DRUMCHAPEL GATEWAY MASTERPLANNING
MSc. Urban Design University Of Strathclyde
Mrunal Navandar
Prepared By: Keith Luke
Ngalazu Phiri
CONTENTS •
Introduction
•
Background
•
Analysis
•
Strategy
•
Vision
•
Concept Plan
•
Foundation Masterplan
•
Comparative Case Studies
•
Masterplan
•
Bibliography
1|P age
Department of Architecture University of Strathclyde Glasgow strath.ac.uk/engineering/architecture
2|P age
Drumchapel Gateway Introduction The accompanying work is the culmination of months of investigation on Drumchapel to produce an urban development masterplan vision for its future. We’re seeking to address the essential pitfalls of the large-scale building programme of Drumchapel with this masterplan. Drumchapel is a run-down and neglected neighbourhood which has reinforced negative attitudes, undermined local confidence, and generated unpopularity and low demand.
Engaging the local community in thinking about their role in a development of regeneration process. Promote the area and market it in the process of regeneration. Attracting private sector investment in the area. The interventions in this masterplan will be phased out over a long period between 20-25 years.
This masterplan is therefore the means of drawing together a clear strategy for the physical, economic and social transformation of a neighbourhood to address regeneration in a comprehensive and systematic way. It is a coherent process of planning for change in the physical, economic and social fabric of an area, to be achieved through the joint input and efforts of professionals and the local community. It involves continual dialogue between those setting the parameters of the plans and the representatives of the communities affected by them. Master planning also needs to shuttle continually from the long–term and strategic issues to more immediate and localised concerns. The plan itself undergoes a process of constant readjustment and refinement. This research was conducted in phases; Analysis, Strategy, Framework and Coding and Masterplan. The analysis stage concentrated on understanding Drumchapel's physical form, its history and the stories of its inhabitants. It mapped the area and looked at the subjective view of the place. It looked at Glasgow City Council’s vision for Drumchapel. It examined the nodes in the area, density, street network and its associations with Glasgow as a whole. On the strategy phase we united every one of the parts of the past stage to shape a key way to deal with redeveloping Drumchapel, concentrating on key aspirations and thinking about long haul term objectives. Identify the capability of the area for development. Helping to stitch new development seamlessly into an existing community and its heritage. 3|P age
Drumchapel Gateway Background Drumchapel as it is today being the embodiment of the council's reaction to overcrowding in Glasgow in the 1950s. The local authorities at the time were forced to quickly erect satellite town to tackle the housing crisis. The lack of proper planning crippled the council’s capability to infuse the estate with all of the amenities it required, resident where forced to travel long distances for their daily needs. The outer edge housing lacked social centres and common bus links. The housing estate was built in the 1950s was built for a population of 34,000 residents. Since then the population has fallen to 13,000 at present. Many residents live in socially rented homes. The populace is largely economically deprived. The contributing factors to the fall in population size are high local unemployment, poor housing stock, lack of town centre focus and lack of diverse in demographic and age population. Development in Drumchapel has always been scarce due to lack of funding from the local authorities and developer/investor interest in the area has been very low. When most factories relocated in the 1980s most business have not returned. The combination of all these factors have contributed to the negation perception of the area. Repairing Drumchapel’s urban form will not automatically improve its fortunes, but it will be a step in the right direction
4|P age
Peel of Drumry
Post Office
The Location of Glasgow's Four Peripheral Estates
Water Tower
Corporation Office
Town Centre
Antonine Wall
Invercanny Drive flats
Town Centre
Social Deprivation in Glasgow, 1981 Inquiry into Housing, 1986
5|P age
6|P age
Drumchapel Gateway Analysis The key findings of the analysis phase gave us an account of the current state of Drumchapel. The aim was to help us understand how and why it is the way it is today. In terms of Drumchapel’s physical form, the site has topographic concerns. The landscape is uneven mainly characterised by its hilly nature, some areas a steeper than other due to drumlins. Drumchapel was built in response to the overcrowding crisis that faced Glasgow Corporation. The lack of proper infrastructure planning has had a knock-on effect for the past few decades. One of obvious indications for the poor planning was the fact that the town centre was not in the original masterplan for the area, it was added a decade later. We further identified a range of weaknesses, threats which were noted during this phase. The area contains low quality and poor maintained stock including the existing centre. There is poor safety and security in some sections of the area. However, at present Drumchapel is a fractured place. It has poor housing stock, no integration, no functional efficiency, no environmental harmony, no sense of place and lacks commercial viability. However, strengths and opportunities exist in Drumchapel. The area has a strong community spirit, a rich historical heritage, wonderful nature setting that needs to be cultivated and good road networks.
Lack of integration No association and overlap with encompassing territories No functional efficiency With the goal that individual components (structures, avenues, open space) cooperate as a major aspect of a proficient entirety. No environmental harmony Making improvement shapes that are energy effective and environmentally sensitive. No sense of place Making some place that is unmistakably particular however simultaneously fortifies nearby character. Lack of commercial viability Reacting to the substances of market effects on development mix and delivery.
7|P age
Drumchapel Gateway SWOT Analysis The SWOT investigation gives a rundown of the fundamental strengths, weaknesses, opportunities threats that were recognized inside Drumchapel. The qualities and shortcomings talk about current conditions inside Drumchapel. These can possibly help or to obstruct the future redevelopment of area. The open doors are areas on which the redevelopment ought to enhance, while dangers are potential impediments that should be taken care of while renewing Drumchapel.
