Milton | Bridging the Islands | Strategy by Urban Design Studies Unit, University of Strathclyde

Milton Booklet No.3B

Stage

Package

Strategy

Bridging the Islands

Prepared by Marc Miller and Chris Wiseman Urban Design Studies Unit, University of Strathclyde, Glasgow, October - December 2016

Booklet No.3b

Preface The purpose of this document is to provide a Strategic Plan for the improvement of the Milton study area, envisaging actions and projects that deal with services, mobility, housing, and public realm provision Relevant stakeholders who will play an important role in the implementation of the actions identified by each of the individual â&#x20AC;&#x2DC;Projectsâ&#x20AC;&#x2122; are also included within the document. This information will be summarised in a Proposed Concept Plan, which is the spatial translation of our Strategies to achieve the aims of the Projects.

Authors Marc Miller

Bsc (Hons) Msc, Glasgow University

Chris Wiseman

BA (Hons) PGDipLA, Lancaster University and University of Gloucestershire

Planning Framework

Contents Introduction

Executive Summary

Existing Concept Plan

Assessment of Site Context

SWOC Analysis

Projects

Project Links

Project Timeline

Vision Statement

City Strategy

Site Strategy

Proposed Concept Plan

Precedents

References and Figure List

Booklet No.3b

Introduction In 2016, Glasgow Housing Association tabled proposals to the University of Strathclyde Urban Design Studio to develop a new ‘vision’ for Milton, which could be used as a model for further regeneration schemes around the City of Glasgow. The purpose of the Strategy for Milton is to identify, based on the findings of the previous Analysis phase, ‘Strategic Programmes’ for the development and management of transformation within the Milton site area, also taking into account its surroundings. The Strategic Programmes are based on a combined understanding of the issues facing Milton, both physical and social, in terms of the site’s existing strengths, weaknesses, constraints and opportunities. These Strategic Programmes are based broadly on the following aspects of urban design: • • • •

Nodes; Road Hierarchy and Transportation; Densities; and Ecological Networks

These programmes will first be presented as a series of ‘Projects’ which deal with the complex and interlinked issues identified above, with our proposals on how these may be solved. Our Strategy summarising the Projects will provide the context of the decision making process. The final result will be the Proposed Concept Plan.

Executive Summary The findings of our Proposed Concept seek to address the following 5 ‘Projects’: • • •

Project 1: Increase accessibility and options in Milton; Empower Movement; Project 2: Maximise Density in Milton; Project 3: Lack of legibility; restructuring the neighbourhood: Help Milton to Find its Way;

Strategy

• •

Project 4: Using natural capital to invest in health: Bring the Countryside In; and Project 5: Regraining Milton; Rebuilding around The Community.

At the ‘heart’ of our proposals is an understanding that organic change is the most appropriate way in which Milton can be regenerated. While this does not mean preservation for preservation’s sake, it involves careful consideration of ‘what matters, and why’. The Proposed Concept looks at one way in which the Milton site may be developed over the next 30 years. The 5 Projects are central to our Proposed Concept. These are delivered through a series of measures looking to: redress the street hierarchy, making new connections to the surrounding neighbourhoods and wider City of Glasgow and linking key new nodes of activity; an increase in the population capacity of Milton to create a robust neighbourhood, but with the future potential to grow into a new town; a connected green infrastructure layout addressing ecological, movement, and drainage issues; a vibrant new canal-side development and proposals to enhance the legibility of the site; and delivery of new services.

Existing Concept Plan The Existing Concept Plan (Figures 1-5) shows the site’s current conditions observed in the Analysis phase of the Project. This detailed Existing Concept mapping has been undertaken by, and reproduced with the kind permission of Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y. (2016) ‘Urban Design Studio: Strategy Group 2’. As described above, this plan looks at those aspects of the urban fabric where most intervention will be focussed, namely: • • • •

Nodes; Road Hierarchy and Transportation; Densities; and Ecological Networks.

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Existing Concept Plan

High Speed Roads

Bus Routes

Urban Main Streets

Cycle Routes

Local Main Streets

Fig. 1 0 100

500

Strategy

Tree Density

Cemeteries

Green Belt

Residential Density

Urban Node

Tree Density

Open Spaces

Non Residential Urban Area

Node 400m Catchment

Golf Courses Parks/Designated natural Space

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Density and Nodes

Residential Density Non Residential Urban Area

Urban Node Node 400m Catchment

500

Fig. 2

Ecological Networks

Cemeteries Tree Density

Green Belt Open Spaces

Golf Courses Parks/Designated Natural Space

Fig. 4

Strategy

Hierarchy of Streets and Public Transport

High Speed Roads

Urban Main Streets

0 100

Local Main Streets

500

Fig. 3

Bus, Rail and Cycle Transportation

Bus Routes

Cycle Routes

Fig. 5

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Assessment of Site Context The Strengths, Weaknesses, Opportunities and Challenges (SWOC) of the site have been analysed in order to understand what areas, or aspects of Milton (physical or social) are most in need of being addressed through the proposals. By undertaking this initial phase, the proposal should respond to these issues, and look to focus on those most critical to the regeneration of the site. This process started with the use of ‘Place Standard’ online assessment tool developed by Architecture and Design Scotland, NHS Scotland and the Scottish Government. The findings of this assessment are presented on Figure 6.

Place Standard Assessment

Fig. 6: Place Standard Assessment The assessment output is based on a scale of 1-7 (7 being the strongest ‘positive’ value). As can be seen from the results of the assessment conducted by Group 3:

Strategy • •

•

Very few aspects of the site were considered to have a positive rating greater than ‘3’; The broad consensus was that Safety, Work and Local Economy, Facilities and Amenities, Social Interaction, Housing and Community, Play and Recreation, and Streets and Spaces all scored very poorly; Natural Space, Influence and Control (linked to community initiatives) and Traffic and Parking scored highest, but generally only between 2 and 4.

In order to better understand the spatial, or social influences leading to these scores, Group 5 undertook a SWOC analysis (Figures 7-9) of the site. The Strength and Opportunities were combined to provide a ‘heat’ map (dark green) of where the greatest positive potential and existing conditions were found, and what we consider these to be. Weaknesses, and Challenges were mapped individually

SWOC Analysis Strengths and Opportunities

1) There are strong existing community initiatives that can be used to build community identity; 2) Reinstate forgotten links to neighbouring areas to the east and south-west; 3) Council policy is directed to, and has shown in precedent examples elsewhere, large-scale interventions on vacant and derelict land; 4) Some built form already have positive MCA results in terms of betweenness. 5) Forth and Clyde Canal is an important heritage, transport and ecological asset in close proximity; Forth and Clyde Canal Corridor regeneration schemes set a positive precedent for use of this asset to encourage large-scale interventions and connections –for example a canal-side development of mixed use;

100

500

Fig. 7: SWOC Analysis Strengths and Opportunities Map

6) Good local facilities: library / school complex at St.Monica’s Primary School / hub; 7) Varied topography across the site gives good views and natural variation and visual interest across the site; 8) Character of properties to west of Liddesdale Road; 9) Use the site’s natural conditions (e.g. topography / areas prone to flooding) and existing public open space to create a series of multifunctional green infrastructure; 10) Listed building near Liddesdale Square; could be a new landmark and continue heritage within the site; and 11) Close proximity to open countryside; an important ecological and environmental resource; Link to and strengthen existing strong green infrastructure.

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Weaknesses

1) Perceptual and physical barriers to the east, west and north: high speed roads, railways, canal and fences; 2) Use of artificial surveillance for safety; High crime / anti-social behaviour; 3) Lack of bus routes around the site. Existing high uptake of public transport is more through lack of alternatives and choice for residents; 4) Service ‘hubs’ are so limited that they are difficult to define as nodes. They are poorly located and offer limited services; 5) Lack of road hierarchy and segregation of pedestrian and vehicular environments; 6) [X] Road speeds are artificially, and over, engineered using

100

500

Fig. 8: SWOC Analysis Weaknesses Map

speed bumps and in some places still high; 7) There are few landmarks within the site. The most prominent landmarks are the residential towers to the north, by virtue of their size alone, which offer little in terms of architectural quality or an aid to legibility across the site; 8) Housing and the built environment is poor quality across much of the site, lacks variety and character and has lack of active edges; 9) Housing stock largely north facing; good views but poor solar gain; 10) Physical separation of areas within the site has created an ‘us’ and ‘them’ view between residential areas; 11) Lack of connectivity with the Forth and Clyde Canal.

Strategy

Challenges

1) Private home ownership may restrict some options for redevelopment as people will be emotionally and financially invested in the area; 2) Low skills of residents restricts the type of employment opportunities which are viable for the site in the short term; Live-work is a possibility, but will require flexible spaces; 3) Milton has a high proportion of long term sick and a relatively high retired population. This will require an accessible, inclusive environment which may prove challenging with the topography of the site and options for redevelopment; 4) Transformer station / Substation a restriction to potential future

100

500

Fig. 9: SWOC Analysis Challenges Map

expansion; 5) Protected areas of open space within the site, and important ecological areas nearby to the site should not be affected; 6) Current and future development sites may limit the potential for interventions on these areas. 7) Former mining sites may present a constraint to future development potential and should be considered carefully.

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Projects Our 5 ‘Projects’ have been developed from an understanding of the detailed Analysis phase, the Existing Concept Plan and the critical assessment of the site context; its strengths, weaknesses, opportunities and challenges. These are intended to be the ‘Drivers’ we consider that will result in the most effective means of transforming Milton. Our Group 3B background information has been focused on our ‘Area of Interest’ (Figure 10) which we intend to take forward into the master-planning phase.

