Introduction Having a comprehensive understanding of the High Street study area ‘s population, planning framework, and ground conditions allows any Urban Designer or Developer to understand the potential of the area and the visions that are driving regeneration currently. This booklet contains an overview of the planning policies and plans currently in place and how they hope to guide and inspire new development in the study area. This is followed by a breakdown of the population, current land uses, services, topography, street networks and channels of movement. Understanding and exploring these potential barriers and opportunities will allow future developments to be planned efficiently and effectively.
Authors
Jialu Qiu
Liying Qian
Stephen Herraghty
Zehua Wei
Contents Introduction 1.Study Area
1-20
2.Landuse
21-58
1.1 Planning Policy 1.2 Plannign Policy Analysis 1.3 Housing 1.4 Landownership 1.5 Site Specific Policy and Design Guidance 1.6 Conclusion 1.7 Planning Themes
2.1 Population 2.2 Landownership and landuse 2.3 Primary Services 2.4 Secondary Services 2.5 Festivals
3.Topography
59-64
3.1 Height Information 3.2 Flooding 3.3 Maximum Permeability
4.Pattern of Movement
65-76
References
77-80
Figure List
81-85
4.1 Street hierachy 4.2 Traffic flow 4.3 Speed study 4.4 Pedestrian area adn cycle routes 4.5 Bus lines and Train Station 4.6 Core Paths
Planning Policy
National Planning Policy National Planning Framework 3 (June 2014)
The National Planning Framework (NPF) provides the context for development planning in Scotland, while also providing a framework for the spatial development in Scotland in the next 20-30 years. The policy in the NPF conveys the government’s intentions of leading Scotland towards a better future for everyone. (Scottish Government, 2014, National Planning Framework 3)
Scottish Planning Policy
Scottish Planning Policy (SPP) sets out national policies to guide the operation of the planning system, and for the development and use of land. This has a vital role enabling the production of places that create a more successful Scotland, with a positive approach to high quality design and efficient use of land. (Scottish Government, 2014, Scottish Planning Policy) NPF Image (Fig.1) Source: Scottish Government,2014
Regional Planning Policy Clydeplan July 2017
The regional policy that covers the study area is the Clydeplan Strategic Development Plan 3; the third installment of the plan intends to be a ‘concise and visionary’ document that sets out a clear vision and spatial strategy for the area which consists of eight local authorities; East Dunbartonshire, East Renfrewshire, Glasgow City, Inverclyde, North Lanarkshire, Renfrewshire, South Lanarkshire and West Dunbartonshire. The policy contained is based on the SPP and has visions of how the places required to push the region forward in a positive direction should be planned to help create: • • • •
A Successful and Sustainable Place A Low Carbon Place A Natural, Resilient, Place A Connected Place
(Glasgow and the Clyde Valley Strategic Development Planning Authority, 2017, Clydeplan)
Clyde Plan(Fig.2) Source: Scottish Government,2014
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Local Planning Policy City Development Plan
The Glasgow City Council’s City Development Plan (CDP) is the current development and regeneration plan in place in Glasgow and provides a 10 year vision and planning framework that aims to improve the wellbeing of the city. It hopes to do this through management of the fusion of our existing assests and the production of resilient places that rejuvenate areas that seem forgotten, and bringing economic growth and character back into the city. (Glasgow City Council, 2017, City Development Plan)
City Development Plan Image (Fig. 3a) Source: Glasgow City Council, 2017
The Plan sets out the key aims which will form the basis for decisions on planning applications in the city. The strategic outcomes of the CDP strive towards the goal of Glasgow being:
“A vibrant place with a growing economy”
An aesthetically pleasing and well designed Glasgow with the infrastructure capabilities of supporting businesses of any size will make the city an attractive investment location
“A thriving and sustainable place to live and work”
This outcome hopes to achieve a City that is made up of sustainable, vibrant and distinctive places that are well designed, accessible, safe, healthy and inclusive, and provide for the city’s growing and diverse population.
(Fig. 3b)
“A connected place to move around and do business in“
By improving the connectivity of the city, making it easier and safer to travel actively, and through providing sustainable transport systems the city will feel a more welcoming place encourages movement and activity.
“A green place that is resilient, accessible and attractive”
Glasgow’s natural assets need to be protected, and made use of in a sustainable way in which anyone can benefit from them now and in the future. Conserving and enhancing the quality of our environment, and promoting energy efficient practices are a running theme in the CDP.
(Fig. 3c)
These strategic outcomes are inter-related and at times conflict. The Plan puts it on everyone involved in the development process to find the balance between promoting positive change in the city while respecting and celebrating our important assets. (Glasgow City Council, 2017, City Development Plan) 2
Planning Policy Analysis The next section of this analysis will look at the planning policies in place from national to local level, and review them relating to the current City Development Plan’s strategic outcomes. All of these policies relate directly to any planned development in the study area containing High Street and its immediate surroundings. The City Development Plan contains 12 key policies that give guidance to all developments being planned in the city shown below. Each of the policies in CDP is accompanied by a supplementary guidance document which gives more detail on how the key aims can be achieved and information pertaining to the steps needed to incorporate the policy themes into planning applications. City Development Plan Policies CDP1 The Placemaking Principle CDP2 Sustainable Spatial Strategy CDP3 Economic Development CDP4 Network of Centres CDP5 Resources Management CDP6 Green Belt and Green Network CDP7 Natural Environment CDP8 Water Environment CDP9 Historic Environment CDP10 Meeting Housing Needs CDP11 Sustainable Transport CDP12 Delivering Development CDP Relationship Diagram (Fig.4) Source: Glasgow City Council, 2017
Overarching Policies CDP1 ‘The Placemaking Principle’ and CDP2 ‘Sustainable Spatial Strategy’ are the two overarching policies of the City Development Plan that set the tone for how the development of the City should be guided in the coming years. This section will give a brief summary of the two policies followed by the current actions being taken that implement their visions. (Glasgow City Council, 2017, City Development Plan)
CDP1 The Placemaking Principle The first policy in the CDP aims to advance Glasgow’s user experience by taking a design-led approach to placemaking. By altering and developing the built fabric of the city the CDP aims to improve the health and well-being of its population and visitors by having a positive people ideology. The principle adopts a placemaking process that considers not just how the development will affect its immediate surroundings, but how it combines with the elements of the city around it to form a complex and dynamic whole. (Glasgow City Council, 2017, IPG1 Placemaking Part 1) 3
The Placemaking Principle policy provides guidance that planned developments must consider before submission, failure to do so will end in rejection if the motives or output do not match the CDP’s vision, unless there are exceptional circumstances.
Information provided relating to how the Site and Area Analysis should be completed, and recommended strategy instructions contribute towards the creation and development of sustainable places in Glasgow that integrate into the city effectively and respectfully.
The policy draws from the SPP and Designing Places’ Six Qualities of Place, adapting them to more accurately represent Glasgow’s own unique circumstances. These are the basic placemaking principles that should be applied to development proposals of any scale.
CDP2 Sustainable Spatial Strategy
Qualities of Space (Fig.5) Source: Glasgow City Council, 2017
The second policy in the CDP provides a spatial representation of the plan’s strategy. The goal of achieving a compact inclusive city-form is expressed here, with the recognition that there must be targetted interventions in parts of the city to revive and reaffirm some areas that are currently under utilised. This is done by introducing management frameworks at different scales that allow issues and changes at each level to be considered. The spatial strategies, which are still under development in most areas operate on two different scales; the first being Strategic Development Framework (SDFs) which look at large areas of land, beyond neighbourhood level and the second is Local Development Frameworks (LDFs) these provide more specific guidance on redevelopment at neighbourhood level.