Strengths • Community Spirit – lack of mobility and economic adversity has created an especially strong sense of local identity and territoriality. In the views of the locals the area should be revitalised and not liquidated. This should provide a strong motivation in those who want to assist in the rejuvenation of the area
both natural and manmade. Primacy of the car as evidenced by roundabouts esp. to retail park and western flank. Tenuous links to adjacent neighbourhoods-Bearsden & Wester ton and points south • Nature / Setting- Undefined function & negative open space. No function space with min ecological value / habitat. No centre/ focus for district. Lack of defensible space. Lack of natural surveillance- large ill-defined back courts. Low imageability key buildings dispersed along road which takes path of least resistance- physical features do not create positive territorialism. Community buildings, churches etc hidden away in highly defensible plots palisade fences, hedges trees create space barriers to vision. Lack of street trees. Long unobserved pathways.
• Heritage – Creates an inter-generational equity from the value of historic places. Antonine Wall, Canal, Heritage walks. Could Drumchapel be the new gateway to the wall and provide a new building which interprets its history? Could the canal provide the impetus for regeneration by living in, on or around the water? • Nature/ Setting- The area is encompassed by green areas – Green belt and woodlands. Biodiversity and habitats and open greenspace that can be exploited for leisure/ amenity. South facing – sun and renewable energy. Due to nature of topography – expansive views from ‘up the hill’ & from Linwood across the city. Ringed by greenery. Street trees. • Connections- Road/ Rail connections – within easy reach of Loch Lomond & Trossachs and on a trunk road leading to the western Highlands. Regular train service to and from the city centre
Weakness
Opportunity Self sufficiency • To connect/ reconnect hitherto unconnected streets/ neighbourhoods. Increase permeability. Introduce gateways N, S, E & W. To break the skyline with memorable buildings & increase the area’s image. • To define / redefine better external spaces for leisure and recreation/ habitats. Better paths & connections • To exploit watercourses for environmental engineering – natural rift of Garscadden Burn
Connections -remoteness of train station from the area’s ‘centre of gravity’. Car dependency. Dispersal of services. Severance of neighbourhoods
8|P age
Drumchapel Gateway • Better integration of important civic/community buildings • Tramline connection to rest of the city – GWR Threats Employment opportunities locally • Fuel poverty • Lack of diverse demographic and ageing population • Lifecycle of existing housing stock • Noise/ air pollution – aircraft jet wash • Deterioration in woodlands – maintenance • Lack of a town centre & focus for the community • Lack of small- medium retailers • Management of vast open undefined areas • Buses and bus routes- withdrawal of services
9|P age
Drumchapel Gateway Place standards 1. Moving around Can I easily walk and cycle around using good quality routes? Rating: 2 Comment:
Comment: Buildings and public spaces make being in or passing through the area an unpleasant experience. There are few positive features such as landmarks, public squares or natural features that make the place look attractive. Poor aspects such as empty buildings and vacant land. Features and routes do not help people find their way around. It is much harder to enjoy the place at night.
Limited routes for walking and cycling. Walking and cycling not given priority over cars and other traffic. Routes do not provide obvious links. Routes are not good quality and are not attractive or pleasant to use. Routes do not meet the need of everyone. Routes do not feel safe all year round and at different times of day. 2. Public transport Does public transport meet my needs? Rating: 4 Comment: Public transport services are frequent. Public transport routes are limited. Public transport is safe and easy to use. Bus stops are in convenient places. Bus station has limited facilities. Train station not located near centre. Public transport not affordable to entire population. Vehicles are relatively well maintained. 3. Traffic and parking Do traffic and parking arrangements allow people to move around safely and meet the community’s needs?
The diagram will show you at a glance, where your place has done well, and where there is room for improvement. Where it has done well, the diagram will reach the edge of the circle. Where it has done poorly, it will touch the centre. 5. Natural space Can I regularly experience good quality natural space? Rating: 4
Rating: 3
Comment:
Comment:
Limited variety of natural spaces available to people. There are limited opportunities for people to experience and have contact with nature. Some natural space is maintained and there is some seating for those who need it. The natural space cane affected by excessive noise at night. A range of natural space is not accessible to everyone.
Cars and other traffic take priority over people. Traffic affects site permeability. Traffic decreases noise and air quality. Limited safe and secure parking space. Traffic-calming measures not used. Average quantity of cars and traffic in the area. 4.
Streets and spaces
Do buildings, streets and public spaces create an attractive place that is easy to get around? Rating: 2
6. Play and recreation Do I have access to a range of spaces and opportunities for play and recreation? 10 | P a g e
Drumchapel Gateway
Is there a range of spaces and opportunities to
Rating: 4
meet people?
Comment:
Rating: 3
Limited opportunities to take part in play and recreation for different groups. Spaces and facilities are ample quality and relatively well maintained. Spaces and facilities are accessible. The feeling of safety within the spaces is affected by the time of day.
Comment:
7. Facilities and amenities
Does this place have a positive identity, and do I feel I belong?
Do facilities and amenities meet my needs? Rating: 2 Comment: Limited range of facilities and amenities to meet a variety of needs for learning, health, shopping and relaxation. Facilities and amenities available to all. Facilities and amenities located close to each other. Variable degree of quality and maintenance. 8. Work and local economy Is there an active local economy and the opportunity to access good quality work?