Fig. 10: Group 3B Area of Interest

PROJECT 1: Increase accessibility and options in Milton; Empower Movement: Accessibility to, and from within the site is poor. According to the Scottish Government National Records of Scotland (2012) 2011 Census data there is low car ownership in Milton (less than 64% of residents have access to a car or van, compared to 35% in Glasgow as a whole), see Figure 11. According to The Glasgow Centre for Population Health ‘Glasgow Indications Project’, Milton has high levels of income (29.3%) and employment deprivation (28.0%); approximately 17% higher than Glasgow City, see Figure 12. So, while uptake of public transport is high (61.9%) when compared to Scotland as a whole (c.44.5%) it is likely that this is as a result of necessity, not choice, especially when the provision and quality of public transport is low.

Fig. 11: Car Accessibility and Public Transport Use 100

From the analysis stage, we conclude that it is a lack of accessibility and options for travel are a primary issue for Milton which limits the existing population.

Action Area: The potential success of this Project will depend on the following factors: • To increase the opportunities for the residents of Milton to improve their socio-economic quality of life through more local job opportunities • To consider, spatially, the option to allow car ownership within the site as this may be desirable in future for the residents • To provide a high quality, well served and viable public transport alternative; • To densify the concentration of pedestrian and vehicular routes within the site; and • To improve connections between adjoining neighbourhoods.

42.7 59.56

28.0 19.05

29.3 0

Lambhill and Milton

21.39

Glasgow

People in income deprivation People of working age in employment deprivation Other

Fig. 12: Income Deprivation Graph

Strategy

KEY STAKEHOLDER INVOLVEMENT Responsible for determining the proposed planning application. Would provide direction in terms of social housing and open space provision, also potential streetscape improvements and capital finance. Would be involved in design charrettes and other key milestones of the project. As a neighbouring local authority, it is considered that East Dunbartonshire Council would be affected by a substantial change at Milton. The project would benefit from early stakeholder involvement at the concept design stage, and ongoing as services and potential trans-boundary issues (e.g. the movement strategy) are developed. Responsible for adjustments to roads and street improvements. This stakeholder would model the effects of new transport systems on the wider road network of the city and provide feedback into the design. It would be expected that this stakeholder would be involved regularly in design team meetings. Ultimately responsible for the provision of extra public transport services. These stakeholders would advise on the financial viability and thresholds necessary to provide a fast and regular bus service. Responsible for the city-wide approach to transport. Would be necessary to consult SPT as to how new routes to Milton might also influence services to other nearby neighbourhoods. An interest group that look after and record historic rights of way. This stakeholder group could be involved in selected community consultation events to link the current site to its historical context. Could be invited to provide consultation on links to historic routes nearby. This stakeholder could be invited to advise on the design of, and wider connection to, cycleways in the wider context. It is likely that any changes proposed to the Forth and Clyde Canal would first have to be agreed with this stakeholder. It is possible that funding could be generated by Scottish Canals. This group could be invited to key design team workshops and public consultation events and could help gather local support for the proposals. As part of the Project will involve improving access to the surrounding countryside, it is important that this stakeholder is invited into the design, and consideration, of how this is implemented and managed as there may be effects on these sensitive ecological sites, e.g. Possil Marsh. Milton residents, or the Community Council, would need to be consulted on proposals to maintain acceptance of the strategy. Engagement on the design of streetscape, preferred pedestrian routes and location of new stops would be important. Could be involved at community consultation events and selected design charrettes.

Fig. 13: Various Stakeholder Logos: Project 1

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Projects PROJECT 2: Maximise density in Milton According to measurements conducted by the University of Strathclyde (2016) Urban Design Studio Group the residential unit density across the Milton currently stands at approximately 79 dwelling per hectare (dph), and population of approximately 6600 (Playle and Meyerricks, 2016, p.6). However, this density is skewed by the towers, which together have an average density of c.191dph. Within our Area of Interest (Fig 14) the average density is approximately 31dph; generally this comprises two storey semi-detached housing at 20-38dph, with a small number of maisonette flats south of Mingulay Street at 67-75dph, and a new development of contemporary 2 and 3 storey buildings to the north and south of Liddesdale Road at approximately 43-45dph. According to measurements conducted by the University of Strathclyde (2016) Urban Design Studio Group Milton currently has a high proportion (17.5%) of vacant and derelict land within the boundary. The University of Strathclyde (2016) Planning Framework Analysis of Milton shows that nearly 97% of its population lives within 500 m of vacant or derelict land (Fig 15). Within our area of interest there is a large proportion of vacant land to the south of Liddesdale Road, with derelict land where the old Milton community centre was. Currently derelict sites are also found to the north of Liddesdale road.

Fig. 14: Density within the Area of Interest

100

3.2

39.88

96.8 40

The low density of Milton has, in part, contributed to a small number or weak ‘hubs’ of activity across the site (Fig 16); offering limited provisions for the local population - thereby forcing the residents to travel out of their neighbourhood. The MCA analysis also demonstrates that these nodes lie on routes which have low ‘betweeness’ and low ‘closeness’, which would indicate that Milton is not very finely grained relative to Glasgow as a whole.

Action Area: Increase the density of Milton to a population level capable of sustaining a more vibrant neighbourhood settlement of nodes containing a range of services. The aim will be to support Glasgow City Council’s Draft Housing Strategy (2017-2022) target of: •

2008-2016 - between 24,645 - 30,800 units;

60.12 20

Lambhill and Milton

Glasgow

People living within 500m of vacant or derelict land People not living within 500m of vacant or derelict land

Fig. 15: Population within 500m of Vacant or Derelict Land

Strategy

•

2016-2020 - between 12,674 - 15,300 units;

•

2020-2025 - between 7,314 - 9,990 units.

Our aim will be to create a vibrant neighbourhood at Milton wity a population in the region of 10,000-15,000 people – considered by Barton et.al (2010) (p.32) to be within the threshold of a ‘neighbourhood’. However, in the long term, to have capacity / flexibility to grow into a ‘town’ which according to Barton et. al (2010) (p.32) needs a minimum of 15,000 people. Overall, within the combined new high and medium density areas, we will aim to achieve a ‘sustainable urban density’ (CABE, (2005) ‘Better Neighbourhoods: Making Higher Densities Work’) of c.69dph.

Fig. 16: Weak community hubs, Milton

To do this, in line with GCC (2009) ‘City Plan 2’ planning policy ‘Priority Restructuring Areas’ (p.17), and as implemented in Transformational Regeneration Areas (TRAs) around Glasgow, the redevelopment of vacant / derelict land should be considered as a priority. Another aim of the densification project should be to offer a range of housing typologies to maximise the opportunities available to residents of Milton and address some of the wider housing shortage issues of Glasgow.

KEY STAKEHOLDER INVOLVEMENT The Council would be a key stakeholder as the determining authority for the planning application. Appropriate densities would need to be agreed through design workshops and formal consultation. The Council’s experience in TRAs would be a beneficial asset to the design of the scheme. As the client and principal funder of the proposal, GHA would be involved in key stakeholder meetings. GHA would also need to be aware of the densities and typology of built form proposed as this will have cost implications for the project. Milton residents, or the Community Council, would be invited to consultation events and key stakeholder meetings as a ‘formal’ representative of the residents of the area. It is key that the ‘buy in’ of the existing population of Milton is generated early to achieve support for the proposals. Local businesses would be invited to community consultation events in order that the possible effects of increased density on their businesses are understood. It may be that through workshops the business groups are able to highlight the potential to move or expand existing services in new development. It is possible that private developers (architects, urban designers and landscape architects) could be invited to input, through design competitions, into the typologies and densities for potential land parcels on the site. These indicative layouts and buildings could be shown to residents, and clients alike for consensus on preferred approaches.

Fig. 17: Various Stakeholder Logos: Project 2

Booklet No.3b

Projects PROJECT 3: Lack of legibility; restructuring the neighbourhood: Help Milton to find its way The University of Strathclyde (2016) Urban Design Studio Group analysis of ‘experiencing the city’ and ‘planning framework’ demonstrated that Milton lacks legibility. There are strong edges between land uses; for example, between the Balmore Industrial Estate and adjacent residential area, which correlates with the ‘zoned’ land use approach to planning policy, resulting in a fragmented site. Conversely, the urban edge to the countryside to the north of the site is weakly defined by metal fences and informal access points. There are few landmarks across Milton, aside from the residential towers to the north (Fig 18), and generally weak character ‘districts’ or ‘areas’ across the site. The lack of legibility is reinforced by a lack of variety and character of housing typology. The road hierarchy across the site is also poorly defined. Within our area of interest the amount of vacant land means that the area’s streets, in some instances, lack a defined edge and, in turn, a sense of enclosure. Open views to the rear of far-off buildings do not provide a focus on any distinguishing features, which may otherwise help to orientate pedestrians or vehicle users. In other areas, the buildings that front the streets within the study area are typically two storeys high and are separated from the street edge by green space. This arrangement, together with the wide carriageways results in an average height to width ratio of 1:4 for the study area as a whole. This indicates that the height of the buildings may not be in proportion to the width of the space between them. The Fig 20 illustrates the height to width ratios for a selected number of streets within the study area. This figure indicates that the residential streets consisting of two or three storey buildings have a reasonable sense of enclosure. Liddesdale Square, were important services are located, has a height to width ratio of 1:13. This is unlikely to reflect and reinforce the important neighbourhood scale function of this place. It was not possible to calculate the ratio for Liddesdale Road as the built form that once framed the street has since been demolished. This place has very little sense of enclosure as a result.

