Maryhill Strategy
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Strategy Stage prepared by,
Archibald Prince, Emma Poulton, Jelena Andelkovic & Louise Mencnarowski Urban Design Studies Unit University of Strathclyde
Maryhill Strategy
Introduction This booklet comprises of a Strategic Plan for the improvement of Maryhill Road and its immediate community. After identifying the positive and negative aspects sub divisions were made and strategic plans put in place. Envisioned actions and projects were matched with local stakeholders, grounding the vision in reality. We all agree that this stage has been valuable in developing our vision for individual areas. We will go on to develop these proposals along with a conceptual masterplan in semester two.
Authors Archibald Prince
Advanced Architectural Design, University of Strathclyde
Emma Poulton
Advanced Architectural Design, University of Strathclyde
Jelena Andelkovic
Advanced Architectural Design, University of Strathclyde
Louise Mencnarowski
Advanced Architectural Design, University of Strathclyde
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Contents 01
Introduction
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Analysis Summary
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SWOT Analysis
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Areas of Action
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Vision
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Strategic Projects
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Transport
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High Street
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Residential Areas
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Strategic Plan Mapping Stakeholders
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Indicative Timescale
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Strategic Plan
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Maryhill Strategy
Vision Analysis Summary This booklet is a compilation of works produced during the strategy phase from weeks 6-9 following an indepth analysis of two Glasgow High Streets. Each group member covered a different area of analysis allowing for a broad understanding of the area to be brought to stage two - strategy. During the analysis stage Louise was part of the group which drew the existing area. The output of this was a fully detailed mapping of the area at 1:1000 outlining building heights, ground floor typologies, street furniture, traffic flow etc. The analysis of light and height maps identiefied areas of neglect and psosible safety problems. Louise also has an existing understanding of the area as Maryhill Housing Association often employ the architecture practice she works with. For the initial analysis stage of Urban Design Studio, Emma was part of the Network group. She learnt how to use Momepy, a software developed in the architectural research department at Strathclyde, which is used to identify centrality in street networks. By analysing the straightness, closeness, and betweenness centrality on both a local and global scale around Maryhill Road, Emma discovered that the high street has high straightness centrality as it is a main road connecting the centre of Glasgow to the suburbs of Bearsden and Milngavie. However, she also found that the closeness and betweenness centrality of the street is low, because the connections from the high street to it’s neighbouring roads are sparse and poorly developed. From this, she brought the idea to her new strategy group that better connections are needed in the street network, as well as public transport links to other high streets around the west end of Glasgow. During the analysis stage Archie was part of the History and stories group which researched how Maryhill and Shawlands developed through their history. Looking through old maps and historic photos to understand how the areas developed as well as understanding the stories around the areas. Archie also has an extremely indepth knowledge of the area having grown up close by. Lastly, Jelena was a member of ‘Experiencing and comparing places’ group. The group has developed mental maps, interviewed locals, analysed residents’ mental maps, defined character areas, street fronts, and compared Maryhill and Shawlands to Saint-Denis in Paris and Amsterdam around the Vijzelstraat. The understanding of human perception, quality of the area, and ‘what locals want’ to ‘what locals need’, has enabled Jelena to emphasise the importance of community’s living standards, safety and the impact of residential areas as vital factors for strategy development.