Limited spaces to provide opportunities for people to meet. Limited range of different spaces where people can meet. 11. Identity and belonging
Rating: 2 Comment: People do not view the place positively. The history, heritage and culture of the place is not celebrated. Some involvement from local groups to help people feel involved positively in their community. 12. Feeling safe Do I feel safe? Rating: 2
Rating: 3
Comment:
Comment:
Routes unsafe at night. Spaces are not overlooked by buildings that are well used, which do not add to a feeling of safety. Empty property and anti-social behaviour.
Limited local economy to create different kinds of jobs. Limited opportunities for people to gain skills for work such as education, training and volunteering. Limited job opportunities for local people. Limited local services to help people find and keep work. Space for local businesses to start up and grow.
13. Care and maintenance Are buildings and spaces well cared for? Rating: 3
9. Housing and community
Comment:
Does housing support the needs of the community and contribute to a positive environment?
Public spaces and public property moderately well maintained. Some problems such as litter.
Rating: 3 Comment: Housing is about a positive feature of the area. Limited range of good-quality housing available for different sizes of household. Limited range of housing tenancies to meet different needs of people.
Limited facilities for recycling. 14. Influence and sense of control Do I feel able to participate in decisions and help change things for the better? Rating: 3 Comment:
10. Social interaction 11 | P a g e
Drumchapel Gateway Local community groups allow people to get involved. Health services and housing associations work with the community.
PRIORITIES FOR ACTION What are the main issues and priorities for change that you have identified? Comment: Improve public realm, services and facilities. Improve safety and security. Improve density and occupancy.
PRIORITIES FOR ACTION What actions could be taken to address these? Comment: Concentrated development and improved density. Develop public realm quality. Improve links to green space and transportation options.
12 | P a g e
13 | P a g e
Drumchapel Gateway Strategy The new high street proposed, which runs along the valley, sitting above the recreation centre and the Garscadden burn, will connect the area with the highest concentration of poverty in direct path with the town centre and with the proposed train station. Moreover, green spines running vertically and in north west to south-west and through the new high street will connect with the rest of Drumchapel as a new place. The second part of the strategy mainly involves infill of housing into vacant site. The target audience for this scheme being individuals to purchase plots along existing road infrastructure mirroring vacant sites. The aim is to minimise the sense of placelessness you find in Drumchapel. The expectation is that this strategy will improve the image of the area so much that will interest developers and investors to come to Drumchapel.
Map of combined strategy
Thirdly we opted to create a green network, which interfaces all parts of Drumchapel, particularly with the new high street and to the nature circle which circles the entire site. This green network will ideally empower cycling and walking and a more outdoor of lifestyle. There is little residential body surrounding the accepted ‘nodes’. There is bound residential density surrounding the town centre node, industrial, community and commercial uses beleaguer it. The density around the node on Drumchapel road is actually low.
Existing Nodes
To work successfully as nodes, one expects a mix of uses about nodes, including abounding dwellings to accord custom to abutment the costs of active the bounded amenities and to accomplish the carriage transport link viable. Residential areas need admission to acceptable bounded nodes; so, occupants can buy their arcade and access transport link. The majority of dwelling density is anchored in the northern area of the site, far from the train station. This proves difficult for those abode in those areas.
Proposed Nodes
14 | P a g e
Drumchapel Gateway Existing Green network Recreation spaces and park are located throughout the area A network of paths already exists in the area. The existing pathways around and within the area are disconnected which restricts movement. The green spaces close to the town centre have a weak connection to the existing pathways.
Proposed Green Network
Existing Green Network
The proposal aims to connect all these new routes throughout the area. A vibrant green network could enhance usage of the footpaths and cycle lane which connect to the whole of Drumchapel and Glasgow city centre. The high levels of biodiversity coupled with open greenspaces in the area could be exploited to create robust leisure and learning resources. The canal is close to the south west corner of the site. A robust green network could facilitate boosting local tourism. A footpath that runs throughout the site encompassing all the historical characters of the area.
Proposed Green Network
Cycling in the area could be enhanced with a developed green network.
Existing Roads A ring road runs through the site connecting to most residential areas There is less major transport artery within the area Certain neighbourhoods within Drumchapel have poor road networks such as blind alleys this makes them impenetrable and time consuming.
There are opportunities to improve movement and access throughout the area. Bridges over burns are also required to connect districts. New streets and paths are required to better connect the districts.
Existing Roads
15 | P a g e
Drumchapel Gateway Existing Densities The existing train station and main road connect well with Glasgow but from within the site, getting to those means of infrastructure is convoluted. There is an opportunity to mobilise the population and improve health by providing cheap and sustainable means of transport which are pleasant and healthy.
There is low residential density surrounding the existing nodes.
Proposed road
Density within the area is low at under 30 dwellings per hectare. Housing density is not evenly distributed it is concentrated in the northern area of the site
Existing Density Proposed Density Higher populace densities will be organised within the various hierarchical network of streets that make public transport more viable, thus connections the rest of the city frequent.
Proposed Density
16 | P a g e
Drumchapel Gateway Proposed Strategy 1. Connectivity
Piste markers can be installed along paths. (mxdisplay.co.uk)
The aim is to connect isolated areas within Drumchapel to the existing road network Improve the travel network that connect well with the rest of Glasgow Create a more connected street and green network to different nodes in the area.
Improving wayfaring in Drumchapel is essential if the natural resources within the region are to be popular and easily and enjoyably accessed by tourists, visitors and existing residents. “The value of an effective way finding system is not only determined by an enjoyable and positive visitor experience, but by how you maximise on the customer’s route and dwell time.�
2. Housing infill Building new homes and renovate empty properties Encourage self-build as a strategy for housing infill.