Map showing LDFs in Region (Fig. 6) Source: Glasgow City Council, 2017
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The study are is located in the SDF classified as the City Centre, this is then split into 9 LDFs, each a different section of Glasgow City Centre with its own attributes, attractions and identity. The LDFs overlap each other as to promote collaboration and improve connectivity between each LDF and the City as a whole. Due to the complex nature of the City Centre it has been split into nine ‘Districts’ each of these it’s own unique area of Glasgow that will be assessed and developed with key aims that look at maximising vacant sites, shops and buildings while improving the look and daily operation of the the city.
Cowcaddens Sauchiehall
Town Head
Blythswood Central
Learning Quarter
Broomielaw
Merchant City St. Enoch
Map showing 9 ‘Districts’ in Glasgow (Fig. 7) Source: Glasgow City Council,2017
Glasgow City Centre Strategy and Action Plan 2014-19 The City Centre Strategy and Action Plan is the plan currently in place for the study area. This plan provides policy context for the development in and around the City Centre establishing the vision of the GCC for Glasgow. The Action Plan is the Strategic Development Framework contains the Districts Strategy Regenerational Framework in which the 9 unique districts are established and thier invididual goals set. The plan hopes to see Glasgow continue its ambitious evolution continued by encouraging these three priniciples: Economic Growth: Attract investment, expertise and entrepreneurship Inclusion: Increase the access and attributes of the city centre for all Sustainability: Support initiative and activities that provide long-term opportunities while protecting our natural resources
5
Glasgow City Centre and Strategy and Action Plan (Fig.8) Source: Glasgow City Council,2014
Glasgow City Region City Deal The Glasgow City Region City Deal is a 10-year development deal between the UK and Scottish Governments worth £1.13 billion. The deal which was agreed in August 2014 allows the eight local authorities covered by the Clydeplan more power in the decision making processes that oversee the development in the area. The funding which is targetted at enhancing the infrastructure in the area to encourage social and economic development. This intends to drive innovation and growth in Glasgow with focus on sectors such as life sciences and technology which will produce benefits on a local and global scale.
Glasgow City Region City Deal (Fig.9) Source : Glasgowcityregion.co.uk,2018
Enabling Infrastructure – Integrated Public Realm (EIIPR) ‘The Avenues Program’ One of the 27 projects included as part of the City Deal is the Avenues Program where approximately £115 million will be injected to transform the streetscape of 17 of Glasgow City Centre’s key streets and public spaces over the next 8 years. This is the embodiment of the two overarching policies, with the Placemaking and Spatial Strategies as well as others being almagamated into the transformation of the places people spend time in Glasgow, making them more welcome, people-friendly places. The phased project is currently constructing its pilot scheme on Sauchiehall Street where there has been a reconfiguration of the road system to allow expansion of the pedestrian walking and cycling areas and improved public features in a bid to move away from the vehicle dominated nature which currently exists in many of Glasgow’s streets making the area a safer, better connected environment (Glasgow City Council, 2014, Enabling Infrastructure – Integrated Public Realm).
Map showing Avenues (EIIPR) phasing plan (Fig.10) Source: Glasgow.gov.uk,2018
Legend Pilot Scheme
Phase 1 - 2017 Onwards
Phase 2 - 2018 Onwards
Phase 3 - 2019 Onwards
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High Street Action Plan 2018 The High Street Action Plan gives a 5-year strategy plan which focuses directly on the study area. The plan is a response to how the area has changed through times and is now left feeling outcast from the rest of the city with aims to uplift the area and make use of the existing features and attractions. The Plan was created with strong community and public engagement and seeks to take advantage of the historical heritage of High Street by improving the experience, and the physical connections that make the area accessible. The plan envisions ‘Historic Glasgow Zones’ which celebrate and protect our heritage. The Plan highlights the emerging Glasgow City Innovation District in the area and the importance it could have in revitalising the area, and providing support to businesses that will increase Glasgow’s attractiveness as an investment location and place to be (Glasgow City Council, 2018, High Street Action Plan).
Analysis Continued After studying the overarching policies and the drivers behind development as a whole the remaining more specific guidance documents will be analysed in 6 sections: • Economic Development; • Transport; • Environment; • Housing • Site Specific Policy; and • Design Guidelines
Economic Development Policy The study area has been evolving over the past few years, the revival of the area has seen the growth of the Innovation District and Learning Quarter both of which are catalysing economic activity. CDP3 ‘Economic Development’ highlights the key economic sectors that the city should be looking to expand and utilise to enhance Glasgow’s economic stature: - - - - -
Engineering, Design and Manufacturing; Life Sciences; Financial and Business Services; Tourism and Events; and Higher and Further Education
The policy states that Glasgow should aim to capitalise on the recent advances in technology and science translating these into business creation and expansion opportunities. Ensuring that the city has the physical and digital infrastructure to support businesses of any scale will enhance the city’s attractiveness as an viable investment location (Glasgow City Council, 2017, City Development Plan). 7
Formally known as strategic industry and business areas Economic Development Locations (EDLs) are areas that have been designated as important for the development of economic activity and the creation of new opportunities. The supplementary guidance provided for CDP3 details each of the different variations of EDLs identifying where specific types of development should be targetted, and where different Land Use Class changes would be denied or considered (Glasgow City Council, 2017, IPG3: Economic Development). The map showing the EDLs in the study area is shown (Fig. 10). The High Street study area can be seen to have a number of different designations in its close proximity, it is clear that the area is facing a bright future in the of development in the sectors highlighted in CDP3. The high levels of economic development that are being enabled in the area will encourage a thriving, collaborative environment which has Glasgow’s best interests at heart.
Legend
Map showing Economic Development Locations in Study Area (Fig.11) Source: Glasgow City Council,2018
Strategic Economic Investment Location
Principle Office Area
Economic Development Area
Principle Office/Retail and Commercial Area
EDA with potential for managed change
Health and Tertiery Education Campus Plans
Principle Retail and Commercial Area
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The map showing the EDLs in the study area contains a lot of information, the following section will give a brief description on the areas, and the themes of economic development that are present in each. •
•
•
Strategic Economic Investment Locations (SEILS) are areas that the CDP has established as vital in promoting economic growth by capitilising on Glasgow’s expertise in the sectors mentioned previously. The study area contained itself in the Glasgow city centre SEIL has two sub-sectioned SEILs, the International Financial Services District (IFSD), and the International Technology and Renewable Energy Zone (ITREZ) (RIAS, 2018) The Principle Office, Retail and Commerce areas play a major part in attracting people to Glasgow. It is unlikely a development not directly supporting these will be accepted. Mixed use buildings containing one or more of these sectors are common in these areas showing potential versatility.
ITREZ Hub, Technology and Innovation Centre (TIC), (Fig, 12a) Source: Rias.org.uk, 2018
Townhead, EDA with managed change location, (Fig. 12b) Source : Gowellonline.com, 2015
Economic Development Areas (EDAs) are the locations that have been recognised as locations where there is a need for business and activity stimulation, with changes of use being open for consideration if the outcomes meet the goals set by the CDP. Strathclyde Business School, (Fig. 12c) Source : Urban Realm, 2018
•
The Health and Tertiary Education sector has a very prominant presence in the study area. The concentrated campuses that these establishments operate in encourage innovation and are a source of economic and social benefits that the CDP hopes to facilitate (Glasgow City Council, 2017, City Development Plan), (Glasgow City Council, 2017, IPG3: Economic Development).