Fig. 18: ‘Landmark’ towers, Milton

Study Area (ha): Vacant Land (ha): Derelict Land (ha): Vacant and Derelict Land (%)

Area Percentage (ha) 10.50 100% 0.96 9% 3.33 32% 4.29 41%

Fig. 19: Proportion of Vacant & Derelict Land within the Area of Interest

Strategy The MCA output for straightness centrality (undertaken by The University of Strathclyde Analysis Group 5) indicates that the road network within the study area does not provide direct connections to other places. The routes are convoluted, partly due to the absence of north-south connections. This contributes to a lack of legibility as it is not always obvious how to get from one place to another. The pedestrian only links within the study area are an attempt to resolve the shortcomings of the road network. These, however, are not overlooked and may be unattractive to vulnerable people.

Action Area:

Fig. 20: Height to Width Ratios at selected locations within the Area of Interest.

Improve the legibility and character of the built environment through use of increased density, diversity (character), built form (landmark buildings) and open space typologies. The proposals should generate character and identity through a consideration of the wider vernacular of Glasgow. Redefine the street hierarchy to provide a legible circulation around the site, compatible with the location of nodes.

KEY STAKEHOLDER INVOLVEMENT The Council would be a key stakeholder as the determining authority for the planning application. Appropriate character and redevelopment would need to be agreed through design workshops and formal consultation. The Council’s experience in TRAs would be a beneficial asset to the design of the scheme. As the client and principal funder of the proposal, GHA would be involved in key stakeholder meetings. GHA would also need to be aware of the typology of built form proposed as this will have cost implications for the project. Architecture and Design Scotland is an independent group that seeks to promote the value of good architecture and sustainable places. This group could be called in to provide workshops and design advice / review on the proposals. Similar to Architecture and Design Scotland, this group is concerned with promoting cultural / architecture in Scotland. This independent group could be called in to input into design workshops and review exercises. Engaging the local population is one way to better understand the ‘mental maps’ of Milton; thereby enabling an identification of areas which need particular enhancement or reconfiguration. Local residents should be invited to community consultation events to comment on proposals and designs.

Fig. 21: Various Stakeholder Logos: Project 3

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Projects

78.6

77.0

72.0

69.8

PROJECT 4:

Using natural capital to invest in health: Bring the countryside in.

Lambhill and Milton Male

Glasgow

Female Fig. 22: Life Expectancy Graph

According to the Glasgow Centre for Population Health ‘Glasgow Indicators Project’ life expectancy is lower in Milton than in the rest of the city by two years on average between men and women (Fig 22). Furthermore, Milton has approximately 4% more residents over the age of 65 than Glasgow as a whole, and c.30.3% of residents claim to have a ‘limiting’ health problem; 7.5% higher than the city as a whole (Fig 23). Therefore, it is reasonable to assume that healthy environments are not currently available across the site. Good access is also imperative, and pedestrian links across Milton and between adjoining neighbourhoods are infrequent, segregated from vehicular flow, and informal (particularly within the countryside to the north).

100

69.6 77.25

While Milton has a high proportion of open space (albeit largely vacant / derelict land) the access to, and through, it is poor (Fig 25). The existing open space on the site is mono-functional, and separate from the urban fabric; for example, the towers act as islands in a vast sea of amenity grassland. Milton Park is lost through a lack of legibility. And, despite its proximity to open countryside and the ecologically rich area of the Forth and Clyde canal, there are few formal links from Milton to the wider natural landscape.

12.3

9.96

17.9

12.79

Lambhill and Milton

Glasgow

Day-to-day activities limited a lot Day-to-day activities limited a little

Also contributing to these social factors is a poor quality built environment and poor quality of available services. Furthermore, the Scottish Index of Multiple Deprivation (2016) (Fig 24) shows that Milton, suffers from high crime rates, and it is clear from the use of surveillance cameras in Milton that the public realm has issues with safety. Evidentially, the large, unlit areas of vacant land and substantial setbacks between properties and streets do also not provide good natural surveillance.

Day-to-day activities not limited

Fig. 23: Health Problem and Disability Graph Datazone Name: Sumerston Central & West I.D: S01010344 Population Total Working Income Employ. Age Deprived Deprived 684

Action Area:

480

280

Most Deprived Decile 2nd 3rd 4th 5th 6th 7th 8th Least Deprived Decile SIMD Overall Rank: 25 1st

Create a distinct series of multi-functional, well connected green spaces throughout Milton; connecting the city to the south, with the countryside to the north. This green infrastructure network should also marry with a SUDS strategy for the site. The open space typologies across Milton should offer competing, not duplicating opportunities; thereby

180

Decile 1, Quintile 1 9th

10th

1 Income Domain Rank: 73 1 Employment Domain Rank: 44 1 Health Domain Rank: 64 1 Education / Skills Domain Rank: 90 2 Housing Domain Rank: 739 3 Geographic Domain Rank: 1596 1 Crime Domain Rank:696

Fig. 24: Crime Statistics Milton

Strategy

increasing choice for the residents. The spatial arrangement of built form should be such that there is good natural surveillance of all of the open spaces in Milton, providing safe play areas, amenity areas, and routes to schools etc. Protect historic / important green space / trees e.g. Castlebay Street. Community hubs and projects focussed on health, social cohesion and the natural environment, such as those run by LoveMilton and North Glasgow Community Food Initiative should be enhanced throughout the site. Fig. 25: Vacant Land, Milton

KEY STAKEHOLDER INVOLVEMENT The Council would be a key stakeholder as the determining authority for the planning application. Appropriate open space proposals would need to be submitted for approval and agreed; as would variations from the Open Space Strategy as part of City Plan 2. Future maintenance of open space is likely to be handed over to the Council and as such there would need to be agreement on what is proposed. The Council’s experience in TRAs would be a beneficial asset to the design of the scheme.

As the client and principal funder of the proposal, GHA would be involved in key stakeholder meetings. GHA would also need to be aware of the proportion of open space proposed for the project as this will affect the financial viability of selling on development plots in future. The analysis phase identified that the site experiences flooding issues to the north, near Scaraway Terrace, within Milton Park, north of Westray Street (south-west of the school playing fields); and to the east of Balmore Industrial Estate. As a result, any increase in built development will impact potential surface runoff which will require consultation with SEPA. New development is also required by GCC City Plan 2 to integrate sustainable drainage systems into its design which should be agreed with this statutory consultee. The analysis phase identified that site lies close to a Site of Special Scientific Interest at Possil Marsh, as well as several other valued ecological areas including Special Protection Areas to the west of the canal. Scottish Natural Heritage is a statutory body for the protection of the natural environment is a key consultee to ensure no adverse harm affects these sites. As a key community groups within Milton it is important that these stakeholders are involved in key design workshops and community consultation events. As the ‘grassroots’ regeneration of Milton is perhaps one of its few strength it is important that this is maintained and enhanced within the future proposals. In order to provide open spaces people want it is important to involve local residents of all ages in the design process through community consultation events. This will involve input into the typology of open space, and activities / play / amenities that they would like to see.

Fig. 26: Various Stakeholder Logos: Project 4

Booklet No.3b

Projects PROJECT 5: Re-graining Milton; Rebuild the Community Milton currently has large ‘single use’ areas, notably the Balmore Industrial Estate and the largely residential uses throughout the rest of the site. This ‘zoned’ approach does not currently promote mixing of activity / opportunities; it creates barriers to movement; and it does not animate the street, for example the Miltonbank Primary School is hidden from public view within a residential ‘block’. Within our area of interest there is predominantly residential development, open and vacant land, and a small hub of local services. These are quite clearly physically separated from one another by the current road network, and do not engender a sense of community. MCA Findings Several scenarios for the improvement of Milton’s streets have been modelled by altering the existing road network with a view to creating a series of connected urban main streets and local main streets. These new or improved routes are required to be as highly animated as possible in order to sustain a variety of functions. Different levels of animation will inform the position of a street within the hierarchy with the most animated places forming Urban Main Streets, moderately animated places forming local main streets, and the least animated places forming tertiary streets.

Fig. 27: Betweeness Centrality Existing

To this end, the proposed hierarchy was subject to a Multiple Centrality Assessment (MCA). Fig 27 and Fig 28 shows the output for betweenness centrality for the existing and proposed road network. Figure 28 shows that the proposed changes to Milton’s streets results in the establishment of a new through-route between the established centres of Lambhill and Bishopbriggs that has the potential to be highly animated and, in turn, sustain a variety of neighbourhood services.The east of Liddesdale Road, the parallel route to the south, and spur from Lambhill to Hillswick Crescent, all have an increased potential to support nodes of activity. The high levels of betweenness at Ashgill Road, which circumvents the site, are also retained. City Opportunities While outside the scope of the study area, the proposed road hierarchy within Milton has, nevertheless, been formulated to take account of, and capitalise on, the likely opportunities that are likely to occur at the city-wide scale. Fig 29 identifies possible additional road connections that are likely to occur within the next 35 years at the city-wide scale as well as the proposed changes to the network within Milton as proposed by this study. Together, these developments have the potential to create 2 new connected urban corridors that transect Milton. A description of these corridors is described overleaf:

Fig. 28: Betweeness Centrality Proposed

Strategy

Connection No. 1 Glasgow’s West end to Maryhill Road Queen Margaret Drive traverses the River Kelvin and connects the North of Byres Road, ‘the heart and soul of Glasgow’s West End’, to Maryhill Road. The area is designated as a Transformation Regeneration Area, which provides an opportunity for the reinvigoration of this established community. Connection No. 2: Maryhill Road to Ruchill Ruchill has recently witnessed a significant amount of residential redevelopment. The remaining derelict buildings of Ruchill Hospital (denoted ‘a’ on Fig 29), including the ornate water tower, provide scope for further redevelopment. Connection No. 3 Ruchill to Lambhill The first road intervention identified by this study relates to the possible redevelopment of the existing Scottish Water site on Balmore Road (denoted ‘b’ on Fig 29). The redevelopment of this site has the potential to create a direct road link between the communities of Ruchill and Lambhill. This route, if realised, together with the proposed road network for Milton, as identified by this study, has the potential to establish the neighbourhood centre of Lambhill as a crossroads. This would provide an appropriate gateway to the study area, complimented by the nearby Forth and Clyde Canal with views of the Campsie Fells beyond. Connection No. 4: Lambhill to Milton The road hierarchy, as proposed by this study, seeks to connect the neighbourhood centre of Lambhill to the centroid of Milton via the existing industrial estate. Connection No. 5: Milton to Bishopbriggs The final link in Urban Corridor 1 identifies the upgrading of the existing footpath between the north-east of Milton and the district centre of Bishopbriggs to form a new road connection. Connection No. 6: City Centre to Springburn The redevelopment of the Transformation Regeneration Area of Sighthill has the potential to improve connections between the edge of the City Centre and the established district centre of Springburn.This is the first link in Urban Corridor 2. Connection No. 7: Sighthill to Ashfield Investment on this route (denoted ‘c’ on Fig 29) has the potential to establish a strong connection towards Ashfield. Urban Corridor 8: Ashfield to Milton Ashfield Street has the potential to link Milton with the prospective community around Carlisle Street. The nearby railway station is important asset for accessibility and the opportunities identified above, will help to reinforce and strengthen the importance of this public transport hub. This is the final link in Urban Corridor 2.

