issues must be addressed as they have a detrimental impact across the entire area. These issues contribute to higher levels of unemployment, increases in the numbers of sick ,elderly and long-term disabled, increases in anti-social behaviour and lower levels of education (CGAP, 2006:p3). Nearly 70% of the population lives in Social Rented housing, outpacing other areas of Glasgow by more than 20% (Statistics (A), (B),(C), 2011). There is a disproportionate number of single resident homes which is expect to increase nearly 50% by 2035 (GROF, 2013), unless changes are made. This is an aging community and these numbers will only continue to increase over time as younger residents leave the area in search if jobs and a better life (Statistics (A), (B),(C), 2011). The Central Govan Action Plan notes, ‘Housing issues and changing community make-up have had a negative impact on the economic stability and viability of the area of central Govan, specifically on local shops and businesses’ (CGAP, 2006:p3). To reverse this trend, the proposed spatial plan takes advantage of the opening of the new Southern General Hospital, by incorporating a new housing development as part of Phase 1. New housing areas will attract new residents who are wanting to live close to work. The new road and pedestrian connections across the river will open Govan to potential new residents from other areas of Glasgow who want to relocate to the developing riverfront area and become part of a small community which has a full array of retail, recreation and and leisure facilities all within walking distance.
Conclusion The perception of Govan must be changed in order to return people to live and work there. The proposed spatial plan proposes bold and sweeping changes to Govan in order to return it to its former role of importance in the City of Glasgow. It aims to recreate and return the local character and identity that the residents feel has been lost for some time. Glasgow City Council, Clyde Waterfront Regeneration and Townscape Heritage Initiative will all play key roles in bringing this spatial plan to reality. It will also require input and involvement by the local community in the regeneration process. Community engagement will allow local residents to feel involved in shaping their community and will lead to improvement of social cohesion and community confidence. People form emotional and psychological attachments to buildings and townscapes as it is their identity and improving the historic townscape will help to boost civic pride. This is particularly important to changing negative perceptions of the area. This spatial plan and redevelopment scheme is critical in kick starting Govan’s regeneration. The proposed plan strengthens and reinforces Govan’s unique identity by improving and focusing on its cultural assets. This development will reverse the negative perceptions of the area and create a diverse urban area that is suitable and attractive for investment. The physical improvements and increased connectivity will ‘open up’ Govan to people that would never have visited before. With its rich cultural heritage, Govan will become a destination on the waterfront and not an area to avoid. This will bring significant economic benefits and also will bring a greater mix of people to the area which will improve its negative image which has been stifling development there for years.
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