Transport Policy Having a transport infrastructure system in place that suits the daily needs of everyone in Glasgow is essential for the the city moving forward. CDP11 ‘Sustainable Transport’ is the CDP’s policy and vision on how Glasgow can move towards the future with a transport system that supports patterns of development which: • Optimise the use of existing infrastructure; • Reduce the need to travel; • Provide safe and convenient opportunities for walking and cycling; and • Enable the integration of transport modes.
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The City Centre Strategy Plan’s themes are continued here with the focus on reducing the emissions produced by travel in the city centre, with a goal to decrease the prevalence of vehicles in public areas. By reducing the need for car journeys in the centre the council believes that the reductions in congestion, air, water and noise pollution will create better environments for people and businesses (Glasgow City Council, 2017, City Development Plan).
Proposed Developments
Legend Road Reconfiguration Area Potential High Speed Rail Terminus New Rail Stations Queen Street Station (Under Redevelopment) Safeguarded Infrastructure
Proposed transport developments in study area ( Fig.13) Source: Glasgow City Council, 2017
The High Street study area has transport systems that have been identified as having development possibilities which would improve connectivity helping generate more footfall and active travel. •
The High Street railway station is one of significant importance in the study area as there are two developments that directly involve the development of the site. The possibility of the a High Speed Rail terminus being located in the site is still up for decision between High Street and Central Station, as the decision is still being made both sites have been marked as potential locations. The other development proposes moving the station slightly to the East, which would allow a larger area to be reconfigured into a more suitable and modern gateway to the study area and city centre.
•
Proposals considering the reconfiguration of the road network connected to the M8 at Junction 15, which is located next to Townhead are also intended to help achieve the aim of reduced car travel in the centre. The redevelopment of this area aims to address physical and perceptual barriers created by the vehicular dominance and create a safer environment in which to walk and cycle.
•
In relation to these proposed developments there are areas of land in the study area that fall under the classification of Safeguarded Land, the CDP policy has safeguarded a series of locations that have the potential for transport infrastructure development. In particular the City Union rail line has been safeguarded against change of use or development due the role it could play in potential future strategic connectivity plans connecting the rail lines to the North and South of the River Clyde. The reintroduction of a rail station at Glasgow Cross has also been proposed which would provide more immediate rail access to the Saltmarket and Calton Barras areas (Glasgow City Council, 2017, City Development Plan), (Glasgow City Council, 2017, IPG11 Sustainable Transport) 10
Active Travel The Council’s Strategic Plan states that 10% of the transport infrastructure budget will go towards building high quality inclusive active travel infrastructure. GCC Strat. In Glasgow currently only 6% of journeys to work are completed by cycling, the planned developments to the cycling network hope to increase this number. The Plan has declared it a requirement that all new developments must be designed to promote and facilitate walking and cycling. This is supported by the Scottish Government’s Designing Streets policy and reiterates the need for cycling parking, direct connections to the walking and cycling network. (Glasgow City Council, 2017, IPG11 Sustainable Transport)
Core Paths Set out in the Land Reform (Scotland) Act 2003 Core Paths are described as an easily navigable network of pedestrian and cycle routes that act as connections within the city to allow free, simple movement throughout. In the study area there are no centralised Core Paths only paths in its periphery have been established. This emphasises the study areas disconnect from the city centre. The paths that could be utilised to bring forward and achieve these aims could be along Trongate towards the Saltmarket and Barras Market, and along George Street to Duke Street, this in turn would allow High Street to become a Core Path itself. Improving the connectivity and quality of the active network in the study area, making it a people-friendly environment again will help contribute to the revitalisation of High Street (Glasgow City Council, 2012, Core Paths Plan).
Map showing existing and proposed core paths (Fig.14) Source: Glasgow City Council, 2012
Legend Existing Proposed High St.
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Environmental Policy Within the CDP five of the twelve policies relate to the management of the environment, this shows how committed the council is to moving forward in a sustainable manner. The link between a healthy environment and the benefits it can offer the public and businesses is present throughout the CDP and supplementary guidance. The policies enforce the ideas that well connected, and high quality open spaces will lead to Glasgow having an enriched natural environment that offers active opportunities and encourages biodiversity, recreation and relaxation. The maintanence and implementation of a well designed green network with other drainage systems will also help mitigate future flood-risks (Glasgow City Council, 2017, City Development Plan.
Natural Environment Glasgow’s green network, which consists of a variety of elements on the larger scale such as parks down to single hedgerows and local spaces are places the policy intends to protect and enhance. NPF3 states that developments being proposed should aim to protect the identity, character, and landscape setting of the city. CDP7 reiterates the duty that local authorities have under the ‘Nature Conservation (Scotland) Act 2004’ to protect habitats and species, in addition to promoting healthy well functioning ecosystems when making plans, and making significant decisions regarding development in vulnerable areas (Glasgow City Council, 2017, IPG7 Natural Environment).
People’s Palace, Glasgow (Fig.15) Source: Urban Realm,2018
Water Environment Due to the changing climate in the world it is predicted that Glasgow will be affected by storms of increasing severity in the future. The CDP discusses measures that should be taken to protect Glasgow from the threat of increased levels of rainfall that will put our drainage infrastructure under strain. This will be aided by the formation of the Metropolitan Glasgow Strategic Drainage Partnership (MGSDP) this collaboration between the major players in the management and operation of the sewerage and drainage network; Scottish Water, Glasgow City Council, Scottish Canals, Clyde Gateway URS and SEPA has targets of reducing flood-risk and improving water quality, these targets should be met while simultaneously improving habitats and enabling development over the next 50 years. (Glasgow City Council, 2017, City Development Plan), (Mgsdp.org, 2018) River Clyde, Glasgow (Fig.16) Source: Mgsdp.org, 2018
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Vacant and Derelict Land Policy relating to vacant and derelict land in Glasgow is present in the City Development Plan, regional and national documents. The concensus is that there should be a drive towards making use of the brownfield land already existing for future developments. A lot of the land currently not being used in Glasgow city centre is due to the economic changes of the past and the move away from industrial based businesses leaving land that is contaminated or configured in a way that is no longer appropriate. By bringing this land back into effective use overcoming the problems that may be facing it, the redevelopment will lead to increasing the density of the study area and contributing to the aim of a compact city form set out in the City Development Plan (Glasgow City Council, 2017, IPG6 Green Belt and Green Network).
Open Space Policy The Glasgow Open Space Strategy (OSS) focuses on how public open space in Glasgow should be managed and maintained. The main outcomes of the strategy is aimed at making Glasgow a liveable, healthy, resilient place. By improving the quality and quantity of the open spaces in Glasgow, offering locations for sports, recreation and growing food, the strategy has a health and wellbeing ideology that recognises the importance of the outdoors and the effect it can have on making Glasgow a better place. Within the City Development Plan Supplementary Guidance it is stated that development proposals should follow the values set out in the OSS, if these values are not met then it is unlikely that they will be accepted unless there is an overriding strategy or public demand for the change of use (Glasgow Open Space Strategy, 2018), (Glasgow City Council, 2017, City Development Plan).
Environmental Designation (Fig.17) Source : Glasgow Open Space Strategy, 2018
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Housing Policy The housing market in Glasgow is very diverse with a mix of private, student, and affordable housing owned by the council and housing associations such as the Glasgow Housing Association (GHA). The policy relating to housing in the City Development Plan has targets to meet the housing needs of all tenures by maintaining a 5 year supply of land to allow the construction of new housing, while also enhancing and repairing existing housing in the study area (Glasgow City Council, 2017, City Development Plan).
GHA Image (Fig.18) Source: Glasgow Housing Association,2017
Glasgow Housing Strategy
The Glasgow Housing Strategy is a suite of documents produced by the Glasgow city Council covers the years 2017-22. The main aims of the strategy are improving the supply and improving the quality of housing in Glasgow, making housing accessible to all by adopting the equality standards of the Glasgow Equality act (Glasgow Housing Association, 2017).