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Maryhill Road, Maryhill, G20
Fig. 1 Location Map of Maryhill
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Maryhill Strategy
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Glasgow has a treacherous story of destroying its history and urban fabric! Maryhill suffered from its same fate. What has been left in 2019 is a shadow of its former glory, but the people of Maryhill remain defiant. If ‘People make Glasgow’ tehn ‘Maryhill makes People’! Our vision for a future Maryhill must look back to go forward. The four main arteries were the river, the canal, the railway and the road. All of which remain in some form but are disjointed from Maryhill. The River and the canal beautifully cut through Maryhill, by improving connections and facilities along both it will get more people using and experiencing the nature on their doorstep. Maryhill Road stretches from Glasgow all the way out to Bearsden, yet the road has very little street frontfor most of it. Look south to Great Western Road, shop fronts with accomodation above, the high density creates a successful and vibrant street. We want to re-create street fronts to Maryhill Road as well as create cultural hearts along it. The main heart will be just under the canal where the Maryhill Burgh Halls is currently located. Maryhill’s rail network was as complex as it comes, weaving across the river, connecting Maryhill’s factories with the rest of Scotland. Now a single rail line runs through with one station away from the heart of Maryhill. Many of the old infrastructures are still there! Using the old Maryhill can reconnect to Glasgow with new forms of public transport. Our vision for Maryhill in 2050 will be for a denser area with much more public amenities. More people, more jobs and more to do! By looking back we can go forawrd and create a Maryhill for everyone
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Maryhill Strategy
Vision - SWOT Analysis SWOT - Combined Map
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Through SWOT analysis, areas have been identifies as being strong, weak, opportunities, or threats. As well as identifying areas that are in need of action, this has also helped to identify areas that are already successful and can be used as models for future improvement elsewhere in Maryhill. Below is a list of the identified areas in a SWOT category, and each is explained further in the following pages:
Strengths 1 - Maryhill train station 2 - History and culture 3 - Maryhill football club 4 - New housing development 5 - Housing network
Weaknesses 1 - Housing with lack of amenities and community 2 - Underground canal passage 3 - Underdeveloped shops
Opportunities 1 - High street 2 - Canal foot bridges 3 - Housing development 4 - Historic canal and canal basins 5 - Development on the canal 6 - Potential park
Threats 1 - Underground canal passage breaking high street 2 - Industrial park 3 - Dangerous housing estate
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Maryhill Strategy
Vision - SWOT Analysis
Strengths
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1 - Maryhill train station A good form of public transport, Maryhill train station connects the north side of the town to Anniesland, High Street, and Cumbernauld on a direct route. With just one change over, the station connects Maryhill as far as Oban, Edinburgh, Perth, Carlisle, and many more cities and towns. Its only downfall is that the location is at the north side of Maryhill meaning that people living in the centre or south need to find another form of transport to get there.
2 - History and culture Maryhill was once an independent Burgh and has its own rich history outside of Glasgow. Most people are aware of the listed buildings, historic canal and aquaduct, but Maryhill was also home to a large glass making industry. Although much of the historic Maryhill has been demolished, traces can still be found and enjoyed in the centre.
3 - Maryhill football club The football club in Maryhill has a central location and adds community value, with people of all ages coming together in sport.
4 - Housing grid network Grid networks like this keep the building frontage close to the street to create a safe garden (often communal) in the centre, promoting communication between neighbours. The close proximity to the street means that all areas are overlooked and also difficult to hide in or get lost.
6 - Housing network The wide streets and open green spaces make the southern housing area of Maryhill a desirable place to live. The network includes both new developments and historic tenements which work together in harmony.
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Maryhill Strategy
Vision - SWOT Analysis
Weaknesses
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1 - Housing with lack of amenities and community The housing network to the north of Maryhill lacks any sense of community and is far away from shops, bars and restaurants. The largest green space comes in the form of empty land waiting to be developed where houses have previously been demolished. The neighbourhood lacks history too, with only high rises and cheap mid-rise flat developments.
2 - Underground canal passage The underground canal passage to the north of the canal is underused and does not offer a good enough connection to both sides of the canal.
3 - Underdeveloped shops Tesco sits in the centre of Maryhill on the high street along with a few other shops in one development. While everyone loves Tesco, this is the one place of cluster of amenities in the centre/south of Maryhill and could be developed more to become a community hub.
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Maryhill Strategy
Vision - SWOT Analysis
Opportunites
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1 - High street What was once a vibrant high street lines with shopfronts has become a street lined with empty plots and buildings that do not interact enough with it. The street has also become traffic heavy and is not suited to pedestrians. With the correct architectural development, introduction of pedestrian and public transport only areas, and more interaction between shops and the street, this could become a vibrant social hub once more.
2 - Canal foot bridges The existing connections under the canal are seen as being unsafe by locals, causing the three sides of the canal to become segregated and independent of each other. There is opportunity to connect all sides of Maryhill by introducing safe and well lit foot bridges over the canal.
3 - Housing development This empty land already has a network of streets similar to that of the popular Circus Park in the West End. With the development of mid to high range priced homes this area could attract a more diverse community to move into Maryhill and add value to the area.
4 - Historic canal and canal basins Maryhills canal and canal basins are seen as being once of the most important landmarks of the area, however they are also underused and unsafe at night. In order to increase their importance and reintroduce Maryhill to its own history, the canal should be developed in terms of use and architecture so that the area is overlooked and people are encouraged to use it.
5 - Development on the canal Similarly as above, this area of the canal is a prime location for high end residential development as it is close to the centre and overlooks a large green space.