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Fig. 29: Prospective connections

Strategy

Action Area: Our proposed Project is to encourage attractions such as community facilities / services to locate on the street edge. The strategy intends to create a hierarchy of nodes focussed on primary streets. As a result of the proposed increase in population to c.10,000 adequate services will be required. According to Barton et. al (2010) p132 this will include at least 3 primary schools (currently 2) and 3 community centres (currently 1). While a 2-entry primary school requires a specific land-take of 1-2ha, other services can be located in flexible spaces in new nodes. It is crucial that the arrangement of the proposed nodes is formulated to ensure that, for the majority of residents, services are located within a distance of 400m from where they live (equivalent to a 5-minute walk).

KEY STAKEHOLDER INVOLVEMENT The Council would be a key stakeholder as the determining authority for the planning application. Deviation from planning policy would require consent from the City Council. New services run by the Council, such as new or improved schools, would require funding and need to meet certain requirements and so this stakeholder would be required at key design workshops. As the client and principal funder of the proposal, GHA would be involved in key stakeholder meetings. GHA would also need to be aware of the proportion private to public (social) housing proposed for the project as this will affect the financial viability of selling on development plots in future As a key community groups within Milton it is important that these stakeholders are involved in design workshops and community consultation events. In order to engage in a useful dialogue, and form a positive â&#x20AC;&#x2DC;partnershipâ&#x20AC;&#x2122;, especially concerning the design and location of new facilities, these groups would need regular involvement in the design and planning process.

Fig. 30: Various Stakeholder Logos: Project 5

Booklet No.3b

Project Links Urban areas are an organised complexity. On Figure 31, we consider some of the principle interrelationships between our 5 Projects. What this figure illustrates is that the proposed Projects both rely on, and enhance each other. This synergy was an important consideration in terms of what Projects we have chosen to address; tackling those issues in Milton which individually, and together, can bring about the greatest change.

Fig. 31: Interrelationships between identified projects

Strategy

Fig. X: Project Links

Booklet No.3b

Project Timeline In order to achieve certain Project outcomes, it is necessary that a sequential ‘phasing’ of the Projects is considered (Fig 32). For certain Action Areas the immediate short-term change could be brought about by relatively modest interventions. For example, green spaces can be improved simply through securing more funding for management and maintenance, or installing more benches or lighting; similarly, improved accessibility to the countryside can be achieved through the laying of simple gravel paths in the short term.. In the long term, the implementation of physical infrastructure e.g. roads, will be necessary to facilitate greater change in ‘re-graining’, increasing density, and increasing accessibility.

2016-2026

2027-2037

2038-2048

2049-Onwards

PROJECT 1 Initial improvements will include new pedestrian / cycle connections to surrounding neighbourhoods and countryside to the north can be opened.

As new building starts for Project 2, road improvements can begin including streetscape design changes. New roads and streetscape changes can be used to improve public transport into the site.

As funding / income is generated from established new nodes and densification, new roads for the regraining process can be constructed.

Road and pedestrian infrastructure completed before build-out of final phases of development. New roads to adhere to local urban codes.

PROJECT 2 New development on vacant plots, and at key nodes should begin the densification process

Plots and blocks surrounding high-density areas should be secondary in phasing, to allow for infrastructure to be put in place

Assuming the scheme is successful, the continued redevelopment of Milton can carry on with increasing densities across the site in line with local urban codes.

PROJECT 3 New development should begin to include landmark buildings at key nodes. Streetscape hierarchy starts to be established.

As new roads and blocks are established new landmarks and key views are created. Public open space establishes new hierarchy around site.

New local urban codes continue to require high quality development that contributes to enhanced legibility.

New public / semi-public open space created in new blocks. Streetscape improvements to include street trees. New green links created to adjoining countryside.

Canalside improvements begin. Reinforce planting in areas to be enhanced which are now built out.

Final planting to be established following completion of all building works. Any new development to adhere to local urban code guides for green infrastructure.

Construction of new schools to begin once ‘critical mass’ for pupil numbers is reached. Introduction of new flexible service / business spaces at key nodes to facilitate regeneration and funding. Creation of new canalside development begins.

As new plots are established local urban codes will require ‘pepperpotting’ of social housing at an appropriate proportion to ensure that ghettoisation of the site does not occur.

New facilities and social housing provision to be included in local urban codes to ensure continued positive redevelopment of the site.

PROJECT 4 New bins, benches and lighting can be installed. Improved informal paths to north created. Secure funding for better ongoing maintenance.

PROJECT 5

Fig. 32: Project Timelines

Strategy

VISION STATEMENT “Through the implementation of our 5 Projects, the vision for Milton is to no longer be the ‘edge’ to the City of Glasgow, but a ‘gateway’ to the wider countryside and natural beauty to the north of the city and, ultimately, a destination in its own right. An highly permeable, well connected neighbourhood based around a strong green framework; providing options and flexibility for its residents at all stages of life.”

Booklet No.3b

City Strategy The City Strategy (Fig 33) informs how our proposals for Milton will link with the wider context. Milton does not and cannot exist in isolation. To be viable, the proposals must take account of the existing or prospective strengths and opportunities at the wider city scale. This will also ensure that Milton and its residents are able to take advantage of, and contribute to, the opportunities that are likely to occur elsewhere in the city of Glasgow and the wider city region. Routes Figure 33 denotes the key routes to, and from, the City Centre as well as the streets that are important thoroughfares between other places. Milton falls between two key radial routes to Glasgow’s City Centre. These routes also connect Milton to the Town Centre’s of Bishopbriggs, Possilpark, and Springburn. The proposals for Milton, therefore, seek to preserve and enhance the site’s connections to these roads as well as to the new or improved connections identified in detail by Figure 29. These ‘additional’ routes, denoted as urban corridor connections on Fig 33, seek to facilitate access from Milton to the opportunities offered by the following places:1. Bishopbriggs, via an improved direct connection to the northeast of Milton; 2. Glasgow’s Westend; and 3. the City Centre via an enhanced route from Milton to Sighthill/Springburn. Neighbourhoods & Nodes The places that are most accessible within a 5 minute walk are denoted in grey on Figure 33. These places have the potential to from walkable neighbourhoods. While parts of Milton, in its current form, are walkable, there is a lack of accessible places between the city centre and the site boundary. This has two implications: 1.

Access to higher order retail or service centres outside of Milton is likely to involve motorised transport. This introduces a fixed financial burden, via public transport fares or private transport costs, to access important services and to fully participate in the opportunities of the city.

The retail service centres, such as Possilpark and Springburn, have a smaller than expected resident customer base. These places must rely, almost completely, on people passing through, which has implications for the vitality and viability of the centres and the range of services on offer (i.e. there is a greater empha sis on more specialist services and a relatively limited day to day convenience retail offer). This further reinforces the need to travel to different places for different things.

The urban corridor connections are likely to be created, or reinforced, by the development opportunities at Ruchill Hospital, Carlisle Street to the north of Sighthill/Springburn, and the existing Scottish Water Site on Balmore Road (see Fig 29 for the locations of these sites). The new neighbourhoods are likely to animate nearby existing centres and increase the scope and quality of the retail and leisure services on offer. The proposals contained within this document have been formulated to ensure that Milton’s road hierarchy is compatible with all existing and prospective connections. The railway station at Ashfield is an important public transport asset and the proposals also seek to enhance access from Milton to Ashfield Street and the railway station beyond.

Green Space The Forth and Clyde Canal to the west of the site as well as the railway line to the east form two ecologically important corridors from the city centre to the open countryside to the north. Figure 33 identifies existing or proposed green connections between established green spaces and the two green corridors. The following three significant green connections are proposed: 1. 2. 3.

Possil Marsh and the green railway corridor to the east of Milton; Ruchill Park Golf Course to the open countryside to the north of Milton; and Cowlairs Park to open Countryside to the north of Milton.

Route 1 is entirely within the site and will be realised by the proposed green network detailed on the concept plan. Routes 2 and 3 falls within an identified urban corridor connection and may be delivered, in part, by the development of the neighbourhoods at Ruchill Park and Carlisle Street as well as by the proposals detailed on the concept plan.

Strategy Fig. 33: City Strategy

Booklet No.3b

Site Strategy The site-specific Strategies (Fig 34) are a diagrammatic summary of the 5 Projects we propose to regenerate Milton. These encompass both spatial and social change. A breakdown of these Strategies is provided below.