Glasgow Housing Assosciation Local Plan
The GHA 5-year local plan which applies to the study area lays out their plans for how they hope to see the Glasgow Cross, Townhead, Drygate, Sighthill, Calton, and Bridgeton areas, all related directly and indirectly to the study area be managed and maintained. External and internal upgrades to the GHA owned housing in these areas have been planned and will result in the area having a new lease of life, with the living quality and appearance of the area being enhanced. The regeneration neighbourhoods in the study area is a main priority of the GHA, as part of the formation of the local plan community engagement processes were carried out and the wishes of the inhabitants answered with their commitment to improving the areas making them safe, secure, and a place people wish to live (Glasgow Housing Association, 2017).
Map showing GHA Housing Development Priority Areas over the neext 5 years (Fig. 19) Source: GHA, 2018
Legend: GHA Housing Priority Areas
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SIte Specific Policy and Design Guidance Supplementary Guidance The City Development Plan seeks to move away from the traditional land-use based approach of previous local plans and instead it promotes a place-based approach. This means broad land-use designations no longer cover Glasgow, CDP1 ‘The Placemaking Principle’ sets out broad place-making principles that should inform all development, these aim to promote a design led approach to developments which: - - - -
Protect and improves the quality of the environment; Improves health and reduces health inequality; Makes the planning process as inclusive as possible; and Ensures new development attains the highest sustainability levels
All development proposals must be considered against policy CDP1 and its supplementary guidance. Supplementary guidance is provided for each of the twelve policies in the City Development Plan and provides guidance and design advice supporting particular policies, proposals or spatial areas. These documents provide details on how development proposals shall be assessed in terms of meeting the principles set out in CDP1. (Glasgow City Council, 2017, IPG1-12)
Glasgow Residential Design Guide
Glasgow Residential Design Guide (Fig.20) Source: Glasgow City Council, 2017
The Glasgow Residential Design Guide (2017) (GRDG) acts as a guide for the council and developers when considering new residential developments within Glasgow. The GRDG provides information on the planning process relating to the development and regeneration of Glasgow. Adopting a holistic approach similar to the City Development Plan the guide puts emphasis on assessing the appropriateness of a housing development and the effect it has on its immediate and wider surroundings. The GRDG explains the core principles that development proposals should aim to achieve and provides steps on how best to integrate them into plans (Glasgow City Council, Design Guide for New Residential Areas, 2015)
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Scottish Government Policy Statement Designing Places Designing Places is a design guide that is applied on a national level produced by the Scottish Government. It set out the policy context for important areas of planning policy, design guidance, professional practice, and higher and further education. It aims to mark the country’s determination to raise standards of urban and rural development with a people and community focused ideology. The guide offers broad guidance on: - Social, economic and environmental goals - Scotland’s urban and rural traditions - The qualities of successful place - Design in the landscape - Forgotten places - The fourth dimension - The value of good design - The price of poor design - Setting a framework for design - Opportunities for achieving urban design qualities - Planning for good design - The development plan - Planning and design guidance Designing Places (Fig.21) - Design Skills Source: Scottish Government, 2001
(Scottish Government, 2001, Designing Places)
Designing Streets Published in 2010 ‘Designing Streets’ was the first policy statement in Scotland covering street design. The design-led approach of the City Development Plan is established in this document, with the guide stating that the need for change in how places an street in Scotland should no longer be dominated by the rigid application of standards and apply an intelligent respond to location regardless of the context. This aims to lead to the development and design of high quality, inclusive streetscapes in Scotland (Scottish Government, 2010, Designing Streets)
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Conclusions
17
•
The analysis of planning policy has shown that the importance of the regenearation of the High Street area has been recognised and the steps to bring this to fruition have already been initiated. A previously neglected area with large patches of vacant and derelict land is now seeing the evolution of new economic sectors, and the restoration of High Street acknowledging its historical heritage.
•
Located on the boundary of the city centre the High Street area was slowly deteriorating, a sharp contrast to the West side of the city centre where the International Finacial Services District was growing rapidly. The goal of becoming a compact city form will be aided by the redensification of High Street, unlocking the potential economic and social benefits that come with the propersity of the area.
•
So how did High Street get to the stage that it is currently at? The East of Glasgow’s city centre was once an industrial hub of the city with a number of factories and workshops which are no longer viable and appropriate in the global climate. The move from an industrial-led economy to a knowledge and skills based economy has lead to the some of infrastructure existing in the study area being no longer appropriate and obtrusive. The downturn of the area over the past few decades has not been aided by the the lack of economic investment in the areas caused by the global economic problems that have occurred in recent years, meaning the regeneration of the area was not a priority for local authorities.
•
The proposed M8 ring road extension that would have seen large parts of the High Street area threatened also had a damning effect on the study area with the demolition of several buildings being undertaken before the plans were finalised resulting in empty lots and a feeling of emptiness in the area.
•
So what will the policies that are in place mean for the future development of the High Street Area? The Glasgow City Region City Deal will greatly help the City Development Plan’s strategic vision of applying a holistic approach to the future developments of Glasgow city centre. The placemaking principles and spatial strategies project a future of the study area that will be completely rejuvenated and reconnected to the city fabric. The design-led people-based approach seems like it should have always been the driving force of redevelopment, but now that the Glasgow City Council has commited to carrying out and assessing development proposals with an ideology that people and place first sets the future of Glasgow in good stead.
•
The attitude of the policies relating to Economic Development shows how the Districts in the study area can be utilised to enforce themes of innovation, creativity, and knowledge that can produce social and economic benefits for all demographics in the vicinity.
•
Connectivity is important for the city of Glasgow, some planning shortcomings over the years have amounted to a disjointed and unsustainable transport system. The proposed developments and improvements to the active travel network will see vast improvements in the ways people commute and spend time in the High Street area.
•
The problems currently caused by the high levels of traffic in the study area caused by the current road configuarations has lead to some areas near High Street being perceived as unwelcoming for active travel. Making these areas safe and reducing the need to travel by car will produce a variety of benefits.
•
Glasgow and the High Street study area has a rich historical background and a number of open public spaces with points of interest and monuments. The policy from national to local level all stresses the importance of conserving our natural and histrorical environments, guidance provided allows designers to envision a future where regeneration celebrates and protects our assets.
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Visualising Planning Themes As a result of exploring all of the planning policies and drivers behind development in the study area the main planning themes that have been extracted are: • • • • • •
Place Health and Well-being Innovation Sustainability Connectivity Economic Growth
For an area that has been left feeling excluded over the past decades these planning themes coupled with the determination to regenerate and improve Glasgow, will see the the study area flourish in the coming years. The improvements which are needed have been identified and the existing assets that are currently underutilised will allow the CDP and other policy’s visions of the streets being transformed and adapted in respectful ways bringing success back to the High Street area. The map (Fig . 22) shows the current development proposals in the study area that are at varied stages of the development process.
Legend Avenues Proposed Locations Under Construction 19
Proposed Development
GHA Planned Developments
Planning Permission Granted
Planning Themes diagram (Fig.22) Source: Glasgow Housing Association,2017
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Glasgow population diagram (Fig.23) Source :STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet.
The gender ratio in Glasgow (Fig.25) Source :STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet.
The age group in Glasgow (Fig.26) Source :STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet.
Study Area map (Fig.24) Source :Digimap website
The gender ratio in High Street (Fig.27) Source :STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet.
Population of Glasgow
Population of Glasgow
The population of Glasgow (Fig.28) Source :STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet.