Creating an identity for different locations Give each area a one of a kind perceptual identity, so the guide can connect their prompt surroundings with an area in the larger space. The guest's capacity to recoup position and introduction is very important. (mxdisplay.co.uk) Using landmarks to provide direction hints Landmark as an introduction sign. If the visitor knows where a point of interest is in connection to their position, they can say something in regard to where they are. An alluring property of a point of interest for this utilization is visibility. The capacity to be seen from a vast encompassing territory. Utilization of stone monuments and signage totems could be perfect. (mxdisplay.co.uk) Creating well-structured paths Paths ought to have an arrangement of attributes to be all around organized. Well organized paths keep up a visitor's introduction concerning both the following landmark along the way and the separation to the possible destination. Example,
17 | P a g e
Drumchapel Gateway Case Studies Renovating vacant properties The vacant properties in Drumchapel could be put back into use through self-help housing. This is different from self-build housing as it does not involve construction new properties from scratch. “Self-help- housing involves groups of local people bringing back into use empty properties that are in limbo, awaiting decisions about their future use or their redevelopment.�
A network that will complement the nodes in the area and enhance walkability and cycling in the area.
Self-Help Housing uses empty or void buildings which owners are willing to make accessible for a limited period on licence or lease, often at minimal cost. Reducing the number of empty and void buildings using this model adds to the overall quality of an area. This model gives individuals a chance to gain hands on work experience building abilities and furthermore how to run an association, how to secure subsidizing and how to consult with proprietors, local authorities and different organizations. (www.self- help- housing.org)
1.Archiltibue, Coigach. An old school house converted into two social rent flats for the community. Coigach Community Development Company submitted a proposal to Highland council to convert the old school house which had been out use for 5 years into two affordable rental flats. (http://www.hscht.co.uk/uploads/4/6/8/5/46858349/ achiltibuie)
Archiltibue, Coigach
This model could easily be applied in Drumchapel. In could provide training for young people, generate income for local organisation and help improve the quality of the area by reducing the number of empty building. Some of the converted buildings could be offered to start-up businesses or artists to boost business activity in the area. 3. Green network Creation of a green network that runs through every area of Drumchapel.
18 | P a g e
Drumchapel Gateway 2. Lisbon Green Network, Portugal The project involved the connection of green spaces through a variety of measures including the creation of green corridors and the development of street trees and urban agriculture and allotments. The key objectives of project were to enhance the attractiveness of the city, improve air quality, increase property value, offer recreation and healthy lifestyle and re-use abandoned land. The project aims to give pedestrian and cyclist more spaces and improve ecological connections and includes a main corridor which connects two city parks. Several new parks were created with lawn areas, playground, cycle lanes and designated areas for agriculture. A series of biodiverse meadows were also established, and a street tree planting programme aimed to improve the grey infrastructure of the city.
Economic development strategy for Drumchapel Existing economic problems •
Low employment opportunities
•
Poor Housing Stock
•
Lack of a functioning town centre
•
Lack of management of vast open undefined open spaces
19 | P a g e
Drumchapel Gateway What we are proposing? The Council has two options to deliver development in Drumchapel. Firstly, creation of Local Enterprise Partnership could be important in speeding up development in Drumchapel. Under the Localism Act 2011 which gives local authorities the power to establish wholly owned companies. The partnership could comprise of various stake holders in the community with Council taking the lead. Second, Supporting a Community Land Trust. (Future of London, 9, 2017) “The end-game is achieving a more compact, defined prime retail core in the town centre, with more mixed uses and with peripheral areas made over to other complimentary uses, particularly housing” (British Property Federation,9, 2016) Local Enterprise partnership as a company could take the role of a developer. Identify projects, source funding and deliver them. Examples, In Barking and Dagenham are an example of a local authority who formed a local enterprise to completed building residential properties with 100% ownership. In Scotland, Highland and Island Enterprise are leading the way in managing community assets via acquisitions. (Future of London,13, 2017) Example of how to joint venture could work in Drumchapel in a long- term regeneration project. “In 2010, Bournemouth Borough Council joined Local Assets Backed Vehicle with Morgan Sindall Investments to bring new homes, offices, retail opportunities, tourism attractions, business development and improvements to infrastructure and the public realm. Set up for a term of 20 years, the Council and Morgan Sindall Investments each hold a 50% equity stake, committed through land asset transfers by the Council and a commensurate cash contribution per site by the private sector partner. The partnership is delivering residential and mixed-use proposals for 16 hectares with further potential development opportunities by way of acquisition and further joint venture activity.” (British Property Federation,24,2017)
Another way a joint venture could work, “is a pooling of critical mass of freeholds in a given era, together with some leasehold and other interests, to form a new investment entity”. (2016, 5, British Property Federation) Incentives to attract more business activity in Drumchapel. Lowering tax for new businesses can be a way of attracting businesses to the area. (Cities for change, 6, 2016) Joint venture partnership would be highly recommended for Drumchapel because the Council doesn’t have all the skills necessary to deliver regeneration alone. Further a joint venture will also guarantee to the local authorities that projects will go ahead avoiding what transpired after the financial crash in 2008. The council could use Section 75 on a few designated sites this could stimulate development of Drumchapel. Loosening of planning regulations could attract more developers and investors. In 2014/15 Scottish Home builders contributed £83.7 million investment through S75 agreements. (Nathaniel Lichfield and Partners, 20,2015) Identify keep projects that offer maximum value for money in terms of returns they generate and start with those. This could work on the town centre regeneration project. The revenue stream could be used to remediate land and turn it into productive use. Local plans set the vision and identify the development needs of an area to steer investment and send a clear signal to the private sector about where development should go and what kind of development is needed. Councils are working pragmatically to unlock stalled land sites. Lowering of planning fees not to be higher than the cost of service is another way to attract developers if joint ventures are not on the table.