Fig. 34: Site Strategy

Strategy

Fig. X: xxx

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Booklet No.3b

Site Strategy Our Strategy for Rebuilding the Community will involve better connections between existing community projects (Fig 35). These facilities will be re-sited to provide ‘walkable’ access (400m) from every part of the site to at least one community asset. Our proposed increase in population to c.12,000 residents will require one new 2-entry primary school (serving c.4000 people), which could be sited at Liddesdale Square, and an expansion (by c.1-2ha) of the existing Miltonbank Primary School onto currently vacant space at Rassay St. to become a 2-entry school. Lastly, a new mixed-use canal-side development will be created to the west. Well connected to the Forth and Clyde Canal and Lambhill, this will become a new attractive destination space as seen in GCC’s Transformational Regeneration Area. It will also provide an attractive setting to encourage investment by business, and for new high 0 density housing and a node.

Fig. 35: Site Strategy Extract 100

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New high density areas of housing / mixed use development will be located around new principle nodes (Fig 36). These nodes are themselves located on our proposed Urban Main Streets and Local Main Street hierarchy - itself improving the current lack of legibility of the streetscape. New Landmark buildings will be placed at strategic locations within nodes to improve legibility. Landmark buildings will be introduced aat key existing, or new, gateways into Milton, for example Strathmore Road to the south-west, Berneray Street to the south, and Liddesdale Square to the east. Landmark buildings will be placed along key sightlines to lead the eye to important views, for example at the junction of Castlebay Street and Liddesdale Road, and along the line of Castlebay Street to the north, towards the Campsie Fells. Key views to the Campsie Fells, Canal, and City to the south will be retained and enhanced. Logically, nodes of activity will be centred on areas 0 of importance which occur at the intersection of the above.

Fig. 36:Site Strategy Extract 100

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Strategy

Our Strategy for Green Infrastructure focuses on a connected system (Fig 37), which joins important public and semi-public open space together with linear movement corridors. Specific typologies of open space, for example areas of SUDS to deal with flooding are sited in specific locations identified through the Analysis and Site Context Assessment phases. A new ‘Green Spine’ will follow the Urban Main Street through the proposal, with a ‘boulevard’ standard of parallel street trees and integrated SUDS. A secondary ‘Green Spine’ along selected Local Main Street will be an ‘avenue’, with at least one line of street trees, and integrated SUDS. The best examples of existing public open space will be retained and enhanced e.g. Milton Park. While vacant areas can be incorporated into blocks and improved to create new high-quality, well maintained and overlooked semi-public open space. 0

Fig. 37: Site Strategy Extract 100

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The proposed pedestrian / public transport strategy will involve the densificaiton of pedestrian routes within the site (Fig 38). Organised broadly on a modified 200m x 200m grid, as recommended for suitable pedestrian / cycle circulation in Barton et. al (2010), p.147. These routes will be clear, legible and direct through the site. The pedshed buffers indicate a 400m walkability standard to the potential nodes indicating the high levels of accessibility part of the overall strategy. The footpath network will take advantage of the strategic green spine running through the scheme. Enhanced ‘greenways’ along Ashgill Road and the Canal offer direct, off road, routes, while new north south connections will allow movement to main civic spaces and facilities Direct access to, and across the Forth and Clyde Canal will be possible via at least one new Green Bridge.

Fig. 38: Site Strategy Extract 0

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Booklet No.3b

Site Strategy Our Strategy to improve accessibility employs the re-configuration of a new Primary and Secondary street hierarchy (Fig 39). The new Urban Main Street will run from a new connections to Bishopbriggs at the junction of Scaraway Street and Ashgill Road to the north-east; Kilfinan Street and Balmore Road at Lambhill to the south-west and Berneray Road and Ashgill Road to the south. These three connections enhance connectivity with surrounding neighbourhoods and draw people through the heart of Milton at Vallay Street, joining Liddesdale. The Local Main Streets hierarchy will allow for public transport circulation across the site; everyone within 400m. These parts of the site still require being well connected and the Secondary roads also connect Primary Routes. These routes are primarily â&#x20AC;&#x2DC;placeâ&#x20AC;&#x2122; orientated; whereas Urban Main Streets will have a higher competition for activity between mobility and use as place, as shown on Figure 40 below.

Fig. 39: Site Strategy Extract 0

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Urban Main Street

Local Main Street

Local Street

Fig. 40: Place Function and Movement Function Diagram

Strategy

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Booklet No.3b

Proposed Concept Plan

Strategy

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Fig. 41: Proposed Concept Plan

Booklet No.3b

Proposed Concept: Road Hierarchy

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Fig. 42: Proposed road hierarchy

Urban Main Street Local Main Street

The existing road hierarchy of Milton is characterised by a movement dominated circular route at the site periphery and an arrangement of tertiary streets within. Miltonâ&#x20AC;&#x2122;s road network, therefore, does not provide a distinction between residential areas and the places that provide day-to-day services. These places appear, to the visitor at least, to be in surprising locations. The proposed road hierarchy aims to facilitate movement through Milton from the Town Centre of Bishopbriggs in the North-east to the existing local centre of Lambhill to the southwest. As shown by the results of the MCA (see Fig 43) this route has the potential to be highly animated and, in turn, provide a viable location for a range of services for residents of Milton and people from outside the area. The streets that make up this route are denoted as Urban Main Streets. The tension between movement and place should provide an exciting context to various opportunities for social interaction and transactions of all types (financial, cultural, etc.). The network of Urban Main Streets extends to the south with a view to providing an appropriate link to Ashfield Railway Station. In time, with the development of the neighbourhood to the south of the railway station, this route has the potential to provide an attractive connection to the city centre (see Fig 29) and thus become a key gateway to and from the principal diagonal access between Bishopbriggs and Lambhill. Local Main streets connect with Urban Main Streets and provide access to and through the residential areas. These streets are important thoroughfares but the place function is predominant. These streets are mostly residential although a variety of ground floor uses can be sustained at key junctions and at other locations to cater for the needs of the resident population of Milton. The exception to this is Local Main Street that that has a Canal-side location. This place could become a centre for leisure services and contribute to the night-time economy of the area. To secure the vision for Milton and ensure the animation of the Urban Main Streets and Local High Streets, it will be necessary to emphasise the place function of Ashgill Road. It is envisaged that this will be accomplished by reducing the road width to form a single carriageway and the introduction of green infrastructure that compliments and enhances the existing green corridor parallel with the railway line.

Strategy

Fig. 43: Comparison of Betweenneness Centrality Figure 43 illustrates the density of Betweenness Centrality for both the existing and proposed road hierarchies within Milton. The proposed road hierarchy comprises of the proposed Urban Main Streets and Local Main Streets, which were integrated with the existing road network. Changes to the tertiary network have not been undertaken and it should be noted that these streets may alter the centrality of the network further. Nevertheless the outline changes result in a diagonal route from northeast to southwest that is high in betweenness centrality. This route has the potential to be highly animated and support a variety of retail, retail service, and leisure service functions. This is a dramatic difference in comparison to the betweenness centrality of the existing network, which is concentrated on the route around Milton via Ashgill Road. The proposals for MIlton also results in betweenness centrality moving northwards of Ashgill Road. This is a positive step and it is possible that the centrality could migrate further towards the diagonal axis with careful execution of the tertiary road network.

Fig. 44: Indicative Section through Urban Main Street

Booklet No.3b

Fig. 45: Indicative Section through Local Main Street

Fig. 46: Indicative Section through Local Street

Fig. 47: Indicative Section adjoining Countryside to North

Strategy 0

Proposed Concept: Density

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High Density (120-90dph): Median 105dph Medium Density (80-40dph): Median 60dph Low Density (40-25dph): Median 32.5dph

In order to achieve the desired increase in population of Milton in 30 year’s time to that of a strong neighbourhood (10,000 population), but with potential to develop into a new town (15,000) (Barton et.al, 2010), we propose three densities across the site, as shown above (Fig 48). Overall, this density gives the site capacity to accommodate a population of up to 16,000, assuming that the site is fully redeveloped in future. All of the site is above the minimum threshold of 25 dph for sustaining a regular bus service (CABE, 2005, p.7). Importantly, the average value for the High and Medium density areas is 69ph; described by CABE as a ‘sustainable urban density’. The range of densities allows for a flexible approach for future typology of built form. 120-90dph can be configured as ‘urban villages’ (CABE, 2005, p.7); and at the higher end potentially mixed use tenure apartments with shared gardens and communal facilities (Barton.H et.al, 2008, p.246).

Fig. 49: Indicative figure-ground of high density perimeter block with open space

Medium density at 80-40dph allows a configuration possibly including two-storey cottages or three to four storey formal terraces and buildings as perimeter blocks (Barton.H et.al, 2010, p.247). Low density at 40-25dph allows for two-to-three storey properties, some with shops on ground floors, continous frontages and informal market places (Barton.H et.al, 2010, p.247). Overall, the site has capacity to provide up to 7,800 new units, contributing strongly to Glasgow’s housing need as described previously.