Population The population in Glasgow had a dramatic change between 1900 and 2018. In 1900, the population in Glasgow was just below 800,000. After 1900, the population start to climb and it was peaked in 1950 which arrives 1900,000. After that, the population has a downward trend until now. And from 2000, the population had a smooth trend and do not have much more change.
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Land Ownership In the study area there are a major stakeholders who own land that have good intentions for the future of the area. The map shown displays the known land ownership for the High Street area, at this point all unmarked sites are assumed private or unknown ownership. The local authority Glasgow City Council owns the majority of the land. Their uses include civil offices and public spaces. Glasgow city council uses the CDP as their way of conveying the possibilities for future developments and makes efforts to reclaim and improve land for these visions. Scottish Enterprise and Universities Scotland both also own land in the study area, the expansion of the Innovation District and Tertriary Campuses in recent years is a result of the investment and policies focused on expanding Glasgow’s educational and economic capabiltities Mentioned in the Housing Policy section the GHA are a major landowner in the study area, their drive to provide inclusive social housing is one which will see the High Street area become repopulated and redensified over the coming years. Knowing who is who in the study area is important going forward in the Urban Design Process. Stakeholders who inspire and are open to development are good for regeneration, allowing planners explore the potential opportunities, and tackle potential barriers that could arise from uncoopertative parties. (Glasgow City Council, 2018) (Glasgow Housing Association, 2018) (Scottish Enterprise, 2018)
Legend
Glasgow City Council Owned
Glasgow Housing Association Scottish University Land 23
Scottish Enterprise Property
n Land GRDG Map (Fig.29) Source: Glasgow City Council, 2018; Glasgow Housing Association, 2018; Scottish Enterprise, 2018
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Primary and Secondary Services Services which are necessary to the residents, we divided these services into primary service and secondary service. Firstly, talking about the primary service, physiological needs and safety needs must be provided, for example, the supermarkets and restaurants could save the physiological needs, and hospitals could meet health needs. Besides, it also needs different levels of education, including primary school, secondary school, and university. After that, to meet higher levels of demand, some necessary social place like a cafe, club which can be involved.
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Various services and their catchment areas (Fig.30) Source: Various services and their catchment areas indicating the scale of their impact
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Land Use Introducation High Street is the oldest, and one of the most historically significant, streets in Glasgow, Scotland. There is 134,389 population live in the high street area. Originally the city’s main street in medieval times, it formed a direct north-south artery between the Cathedral of St. Mungo (later Glasgow Cathedral) in the north, to Glasgow Cross and the banks of the River Clyde. The High Street now stops at Glasgow Cross, with the southern continuation being the Saltmarket. It is an important part of Glasgow tourism, recreation and Emporia. The steeple of the old Tolbooth stands at the southern end of the street. When the Industrial Revolution in Victorian times triggered the massive growth in Glasgow’s size, the importance of High Street diminished as the administrative functions of the city moved westward into what is now known as the Merchant City area, whilst the medieval part of the city was left behind. The original City Chambers at the foot of High Street was closed and moved to the present building which stands to overlook George Square in the late 19th century. As the 20th century progressed, many areas of High Street fell into dereliction. However, in the early 21st Century, the fortunes of High Street have enjoyed a renaissance with Glasgow’s growing economy. Although much of the derelict land has been redeveloped, Aldi and badly designed, poorly built student housing have ruined the vista of what was once, Glasgow’s most prominent street. Some developers have created upmarket apartment buildings and there are plans to develop empty sites into new student residences for the adjacent University of Strathclyde.[4] The former railway lands next to High Street railway station has been developed into a Moxy Hotel and another scheme is awaiting funding, a site called 17 acres. The railway station itself will be substantially remodelled if the Glasgow Crossrail scheme is approved by the Scottish Government. 27
Function map for the study area (Fig.xx) Land use map of study area in Glasgow( Fig.31) Source: Glasgow City Council: Planning and Building,2017
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Housing The housing is concentrated in southeast and northeast area. The type of housing including student apartment, residential building and single-apartment. Glasgow is a city in which all social housing has been privatised. At the same time GHA has branched out into private rent a commercial sector but the private sector is healthy. For those in social accommodation conditions are often poor, with 161,000 houses failing the Scottish Housing Quality Standards. In 2011 GHA houses were shown to be rife with asbestos, and at a recent housing meeting, it was contested by residents that this remains the case. Social housing in Glasgow has been subject to a deliberate neglect that is impossible to hide, as is explored in this short film. Housing is a basic need of the human body, for future development, the housing problem cannot be ignored.
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The Housing in the study area (Fig.32) Source: Glasgow city council, 2017
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Industry Glasgow is Scotland’s largest economy and a metropolitan centre in the Midwest of Scotland. Its per capita GDP is second only to London and Edinburgh in the UK. The city has more than 410,000 jobs, and 153,000 of them have appeared between 2000 and 2005. Glasgow’s annual economic growth rate is second only to London in the UK. Although Glasgow has begun to transform from the shipbuilding industry and other heavy industries, these industries are still the economic pillar of the city, and the headquarters of companies such as Alec and Weir Group remain in Glasgow. Glasgow’s manufacturing industry was once the city’s central industry, and the shipbuilding industry on the River Clyde was a top priority. The British aerospace system now has two shipyards here. In addition, the tobacco and construction industries are also more developed. Despite the decline in manufacturing, the city’s tertiary industry has flourished and Glasgow is now one of Scotland’s most popular tourist destinations. but some industries are close to housing and mixed-use building which including residence, so it causes serious influence on residents, for future planning, the industry area should be far away from the housing area. The housing is concentrated in southeast and northeast area. The type of housing including student apartment, residential building and single-apartment.
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Industry in the study area (Fig.33) Source: Land use map of industrial in High Street, drawn by authors.
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Mix Used Traditional mixed-use development: residential and retail, it is a type of urban development that blends residential, commercial, cultural, institutional, or entertainment uses, where those functions are physically and functionally integrated, The mixed-used building could provide pedestrian connections. reduced distances between housing, workplaces, retail businesses, and other amenities and destinations, also it could have more compact development, land-use synergy (e.g. residents provide customers for retail which provide amenities for residents)
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Mix used in the study area (Fig.34) Source: Glasgow City Council: Planning and Building
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Asian shop: all in one ( Fig.36) Source: Photo by Author
Local Shop ( Fig.37) Source: Photo by Author
Supremarket in the study area (Fig.35) Source: Land use map of Shops/Supermarket, drawn by authors.
Supremarket :ALDI ( Fig.38) Source: Photo by Author
Supremarket :Tesco ( Fig.39) Source: Photo by Author
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Chinese restaurant: Old Friend (Fig.41) Source: Photo by Author
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Chinese restaurant: Mong Kok Express(Fig.42) Source: Photo by Author
FoodFilllas(Fig.43) Source: Photo by Author
Food /Drink in the study area (Fig.40) Source: www. Googlemap. com(2018),Land use map of Food
The Bacon Butty (Fig.44) Source: Photo by Author
Eastern European Food(Fig.45) Source: Photo by Author
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Education The education type in the study area are varied, the primary school, secondary school, nursery and university are involved in the study area. The existing education can totally meet the demand of people who live in the study area The primary school and secondary school can be divided into two types:religious and non-religious so that could take care of all people who have different belief. And there also nursery here, take care of children who are under 4 years old. Besides, there are four universities in the study area: Glasgow Art School, University of Strathclyde Glasgow Caledonian University as well as the City of Glasgow College. These universities attract many students from all over the world, so this area becomes more diverse.