20 | P a g e
Drumchapel Gateway In terms of covering the cost for regeneration Councils have multi sources of funding available to them such as Growing places funds, EU structural funds, Regional Growth Fund, Local Sustainable Transport Fund, Community Infrastructure Levy (CIL) and New Homes Bonus.
•
Bringing forward projects where a need for social housing exist but no local group or developer has been identified to lead delivery.
Glasgow City Council has committed to selling off 20 residential sites for residential housing including self-built homes. Residents are welcome to purchase individual plots. The council has scheme to convert empty shops into housing units.
Public Consultation A community Land Trust is a not for profit organisation that develops and manages community assets such as buildings, community gardens, land and other community assets on behalf of the community.(www.communitylandtrusts.org.uk/wha t-is-a-clt) “Building homes — even really good, highperformance ones– is actually pretty cheap. What is crippling us is the cost of access to this spiralling debt economy around housing, which creates scarcity, and therefore inflation, therefore speculation, therefore monopoly, and therefore further scarcity.” (New economic foundation,2016) Below is a model of how a CLT works and one of its functions. Approach faith groups, housing associations, schools to get the message out to the community about a public meeting on Community Land Trust. First phase would be to conduct a listening exercise with residents about what to do with the vacant land in the area. Propose the idea of a Community Land Trust and what it aims to do. •
Build afford housing
•
Trade properties based on local wages
•
Acquisition of community assets example vacant building or land.
•
Bringing into use vacant properties.
Second phase will be to invite groups who are doing similar schemes or experts of self-build homes Highland and Islands Enterprise. Empowering communities to acquire, manage and exploit community assets and community benefits. First pilot scheme for Custom and self-build run in the Highlands in 2016. Community Lands Scotland represent a membership owning and managing approximately 500,000 acres between them. National Custom and Self Build Association works with governments, community groups and industry to build innovative and thriving self-build and custom homes. Make it clear the CLT is open to all residents of Drumchapel. Another approach could be to strengthen existing Co-ops and housing associations by encouraging them to be part of the steering group of Community Land Trust. Engage existing housing associations in the area, developers and local council.
21 | P a g e
Drumchapel Gateway 3. Community Land Trusts in Scotland The longest runway in Scotland covering 3,049 metres is Royal Airforce facility. In 2006 the Ministry of Defence decided to sell it off to the highest bidder. A local group Machrihanish Airbase Community Company formed to take over the airbase as was felt in the community that the site and its assets could tackle Kintyre’s economic downturn. The site boasts 6.25 million litres of fuel storage, 11 miles of internal road network, 200 properties.
Machrihanish airbase
The community group engaged in long and complicated negotiation with the M.O.D and purchased the site in 2012 for £1. The group’s aims were to Market the site to attract investors in renewable energy, aviation, expand facilities for existing tenants. It has 40 businesses operating on site, 97% of its turnover is generated from sales. It is a project candidate for UK spaceport. (http://www.communitylandscotland.org.uk)
The Findhorn Village Conservation Company (TFVCC) was formed in 2011. It began negotiations with Novar Estate which had ownership of all the amenity land in the village. In 2015 TFVCC received capital grant funding from Scottish Land Fund. This enabled TFVCC to purchase 900 ha of Land in the village and other amenity Land. (www.communitylandscotland.org.uk)
Findhorn Village
The two cases studies demonstrate the viability of Community Land Trust as a model for communities to use to acquire for community assets such as Land or vacant properties. The scale of the land is different but the community in Drumchapel could have more innovative ways to use the land or vacant properties if given the opportunity.
22 | P a g e
Drumchapel Gateway How would fund be raised? Crowdfunding by offering community share offer, with annual return of 10% on money invested. Offer membership to anyone who invests a minimum of £50 and maximum £20,000. This approach would raise enough capital for any development to be undertaken such as land purchase. Another way to source funding for building costs could be secured through a partnership with developers where the CLT bring into the partnership Land as equity. Secured loans and grants are other sources of funding available. Glasgow Economic Strategy 2016 includes funding and bespoke support for Cooperatives and social enterprises. Glasgow City Council is aiming to make the City a “Co-operative City” Job creation All future construction in the area by the CLT will have a 15% guarantee of local workforce. Data on unemployed workforce to be collected from the local Jobcentre. Increase training programmes for skills upscale to match employers demands. Bringing into use vacant voids. Refurb vacant voids and offering them to small and medium size business is way of attracting business to the area. This could bring diverse industries to the area who wouldn’t have otherwise considered the area. Population growth strategies Improving the condition of public realm particularly the city centre will make the area a more attractive place to live and do business. A thriving and vibrant area is more likely to retain more people. (Centre for cities,2016,5)
23 | P a g e
24 | P a g e
Drumchapel Gateway Concept Plan Our vision for Drumchapel illustrates a wellconnected and vibrant place. A Rehabilitee and functioning green network. Connected cycle lanes and an attractive area for people and visitors to come and live.
Proposed Roads
Proposed Nodes
Proposed Density
Proposed Green Network
25 | P a g e
Drumchapel Gateway Vision
Creating diversity
The vision was prepared to direct us each step.