Fig. 50: Indicative figure-ground of medium-low density with varied housing typology

Booklet No.3b

Fig. 51: Proposed Densities and Population High Density Development Zone Medium Density Development Zone Subtotal (Intervention Area) Low Density Development Zone Total

Dwellings per Hectare 105 60 N/A 33 N/A

Propoed Density (intervention Area) (d/h) Proposed Density (Milton) (d/h)

hectares

dwellings

Ave Occupancy

Population

17 62 79 69 148

1793 3705 5498 2277 7775

2.1 2.1 2.1 2.1 2.1

3765 7780 11545 4782 16326

70 53

Fig. 52: Projected Occupancy Table

Projected No. of Households, Population, and Household Occupancy for the Glasgow City Counci

Projected No. of Households for Glasgow City Local Authority Area Projected Population for Glasgow City Local Authority Area Projected Household Occupancy for Glasgow City Local Authority Area

2012 286,134 595,080 2.1

2013 286,792 597,139 2.1

2014 289,490 599,857 2.1

2015 292,270 602,873 2.1

2016 295,270 606,166 2.1

2017 298,393 609,707 2.0

2018 301,238 613,483 2.0

Projected No. of Households, Population, and Household Occupancy for the Glasgow City Council Local Authority Area 2012 286,134 595,080 2.1

2013 286,792 597,139 2.1

2014 289,490 599,857 2.1

2015 292,270 602,873 2.1

2016 295,270 606,166 2.1

2017 298,393 609,707 2.0

2018 301,238 613,483 2.0

Year 2019 303,885 617,430 2.0

2020 306,576 621,470 2.0

2021 309,363 625,572 2.0

2022 312,107 629,696 2.0

2023 314,767 633,809 2.0

2024 317,352 637,897 2.0

2025 319,973 641,937 2.0

2026 322,665 645,919 2.0

Year 2019 303,885 617,430 2.0

2020 306,576 621,470 2.0

2021 309,363 625,572 2.0

2022 312,107 629,696 2.0

Strategy 0

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Fig. 53: Proposed densities, roads, and nodes

Proposed Node

Fig 55 extends the concept of central place theory (Fig 54) to the north of Glasgow and suggests that the three town centres of Bishopbriggs, Springburn, and Possilpark should be supported by at least 4 district centres located within the urban area that falls between the three centres. The central place theory model also suggests that these 4 district centres should, in turn, be accompanied by between 10 and 18 local centres. The higher figure includes the local centres that are also related to other neighbouring town centres. These places may or may not be within the geographic area bounded by the three centres. Comparing these figures with Fig 56, which denotes the three town centres along with the district and local centres that fall broadly between them, suggests there is scope for the creation of one new district centre and between 2 and 10 local centres. This may be achieved by developing entirely new centres or by building upon existing 4th order nodes (i.e. small ‘centres’ of around 2 or 3 units that cater for the immediate needs of a limited resident population) which are not identified on the table. The creation of new nodes should be located along routes that are important thoroughfares as well as being accessible from lots of other places within a 5 minute walk. The proposals for Milton create an important diagonal route through the site from northeast to southwest (see Fig43) as well as an accessible neighbourhood with a population that is more dense than that of the neighbouring communities. This positions Milton as the prime place for the location of the ‘missing’ district node. This will need to be accompanied by local centres, distributed along important routes within the site, to ensure that the resident population of Milton is within a 5 minute walk of a day-to-day services.

Fig. 54: Central Place Theory Diagram

Booklet No.3b

Fig. 55: Proposed Milton Place Theory Diagram

Figure 56 identifies the urban centres around Milton and their position within the urban hierarchy. The criteria used to determine the rank of a centre was as follows: Local centres comprise of convenience retail units and shops selling everyday comparison goods. There may be a small element of leisure service provision, such as hot food takeaways or a cafĂŠ. District Centres are likely to contain a larger range of convenience and comparison retail units as well as at least one significant leisure service, such as a public house. There may also be an occurrence of local public administration offices, GP surgeries, retail banks, and professional and financial actors such as letting agents. Town Centres are likely to contain a more comprehensive retail offer, including a range of shops that offer good quality comparison goods. Leisure Services may be the predominant ground floor use at some locations while the professional and financial sector should be represented a significant way. Such centres may be viable locations for further education institutions and public administration headquarters. The presence of significant public transport infrastructure can differentiate a town centre from a district centre.

Name of Retail Centre Bishopbriggs Possilpark Springburn Maryhill St George's Cross Summerston Auchinairn Ashfield Kings Place Lambhill Maryhill (Queen's Cross) Milton South Royston Ruchill

Rank of Centre

Type of Centre

1st

Town Cenre

2nd

District Centre

3rd

Local Centre

Fig. 56: Existing Town Centres, District Centres, and Local Centres surrounding Milton

Strategy

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Primary Green Spine (boulevard)

Proposed / Re-configured Green Space

Secondary Green Spine (avenue)

Existing Open Channel

Retained and Improved Green Space

Proposed New Open Channel

The principal is one of connectivity. Therefore, area features whether retained and enhanced, or proposed and re-configured public open space, are joined to each other by linear features e.g. the primary and secondary â&#x20AC;&#x2DC;green spinesâ&#x20AC;&#x2122;. The existing concept and strategy shows that green and blue infrastructure to the west of the site is most valuable, and best in terms of connectivity with the wider city. Therefore much of this is to be retained and improved as public open space, through better planting and formal landscape design. All residents are then within 400m of high quality open space. To the east of the site there is an important north-south corridor which was fragmented. Our proposals seek to create new high quality semipublic open space within blocks; providing surveillance and ownership for improved management and maintenance.

Fig. 58: Hammarby Sjostad, Semi-Public Open Space

The Canal is a valuable opportunity, which can be maximised through creative design. To create a true canal-side development, our proposed concept will seek to bring the canal into the site, through small locks and mooring areas to provide a high quality setting to the urban environment.

Fig. 59: Malmo Bo01 Semi-Public and Public Open Space

Booklet No.3b

Precedents Sherford / Gun Wharf, Plymouth:

Fig. 60: Sherford

What qualities does this scheme have / lessons learned which can be brought to Milton: • •

• • •

Redevelopment of deprived 1950’s housing estate; The Architecture Centre (2010) states that this is a mixed tenure development (35 private sale, 46 housing association, 18 shared-ownership), which broadens the socio-economic base of the residents; CABE Street design and place-making: case study 1 notes that Fig. 61: Sherford scheme demonstrated value of high quality open space; 1:2 mix of private and social housing; and CABE also recognises that the pedestrian friendly ‘homezone’ design principles use street design to create places, and not just movement channels.

Holbeck Urban Village, Leeds:

Fig. 62: Holbeck

What qualities does this scheme have / lessons learned which can be brought to Milton: •

•

• •

Semi-derelict site redeveloped into high quality business and residential community, viewed by the developers, Igloo Regeneration, as a ‘dynamic and successful new neighbourhood’ (Urban Design Compendium, 2007, p.108); PlaceMaking Resources (2016) notes that the development takes advantage of the site’s waterfront location to provide character and ‘sense of place’; Access to the wider city of Leeds is considered, and integrated Fig. 63: Holbeck into the design (PlaceMaking Resources, 2016); and Ground floor uses are encouraged to provide active frontages ((PlaceMaking Resources, 2016).

Strategy

Accordia, Cambridge

Fig. 64: Accordia

What qualities does this scheme have / lessons learned which can be brought to Milton: • •

• •

‘Brownfield’ redeveloped site; Relatively high density residential development (47 dph) with generous provision, and integration of green space for public use (Urban Design Compendium, 2007, p.89); The Urban Design Compendium notes massing and scale are used to define legibility; Fig. 65: Accordia The scheme incorporates a hierarchy of connected green spaces which ‘frames’ the development, including landscaped lawns, woodland walks, and a wildlife corridor (CABE, 2004, Design Reviewed Urban Housing, p.34).

Upton, Northampton

Fig. 66: Upton

What qualities does this scheme have / lessons learned which can be brought to Milton: • •

•

Drainage Systems (SUDS) that align with other infrastructure e.g. roads (Urban Design Compendium, 2007, p.126); The Urban Design Compendium notes a focus on form, not detail. Design parameters are then flexible to allow for individual architects to create unique characters in different parts of the scheme (Urban Design Compendium, 2007, p.126); Noel Isherwood Architects Upton Case Study (p.3) notes the successful integration of large thriving primary school embedded in an urban block facing a main square; The Noel Isherwood review also comments on the strong sense of place; which derives, in part, from developing community spirit in the play areas and squares, and through the provision of community centres (p.3).

Fig. 67: Upton

Booklet No.3b

Ker Street, Devenport, Plymouth

Fig. 68: Ker Street

What qualities does this scheme have / lessons learned which can be brought to Milton: •

•

The Urban Design Compendium describes this project as the creation of a new ‘piece of town’ in the heart of an existing settlement. Follows the principles of focussing ‘nodes’ on principal routes (Urban Design Compendium, 2007, p.79); Active frontages containing shops / services located adjacent to the street, with housing set back in quieter areas (Urban Design Compendium, 2007, p.79); The principles of the scheme, according to the architects LHC (2016), was to improve connectivity of the main street through new and improved connections; thus allowing better connections to neighbouring streets and to the wider area; and LHC’s design was driven by creating walkable ‘hybrid homezones’ within residential areas away from the main streets.

New Road, Brighton What qualities does this scheme have / lessons learned which can be brought to Milton: •

The Department for Communities and Local Government (2012) ‘Re-imagining urban spaces to help revitalise our high streets’ (p.5) notes that this scheme is an exemplar of a fully shared-space principles; no distinction between pedestrian and vehicular realm achieved through material palette and street furniture.