The Catchment of Education(except university) in the study area (Fig.46) Source: Glasgow city council,2018 Schools and Learning, Land use map of Education
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Photography of school(Fig.47 Source: Google Map
Photography of school(Fig.48) Source: Google Map
Photography of school(Fig.49)
43 Source: Google Map
Photography of school(Fig.50) Source: Google Map
Photography of school(Fig.51) Source: Google Map
Photography of school(Fig.52) Source: Google Map
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Hospital/Clinics Glasgow Royal Infirmary is the only one hospital in the study area, but there also several clinics including Chinese Medicine Clinic and Western Medicine Hospital. But in the west of the study area, it’s a lack of healthcare service. For future developments, it should add more clinics so that could provide better health service.
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The Catchment of Hospital/ Clinics in the study area (Fig.53) Source: Glasgow City Council (2018): Social Care and Health. Land use map of Hospital
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Bus In the study area, some location which cannot arrive by train or subway, so there are several bus stations provides more convenience and cheaper way to travel. The bus line could be throughout almost the whole study area. Unfortunately, the number of the bus station is so small that some people still should walk for a long way to take the bus. For future planning, the number of the bus station should be increased so that to make sure every residence could be involved in the catchment area.
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The Catchment of bus stops and bus lines in the study area (Fig.54) Source: Glasgow City Centre Transport Strategy 2014-2024(2015)
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Train/subway station There are four train stations and three subway stations in the boundary, including Central Station, St. Enoch Subway Station, Argyle Train Station, Queen Street Station, High Street Station, Buchanan Subway Station and Cowcaddens Subway Station. The central train station which is the biggest train station in Glasgow, since the passenger flow is up to 27 million/year, it becomes one of the top 10 busiest train stations in the UK. The station operates all suburban routes in southern Glasgow, including the feeder lines of Ayrshire and the Clyde Coast, and is the departure point for Glasgow to all England Cities. The St. Enoch Subway Station, Argyle Train Station, Queen Street Station lies in the city centre, they are the convenience for people live everywhere in Glasgow. The High Street Station is next to the University of Strathclyde and Merchant City, it provided a convenient transport way for students and working people who live in this area. From the catchment areas, it clearly can see that the exciting transports can meet the travel needs of residents.
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The Catchments of Train station and Sbuway Station(Fig.55) Source: Land use map of train and subway station, drawn by authors.
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Shopping Mall There are four main shopping malls in the study area: St. Enoch Centre Princes Square Shopping Centre Sauchiehall Shoppig Centre Buchanan Galleries. These shopping centre are close to the subway/ train station and bus station, so they have strong accessibility and rich in business.
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The Catchments of Shopping Mall in the study area (Fig.63) Source: Land use map of shopping mall, drawn by authors.
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Parks/Religion There are three parks in this area. Glasgow Green is a 55 hectares/136 acres site and is by far the oldest of the city’s parks. It is situated within walking distance of the city centre, east of the Saltmarket. Unfortunately, it is not in any catchment area of bus, train or subway station. And another park is Barrowland Park. The religion is variety here, Christianity is the most popular one. There are over 10 churches/Cathedrals here could meet the people basic need.
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Image of Glasgow Cathedral(Fig.65) Source:: Google map
Image of St Mungos RC Church (Fig.66) Source: Google Map
Image of Glasgwo Green(Fig.67) Source:: whatsonglasgow website
The Catchment of Park /Religion Map (Fig.64) Source: Glasgow City Council: Parks and Leisure: by Author
Image of Barrowland Park (Fig.68) Source: Google Map
Image of Glasgow Evangelical Church(Fig.69) Source:: Google Map
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Local Initiatives Great Scottish Run The Great Scottish Run, which has been held annually since 1979, takes place in the fall. More than 30,000 people attend the event each year. The competition is divided into different levels according to gender and age. For example, Half marathon course, 10K course and Saturday’s children run. The competition boosted the local economy. Nearby restaurants and guesthouses have seen a marked increase in revenue from amenities. Starting from George Square, the track is surrounded by famous local attractions such as St. Vincent Street, the city’s commercial centre and River Clyde. With many people coming to participate in the race, the tourism economy is boosted. The idea of fitness has helped more people stick to exercise and health. This approach directly increases public enthusiasm for the movement. Make everyone’s health indirectly improved. The competition promotes infrastructure development and research. Because of the huge crowd, People’s Daily needs are also a matter of competition. For example, how to deal with serious daily garbage.How to properly arrange the participants’ diet.How to solve the traffic jam in the competition area. How to deal with these problems well can also be used for research. The results can be used in future urban planning.
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Location: Great Scottish Run Route, Sacle 1:20000 (Fi Source : From Digimap, reproduced by Author
First over the line in the 10k (Fig. 71) Source : Thousands take part for Great Scottish Run in Glasgow
ig. 70)
Atmosphere of competition (Fig. 72) Source : Spot yourself in pictures at the Great Scottish Run in Glasgow
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(Fig.xx)
(Fig.xx)
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Street Hierachy Blue is Argyle Street Purple is Duke Street Dark bluse is Trongate Street Yellow is George Street The High Street and Saltmarket are consists of 4 lanes of traffic comprising the A8. During the test, there is a big traffic jam in the city centre. Actually, there is a 20mph speed limitation area around the city centre through the document. The diagram(Fig.88) is presenting the shortage of pedestrians street in the city centre. As High Street enters Castle Street before joining the M8, it will become a 30 mph speed limit. The auditor commented on the noise level of the traffic and was considered to be faster than 20 mph. Traffic noise, speed and pollution will have a greater impact on local residents as they will accept this effect every day. Also, the local road and pedestrian street is not fully connected. The high street does not show them as a route for pedestrians and cyclists. There is not many pedestrians street connected with high street. The high street should be part of the avenues to connect with the city centre, rather than as a navigate area.
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The Street Hierachy in the study area (Fig.88) Source: Digimap website
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Traffic Flow Many key streets into or out to the city centre experience a high level of the traffic jam, especially on the St Vincent Street, Saltmarket/ High Street, George Street and Cathedral Street This congestion is no impact on the pedestrian and cyclist environment, but also make it difficult for the local economy to function efficiently and effectively. Also, pollution is another problem needs to think about due to the high-density traffic flow in the study area. Many key streets into or out to the city centre experience a high level of the traffic jam, especially on the St Vincent Street, Saltmarket/ High Street, George Street and Cathedral Street.
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TheTraffic Flow in the study area (Fig.89) Source: Glasgow City Centre Transport Strategy 2014-2024(2015)
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Speed Study According to the survey, this blue area is a 20mph speed limit area for the majority of the city centre. This is quite a beneficial way of managing the traffic flow and ensuring safety for all users of the city centre. However, we found over speed driving at the monitors street which is the red one on the map when we did the speed test in the several streets. the average speed for the car passing by is 23mph, which is a bit over the limitation. We think there could be a way to figure it out.
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The Speed limitation area and street juction we test the vehcle speed in the study area (Fig.90) Source:: Glasgow City Centre Transport Strategy 2014-2024(2015)
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Pedestrian area and Cycle routes This map represents the current cycle route in the city centre are limited, which is the existing cycle lines cannot be integrated and connected together throughout the city centre. The lack of the cycle routes shows the cyclist cannot easily to ride through the city centre from west to east or from south to north. Also, the existing cycle routes are connecting with high traffic volumes street, which will cause safety issues for the cyclists. For the gradients, there is another problem need to be considered. Like motions, the street has a steep hill which makes the cycling is very difficult to ride with little signage. However, the cycle is quite an effective way for a healthy life, so we are proposing some new cycle routes which can connect with existing one to create a connection coordinated newwork.