Diversity can beautify Drumchapel, breed resilience and create opportunities for a diverse range of people.
• • •
Connect place and surrounding Creating diversity Vibrant neighbourhood
Stimulate interaction between nature, residents and neighbourhood.
Connect place and surrounding Drumchapel is fractured. Internally disconnected from large segments of its landscape it conjures up an image of isolation. Drumchapel’s needs to change its identity to a vibrant and welcoming place within Glasgow. Areawide green network An interconnected and constant system of green open spaces advances dynamic travel connections with the rest of the city, and welcomes individuals to Drumchapel Hierarchy of streets A clear hierarchy of streets should make public transport routes clear to users, preferably the upper levels of a street hierarchy. A common corridor for different travel options can enable this to happen. Support for cycling Cycling routes are integral, not an afterthought, providing a coherent network through the city instead of a fragmented, disjointed series of short paths. Permeable street network A dense, porous street network makes Drumchapel a more connected neighbourhood, conveying the streets down to a pedestrian scale. Critical mass of people Higher populace densities organized within the various hierarchical network of streets makes public transport more viable, thus connections the rest of the city frequent.
Large parts of it are unattended and some sections inspire fear. There is a concentration of poverty, low ethnic diversity. Mix of typologies A blend of typologies takes into consideration vertical and even separation. The mix permits separation along the street edge, giving visual and structural architectural variety. Inside a building it creates opportunity for a variety of unit sizes, not privileging one size and type. Mix of uses Fluctuating plot sizes and adaptability in spaces takes into consideration a development of uses over time. Progressively and changed shops and services bring passing exchange from increasingly and fluctuated individuals and creates employment in residential areas. Mix of plot sizes A mix of plot sizes, with an inclination towards smaller plots, permits a blend of developers to get involved. Housing associations such Glasgow Housing Association (GHA), Self builders, community groups and housing cooperatives to medium sized developers are able to acquire plots which suit them. Mix of open spaces Different open spaces provide different opportunities for varied range of activities, character and people. Limited design codes Design codes manage negligibly, and on key components of the urban shape as opposed to feel. This helps breed variety in compositional styles and materials, breaking visual dreariness.
26 | P a g e
Drumchapel Gateway Vibrant neighbourhood Drumchapel has no genuine neighbourhood, no structure, and no centre point to address the needs of its populace. Just two amenities as of now exist in and low employment. Drumchapel has a strong spirit of community in spite of itself. It ought to be a place of belonging, a place of wellbeing and prosperity, and a place where individuals will want and choose to live, work and play.
More amenities Even distribution of amenities throughout the area. Ensuring that amenities are within walking distances of local nodes. This can be achieved by ensuring amenities are interconnected to the green spines, road artilleries, new train station and bus network. Economic opportunity Existing industry and job must be retained and the wealth spare of land ought to be leveraged to attract new enterprises and extra employers to the area. Business development starts ups, training which diversifies skills should be given to all in Drumchapel to flourish and lift individuals out of poverty. Diversity in tenure Plot sizes and variety acquires a more extensive fragment of the populace, under a more extensive scope of tenures. A few will have more financial resources, and the blend can help bolster a wider support of shops and services from which all can profit.
Stimulate interaction between nature, residents and neighbourhood Much of Drumchapel is flood inclined, and the open spaces are undifferentiated, lacking Visual intrigue however boast great biodiversity. The climate is changing and will make individuals and places vulnerable. Working with nature is more practical and resilient than undermining its impact. Solid environmental frameworks frequently look like sustainable and sound urban and human ones. Biodiversity should be let promoted into the area and profitable social dimension of green and nature must be valued and harnessed.
Green blue networks The blue network is made an essential piece of the network and of the public domain by joining sustainable urban systems in key flood inclined areas. This happens in public space and private space. Vacant and derelict land Prioritise redevelopment of vacant or derelict land Food production Encourage Allotments in the neighbourhood to complement other growing spaces in bringing food production back into the area, with social, economic, environmental and health benefits. Sustainable transport Higher densities and a connected street network make sustainable public transport and dynamic travel more suitable and available, boosting their utilization and diminishing car reliance.
Gradients of privacy Each new open public space interacts slightly differently with private space and brings streets alive with people and character. Some spaces provided opportunities for passive social interaction with a broad range of people, others nurture interaction with friends and neighbours.
27 | P a g e
Drumchapel Gateway Selecting A Masterplan We were asked to choose an area from Drumchapel in the shape and size of our choice on which to focus our master planning intentions. The time allocated did not warrant for area-wide master planning.
•
construction of new railway station
• • • • •
construction of offices and residential apartments Construction of welcome centre Rehabilitation of green spaces Open bid to developer for land
We were keen to detail a master plan that would stimulate further interventions in Drumchapel.
Phase two 2024-2029 (5 years)
We aimed to select an area that would allow us to develop rules that could then be applied to its more significant
• • •
context. First to transform the perception of Drumchapel and then use to comparative neighbourhoods over the UK which is demonstrating similar urban forms and socioeconomic characteristics.
Phasing and Parcel plan Phasing options have been considered from the outset of the master planning process. The timing and delivery has been included in this masterplan. The phasing plan is flexible to respond to any shocks to the economy.