Fig. 69: Ker Street

Fig. 70: New Road

Strategy

References 1. Barton H., Grant M., and Guise R. (2010). Shaping Neighbourhoods for Local Health and Global Sustainability. 2nd Edition, Routledge. 2. Centre for Architecture and the Built Environment (2005). Better Neighbourhoods: Making Higher Densities Work. Available at: http://www.mae.co.uk/assets/pdfs/better-neighbourhoods.pdf (accessed: 19/11/16). 3. Commission for Architecture and the Built Environment (2004). Design Reviewed: Urban Housing. Available at: http:// webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe.org.uk/files/design-review-ed-urban-housing.pdf (accessed: 21/11/16). 4. Commission for Architecture and the Built Environment (date unknown). Street design and placemaking: case study 1; Gun Wharf, Plymouth. Available at: http://webarchive.nationalarchives.gov.uk/20110118095356/http:/www.cabe.org.uk/ files/streets-gunwharf.pdf (accessed 21/11/16). 5. Department for Communities and Local Government (2012). Re-imagining urban spaces to help revitalise our high streets. Available at: https://www.gov.uk/government/uploads/system/uploads/attachment_data/file/5987/2185491.pdf (accessed 21/11/16). 6. Glasgow Centre for Population Health (Date Unknown). Understanding Glasgow: The Glasgow Indicators Project. Available at: http://www.understandingglasgow.com/profiles/neighbourhood_profiles/3_nw_sector/5_lambhill_and_milton (accessed: 27/11/16). 7. Glasgow City Council (2009). City Plan 2. Available at: https://www.glasgow.gov.uk/index.aspx?articleid=16185 (accessed: 01/12/2016). 8. Glasgow City Council (2016). Glasgow’s Housing Strategy: Sustainable Communities, Affordable Homes. For Consultation, Glasgow’s Draft Housing Strategy 2017-2022. Available at: https://www.glasgow.gov.uk/CHttpHandler.ashx?id=4584&p=0 (accessed 01/12/2016). 9. LHC Architects (2016) Ker Street Regeneration: Case Study. Available at: http://www.lhc.net/projects/ker-street-regeneration (accessed 28/11/16). 10. National Records for Scotland (2012). 2011 Census Data. Available at: http://www.understandingglasgow.com/profiles/ neighbourhood_profiles/3_nw_sector/5_lambhill_and_milton (accessed: 19/09/16). 11. Noel Isherwood Architects (data unknown). Upton Case Study. Available at: http://www.regenwales.org/upload/pdf/110413104138Upton%20Case%20Study.pdf (accessed 21/11/16). 12. PlaceMaking Resources (2016). Review: Mixed use scheme offers a sensitive setting for historic towers. Available at: http://www.placemakingresource.com/article/1385584/review-mixed-use-scheme-offers-sensitive-setting-historic-towers (accessed: 21/11/16) 13. Playle R. and Meyerricks S, (2016) Milton Talks: People, Place and Priorities; Survey Findings and Recommendations for Community Regeneration – 2016. Available at: www.ngcfi.org.uk/wp-content/uploads/2016/10/Milton-Talks-ReportOct-2016.pdf (accessed 27/11/16). 14. Scottish Government (2016). Scottish Index of Multiple Deprivation. Available at: www.simd.scot (accessed 28/11/16). 15. The Architecture Centre (2010). Building Case Study: Gun Wharf Devonport, Plymouth. Available at: http://www.architecturecentre.co.uk/assets/files/case-studies/Gun%20Wharf_March_2010.pdf (accessed: 21/11/16). 16. University of Strathclyde (2016). Urban Design Studio Group. 17. Urban Task Force (2005) Towards an Urban Renaissance. London: Spon Press. 18. Yeang, L.D. (2000). Urban design compendium. London: English Partnerships/Housing Corporation.

Booklet No.3b

Figures 1. Existing Concept Plan. From Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y. (2016). Existing Concept Plan. Glasgow: University of Strathclyde Urban Design Studio - Strategy Group 2. 2. Existing Concept Plan: Density and Nodes. From Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y., (2016). Existing Concept Plan; Density and Nodes. Glasgow: University of Strathclyde Urban Design Studio Strategy Group 2. 3. Existing Concept Plan: Ecological Networks. From Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y. (2016). Existing Concept Plan; Ecological Networks. Glasgow: University of Strathclyde Urban Design Studio Strategy Group 2. 4. Existing Concept Plan: Hierarchy of Streets and Public Transport. From Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y. (2016). Existing Concept Plan; Hierarchy of Streets and Public Transport. Glasgow: University of Strathclyde Urban Design Studio - Strategy Group 2. 5. Existing Concept Plan: Bus, Rail, and Cycle Transportation. From Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y. (2016) Existing Concept Plan; Bus, Rail and Cycle Transportation. Glasgow: University of Strathclyde Urban Design Studio - Strategy Group 2. 6. Place Standars Assessment. From Architecture and Design Scotland, NHS Health Scotland and The Scottish Government (date unknown) Place Standard Assessment. Available at: http://www.placestandard.scot/#/home (accessed 19/11/16); and Author’s own findings. 7. SWOC Analysis Strengths and Opportunities Map, drawn by Authors. 8. SWOC Analysis Weaknesses Map, drawn by Authors. 9. SWOC Analysis Challenges Map, drawn by Authors. 10. Group 3B Area of Interest, drawn by Authors. 11. Car and Public Transport Accessibility, drawn by Authors. 12. Income Deprivation Graph. From Glasgow Centre for Population Health (Date Unknown) Understanding Glasgow: The Glasgow Indicators Project. Available at: http://www.understandingglasgow.com/profiles/neighbourhood_profiles/3_nw_ sector/5_lambhill_and_milton (accessed 27/11/16). 13. Various Stakeholder Logos – Project 1: Outspoken Arts (date unknown). Glasgow City Council Logo. Available at: http:// outspokenarts.org/wp-content/uploads/2014/04/GCC-20mmmarkrgb.png (accessed 21/11/16); Sutherland Cleaning (date unknown). East Dunbartonshire Council Logo. Available at: http://sutherlandcleaning.com/images/edc_1.jpg (accessed 21/11/16); Mygov.scot (date unknown) Transport Scotland Logo. Available at: https://www.mygov.scot/assets/images/ organisations/transport-scotland.png (accessed 21/11/16); Sheffield Bus Partnership (date unknown). First Group Logo. Available at: https://sheffieldbuspartnership.co.uk/wp-content/themes/sbp/assets/images/logos/logo-first.png (accessed 21/11/16); Wikimedia Commons (date unknown). Strathclyde Partnership for Transport Logo. Available at: https://upload. wikimedia.org/wikipedia/en/thumb/0/0c/Strathclyde_Partnership_for_Transport_(logo).svg/1280px-Strathclyde_Partnership_for_Transport_(logo).svg.png (accessed 21/11/16); ScotWays (date unknown). Scotways Logo. Available at: https:// www.scotways.com/images/logo.gif (accessed 21/11/16); Bicycle Ballet (date unknown). SusTrans logo. Available at: http://www.bicycleballet.com/wp-content/uploads/2014/08/SUSTRANS_1.jpg (accessed 21/11/16); Wikimedia Commons (date unknown). Scottish Canals Logo. Available at: https://upload.wikimedia.org/wikipedia/commons/c/c2/Scottish_Canals_logo.jpg (accessed 21/11/16); Paisley.Org (date unknown) Scottish Wildlife Trust logo. Available at: http://www. paisley.org.uk/wp-content/uploads/2015/03/scottish-wildlife-trust.gif (accessed 21/11/16); Ironside Farrar (date unknown). Community Consultation Event. Available at: http://www.ironsidefarrar.com/consultation-helix.jpg (accessed 21/11/16). 14. Density within Area of Interest. From Author’s own drawing using Fleischmann M., Saracini M., Wang R., Kovacs I.A., Kyaw L.M., and Wang Y., University of Strathclyde Urban Design Studio: Strategy Group 2 (2016) ‘Existing Concept Plan; Density and Nodes’ 15. Population within 500m of Vacant or Derelict Land. From Fleischmann M., Lund-Ricard T., Wiseman C., and Lu S., (2016). Population within 500m of Vacant or Derelict Land. Glasgow: University of Strathclyde Urban Design Studio Planning Framework Group.