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The Pedestrian strret and cycle routes in the study area from 2011-2013 (Fig.90) Source:: Glasgow city concil,2015
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Bus Lines and Train station The bus lines show clearly that they are not connected very well due to the bus line is running by private operators, so they do have an overlap or gap shown in the diagram. Especially connection between the train station and bus lines, there is no specific bus line can connect all the train station together which give people a less choice to move around the train stations. According to the survey, the central station is mainly focused on the train line to the south of the United Kingdom, and the queen station is mainly for the train going to the north of the United Kingdom. There is a lot of potentials to integrate with two train stations to improve the quality of transport.
Bus Line
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Train Station
The Bus stops and train station in the study area from 2011-2013 (Fig.91) Source: Glasgow City Centre Transport Strategy 2014-2024(2015)
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Core Path Core path is street giving public reasonable access to the area. And in this case, the proposed street trongate street and George Street will be connected with high street to create a new main path in the study area. This core path network aiming to improve the pedestrians infrastructure which can let this network becomes an attractive and safe place for people. Especially for the disabled the disabled and older, they need clean, safety and wider footways more than others.there are many murals among the network which can be an attractive point for the people who pass by.for the people who passing Also we can set up a series of the chair next to the murals for the people who get tired as well as slow down the pedestrians due to the huge height difference in the network area.
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Legend
Existing Proposed High St.
Map showing existing and proposed core paths (Fig.92) Source: Glasgow City Council, 2012
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Reference Avenues (EIIPR) (Glasgow City Council, 2014, Enabling Infrastructure – Integrated Public Realm) BBC, (2018), ‘Thousands take part for Great Scottish Run in Glasgow’ [Online] Available at: https://www. bbc.co.uk/news/uk-scotland-glasgow-west-45691254 Flicker,(2018), ‘ underground station and lines’ [online] Available at: https://www.flickr.com/photos/robertpool/2515710029 (GLASGOW AND THE CLYDE VALLEY STRATEGIC DEVELOPMENT PLANNING AUTHORITY, 2017, CLYDEPLAN) GLASGOW AND THE CLYDE VALLEY STRATEGIC DEVELOPMENT PLANNING AUTHORITY, GLASGOW, (2017), CLYDEPLAN (GLASGOW CITY COUNCIL, 2017, CITY DEVELOPMENT PLAN. P.20) (GLASGOW CITY COUNCIL, 2017, CITY DEVELOPMENT PLAN. P.21) (GLASGOW CITY COUNCIL, 2017, CITY DEVELOPMENT PLAN. P.22) (GLASGOW CITY COUNCIL, 2017, CITY DEVELOPMENT PLAN. P.23) GLASGOW CITY COUNCIL, GLASGOW, (2017), CITY DEVELOPMENT PLAN (GLASGOW CITY COUNCIL, 2017, CITY DEVELOPMENT PLAN. ) GLASGOW CITY COUNCIL, GLASGOW, (2017), CITY DEVELOPMENT PLAN (GLASGOW CITY COUNCIL, 2017, IPG1 PLACEMAKING PART 1) GLASGOW CITY COUNCIL, GLASGOW, (2017), IPG1 PLACEMAKING PART 1 (GLASGOW CITY COUNCIL, 2017, CITY DEVELOPMENT PLAN.) GLASGOW CITY COUNCIL, GLASGOW, (2017), CITY DEVELOPMENT PLAN (GLASGOW CITY COUNCIL, 2014, GLASGOW CITY CENTRE STRATEGY AND ACTION PLAN 2014-19) GLASGOW CITY COUNCIL, GLASGOW, (2014), GLASGOW CITY CENTRE STRATEGY AND ACTION PLAN 2014-19 GLASGOW CITY REGION CITY DEAL (GLASGOW CITY COUNCIL, 2018, GLASGOW CITY REGION CITY DEAL)
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GLASGOWCITYREGION.CO.UK. (2018). GLASGOW CITY REGION CITY DEAL . [ONLINE] AVAILABLE AT: HTTP://WWW.GLASGOWCITYREGION.CO.UK/ [ACCESSED 5 OCT. 2018].
Glasgow City coucil,2015, Glasgow city centre transport strathgy 2014-2024. (Glasgow City Council, 2017, City Development Plan. ) Glasgow City Council, Glasgow, (2017), City Development Plan (Glasgow City Council, 2017, IPG3 Economic Development) Glasgow City Council, Glasgow, (2017), IPG3 Economic Development Gowellonline.com. (2018). Townhead. [online] Available at: http://www.gowellonline.com/community/74_townhead [Accessed 30 Oct. 2018]. (Glasgow City Council, 2017, City Development Plan. ) Glasgow City Council, Glasgow, (2017), City Development Plan (Glasgow City Council, 2012, Core Paths Plan) Glasgow.gov.uk. (2018). Core Paths Plan - Glasgow City Council . [online] Available at: https://www.glasgow.gov.uk/corepaths [Accessed 12 Oct. 2018]. Glasgow.gov.uk. (2018). Avenues - Glasgow City Council . [online] Available at: https://www.glasgow.gov. uk/index.aspx?articleid=22752 [Accessed 10 Oct. 2018]. (Glasgow City Council, 2018, High Street Action Plan) Glasgow City Council, Glasgow, (2018), High Street Action Plan Glasgow City centre (Potentially Vulnerable Area 11/16). (2016) [online] Available at: http://apps.sepa.org. uk/frmstrategies/pdf/pva/PVA_11_16_Full.pdf p.2 High Street Action Plan Mgsdp.org. (2018). MGSDP2017 Home Page - MGSDP . [online] Available at: https://www.mgsdp.org/ [Accessed 30 Oct. 2018]. Rias.org.uk. (2018). Technology and Innovation Centre : RIAS. [online] Available at: https://www.rias.org. uk/directory/practices/bdp/technology-and-innovation-centre/ [Accessed 30 Oct. 2018]. (SCOTTISH GOVERNMENT, 2014, NATIONAL PLANNING FRAMEWORK 3) SCOTTISH GOVERNMENT, EDINBURGH, (2014), NATIONAL PLANNING FRAMEWORK 3 (SCOTTISH GOVERNMENT, 2014, SCOTTISH PLANNING POLICY) SCOTTISH GOVERNMENT, EDINBURGH, (2014), SCOTTISH PLANNING POLICY 78
SEPA, (2018), ‘Flood Risk Management Maps’ [online] Available at: https://www.sepa.org.uk/environment/ water/flooding/flood-maps/ TRAVELMAG, (2017), ‘THE BEST FESTIVALS & FAIRS IN SCOTLAND’ [Online] Available at: https://www.travelmag.com/articles/best-festivals-scotland/ Urban Realm. (2018). Revamped Strathclyde Business School unwrapped : November 2015 : News : Architecture in profile the building environment in Scotland - Urban Realm. [online] Available at: https://www. urbanrealm.com/news/5821/Revamped_Strathclyde_Business_School_unwrapped.html [Accessed 30 Oct. 2018].