Site preparation Parcelling of land Construction of residential home
Phase three 2029 -2034 (5 years) • • •
Site preparation Parcelling of land Construction of residential home
Phase four 2034-2039 (5years) • • • •
Site preparation Parcelling of land Construction of residential home Masterplan completion
Phase one will comprise of building a new rail station, mixed use building, enhancing the green spines the station. In phase 2,3 and 4 will involve parcelling of land to ensure a blend of typologies and mixed tenures as explained in our vision
Transformation areas (Areas that will undergo major changes in density, land use or street layout).
Phase one 2018-2024 (5 years) • •
Demolition of existing buildings on the site area preparation of site area 28 | P a g e
Drumchapel Gateway Foundation Masterplan The Masterplan area centres on the development of a new train station on the existing line with proposed interventions in the surrounding area, improvements to existing road network, density and green spines.
• • • •
Rehabilitation of the green network Incorporation of cycle lanes to the existing road network Building of and commercial and residential properties.
Challenges Key projects The masterplan site includes; •
Creation of a new train station
• • •
Density to sustain demand of facilities Funding to sustain the masterplan Maintain developer interest.
Foundation Masterplan
29 | P a g e
30 | P a g e
Drumchapel Gateway Comparative Case studies We have compiled three compare case studies that support our transport development as a catalyst for regeneration in Drumchapel. “Transport development areas in cities have the potential to modify sharing of resources and skills alike looking at the density of individuals, businesses and therefore the interactivity between these. The interactions and sharing of resources that are potential depend on the design typologies of the building that exist within the space, as an example, a distinction the public exchange among market squares retails among main street and malls, business in offices and factories and then forth. (Clarke,10, Metricity) St. Helen Train Station (Case study 1) The new 1961 pre-fabricated station didn't adjust to the standard of buildings and magnificence of renovation planned for the near St. George Street Quarter and didn't give a pretty entry to St Helen's. The station was defined by poor rider facilities, a failure to satisfy DDA needs, poor automotive parking and bicycle facilities and a scarcity of integration between the train depot and depot despite their proximity to one another. St Helens Metropolitan Borough Council (MBC) so undertook a comprehensive survey of station users on behalf of Mersey travel in 2004. The survey unconcealed significant discontentment with the standard of facilities; 59% of that asked thought of the station facilities to be poor. Additionally, the general condition of the building was considered of obsolete, each outwardly and internally, and users were disgruntled with the shortage of facilities for folks with quality difficulties. 95% expressed that the planned enhancements were necessary. The general agreement was that the looks appearance condition of the station had an adverse impact on its immediate surroundings. “The station felt isolated with no real presence… The station appeared derelict, the buildings were summing up, and there have been low economic levels of activity with lots of crime within the area”
The issues were highlighted by a feasibility study that specialises in the revitalisation of the city centre and its surroundings. The study highlighted a variety of problems regarding the station, especially its impression of being isolated through the station is really near the city centre, and therefore the unattractive encompassing setting that created a poor image and substandard entry purpose into St Helens city centre.
The development of the station was a part of a package of measures, aimed toward the mixing of the station into the encompassing city centre by remodelling the local traffic flows, pedestrian accessibility and bus routes. The scheme concerned the demolition of the original station and therefore the reconstruction of the new station building, an overcrossing and lifts to the west of the new website. This might produce an on the spot read into the city creating the station appear nearer to the city centre and thus increasing accessibility. The project was completed within the summer of 2007 at a price of £6.2 million. The elegant twentyfirst Century style of the new Central Station keeps with the high category urban style and finishes employed in the St. George Street Quarter. The planning combines glass and copper-clad walls with 31 | P a g e
Drumchapel Gateway spider glazing and an exposed structure. The plan was meant to ‘make a statement’ and relates to the Borough’s heritage of producing and glass-making innovation and thought of to enrich and enhance the close conservation space. Property and economic analysis Jones Lang adventurer dispensed a requirement Assessment in 2004 to measure the reaction to an improved station. They got a robust reaction among the local people that the planned station would have a positive result on developer/investor perceptions and would be probably to steer to any local developments and boost St Helen’s profile, conditional on the station providing quick links to the city centre. There are a variety of natural developments within the space since the station renovation including: Next Dom workplace Development – 39,000sq feet of entirely fitted industrial workplace area with a 130 park areas and landscaping Country Properties Headquarters - one/two bedchamber city centre flats, planned and designed with trendy urban living in mind. Helena Partnerships workplace – Pochin Construction is presently building a new, ecofriendly workplace for the Merseyside housing association. The 23,000-area unit, the three-storey glass-clad building, is found in Corporation Street, terribly near the station, and was antecedently home to a St Helens Glass production facility. There is conjointly proof that the encompassing square measures are currently receiving attention, with the Hardshaw Centre winning a brand-new park exit way into the St. George Street quarter. (The Value of Station Investment,112-18)
Improve liveability (Case study 2) The Foresight ‘Future of Cities’ report by UK Government’s workplace for Science stressed that ‘the quality of the physical environment plays a crucial role in mental well-being; among the many factors are noise and light levels, building layouts and route finding, and access to nature. The design of everyday products, buildings, transport systems and communications devices, all contribute to levels of stress or content.’ Imaginative ways in which of constructing stations in an aesthetic also an as sensible pleasure to use date virtually from the start of railways, however, a nadir was reached within the 1960 and 70s once there was an incomprehensible disregard for the heritage worth of the railways' inheritance. Consequently, several good buildings were destroyed that might, with imagination and vision, are custom-made to trendy wants. The heritage of that dismal amount remains visible at several stations and a serious reason why several regions need to realise management over station development.