Strategy

16. Weak community hubs in Milton, photograph by Authors. 17. Various Stakeholder Logos – Project 2: Outspoken Arts (date unknown). Glasgow City Council Logo. Available at: http://outspokenarts.org/wp-content/uploads/2014/04/GCC-20mmmarkrgb.png (accessed 21/11/16); Wheatley Group (date unknown). Glasgow Housing Association logo. Available at: http://www.wheatley-group.com/Images/Uploads/GHA_1355754345_2.jpg (accessed 21/11/16); Ironside Farrar, (date unknown). Community Consultation Event. Available at: http://www.ironsidefarrar. com/consultation-helix.jpg (accessed 21/11/16); GD Architects (date unknown). RIBA logo. Available at: http://gdarchitects. co.uk/images/logos/riba-logo.jpg (accessed 21/11/16). 18. Landmark towers, Milton, 2016, photos by Authors. 19. Proportion of Vacant & Derelict Land within the Area of Interest, Authors own findings. 20. Height to Width Ratios, Authors own findings. 21. Various Stakeholder Logos – Project 3: Outspoken Arts (date unknown). Glasgow City Council Logo. Available at: http://outspokenarts.org/wp-content/uploads/2014/04/GCC-20mmmarkrgb.png (accessed 21/11/16); Wheatley Group (date unknown). Glasgow Housing Association logo. Available at: http://www.wheatley-group.com/Images/Uploads/GHA_1355754345_2.jpg (accessed 21/11/16); Mygov.scot (date unknown). Architecture and Design Scotland logo. Available at: https://www.mygov.scot/ assets/images/organisations/architecture-and-design.png (accessed 21/11/16); University of Stirling (date unknown). Saltire Society logo. Available at: http://www.publishing.stir.ac.uk/wp-content/uploads/tmp/saltire_society_f030511.jpg [accessed 21/11/16]; Ironside Farrar, date unknown, ‘Community Consultation Event’ [online] Available at: http://www.ironsidefarrar.com/ consultation-helix.jpg (accessed 21/11/16). 22. Life Expectancy Graph. From Fleischmann M., Lund-Ricard T., Wiseman C., and Lu S. (2016) Life Expectancy Graph. Glasgow: University of Strathclyde Urban Design Studio - Planning Framework Group. From information available at: Glasgow Centre for Population Health (Date Unknown) Understanding Glasgow: The Glasgow Indicators Project. Available at: http:// www.understandingglasgow.com/profiles/neighbourhood_profiles/3_nw_sector/5_lambhill_and_milton (accessed 27/11/16). 23. Health Problem & Disability Grapgh. From Fleischmann M., Lund-Ricard T., Wiseman C., and Lu S. (2016). Health Problem and Disability Graph. Glasgow: University of Strathclyde Urban Design Studio - Planning Framework Group. From information available at: Glasgow Centre for Population Health (Date Unknown). Understanding Glasgow: The Glasgow Indicators Project. Available at: http://www.understandingglasgow.com/profiles/neighbourhood_profiles/3_nw_sector/5_lambhill_and_milton (accessed 27/11/16). 24. Crime Statistics Milton. From Scottish Government (2016). Scottish Index of Multiple Deprivation. Available at: www.simd.scot (Accessed 28/11/16). 25. Vacant Land, Milton, 2016, photograph by Authors. 26. Various Stakeholder Logos – Project 4: Outspoken Arts (date unknown). Glasgow City Council Logo. Available at: http://outspokenarts.org/wp-content/uploads/2014/04/GCC-20mmmarkrgb.png (accessed 21/11/16) Wheatley Group (date unknown). Glasgow Housing Association logo. Available at: http://www.wheatley-group.com/Images/Uploads/GHA_1355754345_2.jpg (accessed 21/11/16]) Scottish Environment Protection Agency (date unknown). SEPA logo. Available at: http://www.sepaview. com/wp-content/uploads/2016/03/SEPA_Logo.jpg (accessed 21/11/16); ESRI (date unknown). Scottish Natural Heritage logo. Available at: http://resource.esriuk.com/wp-content/uploads/2015/12/snh_logo_tall.png (accessed 21/11/16); Scottish Government and Digital Inclusion for Health (date unknown). North Glasgow Community Food Initiative Logo. Available at: http:// www.digitalinclusionforhealth.org.uk/wp-content/uploads/2014/10/NGCFI_logo-e1415724496561.jpg (accessed 21/11/16); Love Milton, (date unknown). Love Milton Logo. Available at: https://lovemilton-assets.s3.amazonaws.com/sites/5418d62ce2c093a9a8000002/assets/5421b3747fff539fc400002a/logo.png (accessed 21/11/16).; Ironside Farrar (date unknown). Community Consultation Event. Available at: http://www.ironsidefarrar.com/consultation-helix.jpg (accessed 21/11/16). 27. Betweeness Centrality Existing, drawn by Authors. 28. Betweeness Centrality Proposed , drawn by Authors. 29. Prospective Connections, drawn by Authors.

Booklet No.8

30. Various Stakeholder Logos â&#x20AC;&#x201C; Project 5: Outspoken Arts (date unknown). Glasgow City Council Logo. Available at: http://outspokenarts.org/wp-content/uploads/2014/04/GCC-20mmmarkrgb.png (accessed 21/11/16); Wheatley Group (date unknown). Glasgow Housing Association logo. Available at: http://www.wheatley-group.com/Images/Uploads/ GHA_1355754345_2.jpg (accessed 21/11/16); Scottish Government and Digital Inclusion for Health (date unknown). North Glasgow Community Food Initiative Logo. Available at: http://www.digitalinclusionforhealth.org.uk/wp-content/uploads/2014/10/NGCFI_logo-e1415724496561.jpg (accessed 21/11/16); Love Milton (date unknown). Love Milton Logo. Available at: https://lovemilton-assets.s3.amazonaws.com/sites/5418d62ce2c093a9a8000002/assets/5421b3747fff539fc400002a/logo.png (accessed 21/11/16); Ironside Farrar (date unknown). Community Consultation Event. Available at: http://www.ironsidefarrar.com/consultation-helix.jpg (accessed 21/11/16). 31. Project Links, drawn by Authors. 32. Project Timelines, drawn by Authors. 33. City Strategy, drawn by Authors. 34. Site Strategy, drawn by Authors. 35. Site Strategy Extract, drawn by Authors. 36. Site Strategy Exract, drawn by Authors. 37. Site Strategy Extract, drawn by Authors. 38. Site Strategy Extract, drawn by Authors. 39. Site Strategy Extract, drawn by Authors. 40. Place Function and Movement Diagram. From Cadell2 LLP and J Cooper (date unknown) Place Function and Movement Function Diagram. Available at: http://www.gov.scot/Resource/Img/307126/0089203.jpg (accessed 27/11/16). 41. Proposed Concept Plan, drawn by Authors. 42. Proposed Concept: Road Hierarchy, drawn by Authors. 43. Density of Betweenness Centrality, drawn by Authors. 44. Indicative Section through Urban Main Street, drawn by Authors. 45. Indicative Section through Local Main Street, drawn by Authors. 46. Indicative Section through Local Street, drawn by Authors. 47. Indicative Section Adjoining Countryside to the North, drawn by Authors. 48. Proposed Concept: Nodes, drawn by Authors. 49. Indicative Figure-Ground of High Density Perimeter Block with Open Space. From Barton H., Grant M., and Guise R. (2010). Shaping Neighbourhoods for Local Health and Global Sustainability. 2nd edition. Routledge. 50. Indicative Figure-Ground of Medium-Low Density with Varied Housing Typology. From From Barton H., Grant M., and Guise R. (2010). Shaping Neighbourhoods for Local Health and Global Sustainability. 2nd edition. Routledge. 51. Proposed Densities and Population, drawn by Authors. 52. Proposed Occupancy Table. From National Records for Scotland (2014) Household projections for Scotland, by Council area, 2012 - 2037, all households. Available at: https://www.nrscotland.gov.uk/statistics-and-data/statistics/statistics-by-theme/households/household-projections/household-projections-for-scotland-2012-based/list-of-tables (accessed: 01/12/2016). 53. Proposed Densities, Roads, and Nodes, drawn by Authors.

Strategy

54. Central Place Theory Diagram. From CREDO (2010) Figure 3 Geometry of the central place hierarchy. The nested hexagonal market areas reflect different levels of the urban hierarchy. Available at: http://search.credoreference.com/content/ topic/central_place_theory (accessed: 29/11/16). 55. Proposed Milton Place Theory Diagram, drawn by Authors. 56. Existing Town Centres, District Centres, and Local Centres surrounding Milton, drawn by Authors. 57. Proposed Concept: Green Infrastructure, drawn by Authors. 58. Hammarby Sjostad, Semi-public Open Space. From brflugnvattnet1 ( date unknown). Hammarby Sjostad. Available at: http://www.brflugnvattnet1.se/ (accessed 27/11/16). 59. Malmo Bo01, Semi-public and Public Open Space. From Columbia University Graduate School of Architecture - Planning and Preservation (date unknown), Malmo Bo01. Available at: http://www.msaudcolumbia.org/summer/wp-content/uploads/2014/07/aerial1.jpg (accessed 28/11/16). 60. Sherford. From RUDI (date unknown). Gun Wharf. Available at: http://www.rudi.net/files/book/illustrations/BG03.jpg (accessed 21/11/16). 61. Sherford. From LHC Architects (date unknown). Gun Wharf Circus. Available at: http://www.lhc.net/wp-content/uploads/2016/05/Gunwharfcircus.jpg (accessed 21/11/16). 62. Holbeck. From The Architects Journal (date unknown). Bauman Lyons Tower Works. Available at: https://www.architectsjournal.co.uk/pictures/2000x2000fit/1/3/6/1418136_bauman-lyons-tower-works.jpg (accessed 21/11/16). 63. Holbeck. From Linda Spashett (2013) Holbeck Urban Village 006.jpg. Available at: https://en.wikipedia.org/wiki/Holbeck_ Urban_Village#/media/File:Holbeck_Urban_Village_006.jpg (accessed 28/11/16). 64. Accordia. From Fielden Clegg Bradley Architects (2016) Accordia Cambridge. Available at: http://fcbstudios.com/assets/ imgsupl/Feilden_Clegg_Bradley_Studios-Accordia-Cambridge-04.jpg (accessed 21/11/16). 65. Accordia. From The Building Centre (2014). Grant Associates Accordia. Available at: http://www.buildingcentre.co.uk/system/images/images/000/041/281/big/Grant-Associates---Accordia---new---CAM117_N280.png?1419339573 (accessed 21/11/16). 66. Upton. From RUDI (date unknown). Upton. Available at: http://www.rudi.net/files/paper/illustrations/02-Upton_0706_019. jpg (accessed 21/11/16). 67. Upton; From RUDI (date unknown). Upton. Available at: http://www.rudi.net/files/paper/illustrations/07-Upton_0706_034. jpg (accessed 21/11/16). 68. Ker Street. From Redrow Homes (2016). Plymouth Vision. Available at: https://www.redrow.co.uk/-/media/redrow-co-uk/ images/developments/west-country/vision-plymouth/vision-header-24756.g?w=1160&h=506&useCustomFunctions=1&centerCrop=1&hash=6B7D77A3DE87AFD9D30616BE50E6FEA4254BE7D7 (accessed 21/11/16). 69. Ker Street. From LHC Architects (2016). Ker Street. Available at: http://www.lhc.net/wp-content/uploads/2016/05/KerStreet_004.jpg (accessed 28/11/16). 70. New Road; From Landezine (2011). New Road. Available at: http://www.landezine.com/wp-content/uploads/2011/04/01-NewRoad-Landscape-project-gehl-architects.jpg (accessed 26/11/16).