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Figure List Fig.1 Scottish Government, Edinburgh, (2014), National Planning Framework 3 Fig.2 Scottish Government, Edinburgh, (2014), Scottish Planning Policy Fig.3 Glasgow and the Clyde Valley Strategic Development Planning Authority, Fig.4 Glasgow, (2017), Clydeplan Fig.5 Glasgow City Council, Glasgow, (2017), City Development Plan Fig.6 Glasgow City Council, Glasgow, (2017), City Development Plan Fig.7 Glasgow City Council, Glasgow, (2017), City Development Plan Fig.8 Glasgow City Council, Glasgow, (2014), Glasgow City Centre Strategy and Action Plan 2014-19 Fig.9 Glasgowcityregion.co.uk. (2018). Glasgow City Region City Deal . [online] Available at: http://www. glasgowcityregion.co.uk/ [Accessed 2 Oct. 2018]. Fig.10 Glasgow.gov.uk. (2018). Avenues - Glasgow City Council . [online] Available at: https://www.glasgow. gov.uk/index.aspx?articleid=22752 [Accessed 10 Oct. 2018]. Fig.11 Glasgow City Council, Glasgow, (2018), High Street Action Plan Fig.12 Rias.org.uk. (2018). Technology and Innovation Centre : RIAS. [online] Available at: https://www.rias. org.uk/directory/practices/bdp/technology-and-innovation-centre/ [Accessed 20 Oct. 2018]. Fig.13 Glasgow City Council, Glasgow, (2017) Fig.14 Glasgow City Council, Glasgow, (2018), High Street Action Plan Fig.15 Urban Realm. (2018). Revamped Strathclyde Business School unwrapped : November 2015 : News : Architecture in profile the building environment in Scotland - Urban Realm. [online] Available at: https:// www.urbanrealm.com/news/5821/Revamped_Strathclyde_Business_School_unwrapped.html [Accessed 20 Oct. 2018]. Fig.16 Mgsdp.org. (2018). MGSDP2017 Home Page - MGSDP . [online] Available at: https://www.mgsdp.org/ [Accessed 21 Oct. 2018]. Fig.17 Gowellonline.com. (2018). Townhead. [online] Available at: http://www.gowellonline.com/community/74_townhead [Accessed 15 Oct. 2018]. Fig.18 Glasgow Housing Association, Glasgow (2017), Glasgow Housing Strategy 81
Fig.19 Scottish Government, Edinburgh, (2010), Designing Streets
Fig.20 Glasgow City Council, Glasgow, (2017), IPG1-12Fig.21 Scottish Government, Edinburgh, (2001), Designing Places Fig.22 Glasgow Housing Association, Glasgow (2017), Glasgow Housing Strategy Fig.23 STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet. The gender ratio in Glasgow (2017) Fig.24 STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet. The gender ratio in Glasgow (2017) Fig.25 STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet. The gender ratio in Glasgow (2017) Fig.26 STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet. The gender ratio in Glasgow (2017) Fig.27 STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet. The gender ratio in Glasgow (2017) Fig.28 STATISTICS.GOV.SCOT: Population Projections: a data cube spreadsheet. The gender ratio in Glasgow (2017) Fig.29 Glasgow City Council, 2018; Glasgow Housing Association, 2018; Scottish Enterprise, 2018
Fig.30 Various services and their catchment areas indicating the scale of their impact : localy, on the neighborhood, on the district, on the town, on the city at whole, Urban Task Force. 2005, reproduced by authors. Fig.31 Glasgow City Council: Planning and Building, Land use map of housing in High Street, drawn by authors. Fig.32 Glasgow City Council: Planning and Building, Land use map of housing in High Street, drawn by authors. Fig.33 Land use map of industrial in High Street, drawn by authors. Fig.34 Glasgow City Council: Planning and Building, Glasgow City Council: Planning and Building, Land use map of mixed use (including business and housing) in High Street, drawn by authors. Fig.35 Land use map of Shops/Supermarket, drawn by authors. Fig.36 Asian shop: All in One. Photo by authors Fig.37 Local Shop, Photo by authors. Fig.38 Supermarket: Aldi, Photo by authors. Fig.39 Supermarket: Tesco, Photo by authors.
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Fig.40 www. Googlemap. com(2018),Land use map of Food, drawn by Authors. Fig.41 Chinese restaurant: Old Friend, Photo by Authors. Fig.42 Chinese restaurant: Mong Kok Express, Photo by Authors. Fig.43 FoodFilllas, Photo by authors. Photo by Authors. Fig.44 The Bacon Butty (Hot &Cold Snacks). Photo by Authors. Fig.45 Eastern European food, Photo by Author Fig.46 Glasgow City Council(2018): Schools and Learning, Land use map of Education, drawn by Author Fig.47 Primary School: St Mungo’s RC Primary School. Photo by Google Map Fig.48 Primary School: St Stephen ‘s RC Primary School. Photo by Google Map Fig.49 Primary School: Anderston Primary School. Photo by Google Map Fig.50 Primary School: Blackfriars Primary School. Photo by Google Map Fig.51 Primary School: St Partick’s Roman Catholic Primary School, Photo by Google Map Fig.52 Primary School: Scared Heart Primary School. Photo by Google Map Fig.53 Glasgow City Council (2018): Social Care and Health. Land use map of Hospital, drawn by Author Fig.54 Glasgow City Centre Transport Strategy 2014-2024(2015), reproduced by Author Fig.55 Land use map of train and subway station, drawn by authors. Fig.56 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), Cowcadders Subway Station Fig.57 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), Central Train Station Fig.58 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), Queen Street Train Station Fig.59 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), St Enoch Subway Station Fig.60 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), High Street Train Station Fig.61 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), Argyle Train Station Fig.62 Train Glasgow-Train maps, pass, timetables and fares- Rail Europe(2018), Buchanan Subway Station Fig.63 Land use map of shopping mall, drawn by authors. Fig.64 From Google map, reproduced by Author 83
Fig.65 Photo by Google map Fig.66 Photo by Google Map Fig.67 Photo byGoogle map Fig.68 Photo by Author Fig.69 Photo by Google map Fig.70 From Digimap, reproduced by Author Fig.71 : BBC, (2018), ‘Thousands take part for Great Scottish Run in Glasgow’ [Online] Available at: https:// www.bbc.co.uk/news/uk-scotland-glasgow-west-45691254 Fig.72 Glasgow Live, (2018) ‘Spot yourself in pictures at the Great Scottish Run in Glasgow’ Fig.73 TRAVELMAG, (2017), ‘THE BEST FESTIVALS & FAIRS IN SCOTLAND’ [Online] Available at: https://www.travelmag.com/articles/best-festivals-scotland/ Fig.74 TRAVELMAG, (2017), ‘THE BEST FESTIVALS & FAIRS IN SCOTLAND’ [Online] Available at: https://www.travelmag.com/articles/best-festivals-scotland/ Fig.75 From Digimap, reproduced by Author Fig.76 TRAVELMAG, (2017), ‘THE BEST FESTIVALS & FAIRS IN SCOTLAND’ [Online] Available at: https://www.travelmag.com/articles/best-festivals-scotland/ Fig.77 From Digimap, reproduced by Author Fig.78 From LocalSpaceViewer, reproduced by Author Fig.79 From Digimap, reproduced by Author Fig.80 Photography by Author Fig.81 Photography by Author Fig.82 Photography by Author Fig.83 Glasgow City centre (Potentially Vulnerable Area 11/16). (2016) [online] Available at: http://apps.sepa. org.uk/frmstrategies/pdf/pva/PVA_11_16_Full.pdf p.2 Fig.84 From Digimap, reproduced by Author Fig.85 Glasgow City centre (Potentially Vulnerable Area 11/16). (2016) [online] Available at: http://apps.sepa. org.uk/frmstrategies/pdf/pva/PVA_11_16_Full.pdf p.2 Fig.86 SEPA, (2018), ‘Flood Risk Management Maps’ [online] Available at: https://www.sepa.org.uk/environment/water/flooding/flood-maps/ 84
Fig.87 From Digimap, reproduced by Author Fig.88 From Digimap, reproduced by Author Fig.89 Glasgow City Centre Transport Strategy 2014-2024(2015), reproduced by Author Fig.90 From Digimap, reproduced by Author Fig.91 Glasgow City Centre Transport Strategy 2014-2024(2015), reproduced by Author Fig.92 Glasgow City Council, Glasgow, (2018), High Street Action Plan
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