Colquhoun square,
Hawick town
Helensbugh Recognition of the importance of elegant style has been inspired by passengers’ response after they encounter it and rewarded by such schemes because of the Brunel Awards, the triennial competition for international railway design and style. Last year commenting on the awards organisers: ‘a sense of quality is shared a lot of and a lot of throughout the globe by all those concerned in infrastructure style. The essential wants of people relating to their travel experience don’t take an issue such a lot worldwide. Everyone needs to feel safe and cosy throughout their journey. it's been verified and widely accepted that an atmosphere of fine spatial quality shortens and improves the perception of waiting times; that a 32 | P a g e
Drumchapel Gateway transparent station layout guides the passengers to his destination naturally; which the station area's ambience adds to the city's quality besides on the station’s urban quality and activity.’ (Development around stations,11,2016).
Galashiels (Case study 3) Galashiels is at the heart of the Borders and is home to a variety of essential locations for local individuals and guests. The recent developments inside the Borders have provided a single chance to develop the city and significantly to grasp the improvement of underutilised areas inside the city, produce new jobs and opportunities to extend business enterprise sound and length of the city centres. Town centres are a particularly significant component of the economic and social material of the Scottish Borders. As a part of the Borders Railway Blueprint Programme, this master plan has been developed to indicate the critical areas for change and development in Galashiels. The masterplan sets out a medium to a long run strategy for the community through the allocation of areas for business, retail, residential and community facilities, yet as positive townscape enhancements. This will not solely profit the economic and business viability of Galashiels; however, it'll additionally bring unexampled advantages to the native individuals and economy by doing new jobs, stimulating inward investment and creating city centres a lot of interactive for residents and guests The key focus for the regeneration centred around; making world category property to permit businesses and residents to flourish, creating active travel network to allow Galashiels to operate a sustainable and spirited city that is enticing for business, residents and guests. Investing in existing buildings and implementing new structures in an exceedingly dynamic manner that permits Galashiels to deliver the various spaces and distinct identity, meeting expectations of a city that is enticing to go to and live. (Galashiel development parcels, 4-5)
Precedents of streetscapes
Monastery Street
Lochgelly Town Square
Dunfermline Streetscape
Lockerbie Town Square
North Qeensferry
33 | P a g e
Drumchapel Gateway
Cambridge Avenue, Lincoln.
Solon new road
Red lion square
New homes Edinburgh
Suffolk Wemyss properties
34 | P a g e
35 | P a g e
Drumchapel Gateway Plot Passport Street passport The output of this local coding exercise could be a set of street edge passports. These don't seem to be final regulation, however, passports for us as master planners to use as guides within the method. We tend to set a series of quantitative rules for street edges that describe broadly speaking the character we tend to conceive of on every edge sort, together with density, active frontages, scale, and also the relationship between public and personal. From these rules, we tend to carve out exceptions to create places. Urban Typology We use the catalogue of blocks, streets and typologies within the local Urban Code to search out samples of urban form that a more or less match the street edge passports for those in between densities, and contemplate doable building typologies.
Code- A.01 Local Character- Residential Unit Type- Flat, 1 per floor Use – Residential Area- 240 Sq.m
M.2
Unit division
The plot is for multiple dwellings.
T.1
Typology
The plot is for flatted, Terrace dwelling.
U.1.r
Permissible uses
The building on this plot is For residential use.
C.0.50
Coverage ratio
The building must not cover More than 50% of the plot.
Code- C.02 Local character- Residential Unit Type- Single family unit Use- Residential Area- 131.75 Sq. m
36 | P a g e
Drumchapel Gateway M.1
T.2
U.1.r
Unit division
The plot is for multiple dwellings.
Typology
The plot is for terraced dwelling.
Permissible uses
The building on this plot is For residential use. The building should not Cover more than 50% of the Plot.
C.0.50
Coverage area
M.2
Unit division
The plot is for multiple dwellings.
T.3
Typology
The plot is for tenement dwelling.
Code- S.03 Local character- Residential Unit type- Flat, 1 per floor Use- Residenttial, commercial, office Area- 128 Sq. m
Permissible uses
The building on this plot is For residential use and Commercial and office use.
C.0.50
Coverage area
The building should not Cover more than 55% of the Plot.
M.1
Unit division
The plot is for single family Dwelling.
T.4
Typology
The is for semi-detached Dwelling.
U.2.rco
Code- L.04 Local character- Residential Unit type- Single family house Use- Residential Area- 140 Sq. m
37 | P a g e
U.1.r
C.0.55
Permissible uses
The building on this plot is For residential use.
Coverage area
The building should not Cover more than 55% of the Plot.
Lo
38 | P a g e
Drumchapel Gateway Masterplan
Masterplan
Sketches and views
39 | P a g e
Drumchapel Gateway Sections
Residential street Main urban street
Precedents
Local Main Street 40 | P a g e
Drumchapel Gateway References •
• • • • • • • • • • • • •
Clarke, P (2007) Metro city exploring new measure of urban density, Helen Hamlyn centre Development around stations 2016 Steer Davies Gleave and Campaign for Better Transport Scottish Border Council (2018) Galashiels Development Parcels www.suffolkmag.co.uk www.swexie.me www.visitbrighton.co.uk http://www.geograph.org.uk/photo/4417528 www.crossrail.co.uk www.spt.co.uk www.alamy.co.uk http://www.exploreinverness.com/transport/trains http://www.bbc.co.uk/news/uk-scotlandsouth-scotland-29209946 https://memim.com/haymarket-railwaystation.html
41 | P a g e