6 - Potential park A prime location on the river Kelvin, this area is currently underused and could be transformed into a public park rivalling the Botanics or Kelvingrove. It could become a ‘green highway’ connecting the Botanics in the south to Dowsholm and Maryhill Park in the north
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Maryhill Strategy
Vision - SWOT Analysis
Threats
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1 - Underground canal passage breaking high street The underground canal passage that connects both sides of the high street is seen as unsafe. Many residents say that they would not use this passage in the day or night, and so this creates a divide between the two sides of Maryhill and needs to be addressed. 2 - Industrial park Another underused and unsafe area at night time, the industrial park is located on the canal and close to the centre of Maryhill. This is prime land in the centre of town that should be used by the people and not industries. 3 - Dangerous housing estate Due to the winding streets, shaded areas, and poor connections to the rest of Maryhill, this area is unsafe and not a popular place to live in. The housing estate has the highest crime rate in all of Maryhill, and due to its central location is a big threat to future development. This area needs to be addressed in terms of architecture, street network,and community.
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Maryhill Strategy
Vision - Areas of Action AoA - Combined Map
Historic Network Environmental Bridging Boundaries Economic Density
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Wider Connections
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Historic
Communities take pride in their tradititions and local history, and Maryhill had a rich history of industry and community intertwined around the canal and river systems during WW2 and he post-war industrial era (Black, 2004). Since this time the area has experienced various regeneration attempts and has lost much of it’s traditional character (Local interviews, 2019). It is proposed the successful elements of the traditional fabric are retained and/or regenerated highlighted in the map above. 1. Old barracks station - utilising old tracks and route for new transport system/depot 2. The Glasgow block - dense tenement block plan as model for new residential areas 3. High Street - Ground floor commercial/upper story tenemental type repeated down Maryhill Road to define the ‘high street’ 4. Riverside/Canal walkways - old industrial site regenerated and made safe for recreational activities
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Maryhill Strategy
Vision - Areas of Action Bridging Boundaries
It was identified during SWOT analysis that isolated areas pose a threat to the feeling of safety in the area. Whilst the waterways are a key character feature, the lack of pedestrian crossings severley affects accessibilty. The proposal will include new connection points at regular intervals to provide through routes, avoiding isolation and increasing connectivity for all modes of movement.
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Wider Connections
Connectivity is extremely important to the success of the high street model. The public will naturally gravitate towards areas which they have a quick and direct route to. Busier thoroughfares to and from the main street can also help the perception of safety in currently isolated areas. Without direct routes the proposed commercial and economical infrastructure to the area will fail.
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Maryhill Strategy
Vision - Areas of Action Network
Maryhill currently has a poorly developed street network. The areas are not well connected, and the permeability is weak. Moving forward a better grid system of streets is proposed, creating appropriate block sizes and street legibility linking back to the infamous Glasgow tenement block scale. Some current developments already follow a good block system, therefore the idea would be to follow the same principle and create an accessible residential area of well developed blocks. The grid layout over the Wyndford estate shows a conceptual idea of implementing the system, and the ‘breaking’ of block with higher intensity roads. The main access streets would include small commercial spaces and services for the community, which will increase the safety, quality, and use of spaces. Due to topography several areas may require more indepth planning as the traditional grid system is not always suitable for steep terrain.
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Economy
The conceptual map of the economical impact within Maryhill shows the potential areas that could have an increased economical impact on the area. The primary focus is on the high street, where shops, services and commercial spaces should be located. Constructing a denser frontage on the high street will generate footfall in the area, increase job oportunites and boost the local economy thus improving the quality of the district. The above image shows the conceptual idea of bringing a higher density of of commercial/leisure/retail spaces at ground floor level. High quality new developments and upgraded housing stock will increase the worth of the houses/flats, therefore bring a profit to the overall district.
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Maryhill Strategy
Vision - Areas of Action Density
The above image shows a conceptual idea of the density in the area, the concentration of activites and people. The boundary lines show the approximate idea of the intensity and the spread of each node. The concept is to increase the activities on Maryhill Road, while the surrounding areas contain less concentrated centrality nodes. The residential areas that are focused on the community, include several nodes, as indicated, in order to spread the use of he area, increae safety, as well as to create better connections within the neighbourhood.
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Environment
The conceptual proposal shows the intensity of greenery in the area. The areas around the canals and the river have more concentrated green spaces. The idea is to improve the current greenery, as well as to implement good quaity public green spaces within the residential areas of Maryhill. The current state of the area has a high intensity of green spaces, however they are not fully used, nor maintained to a suitable standard. The proposal will include plans to develop a higher biodiversity, higher quality, safer green spaces which will have a positive impact on the environment and the local community.
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Maryhill Strategy
Strategic Projects Transport Vision
As existing, the available public transport in Glasgow comes in the form of trains, busses, and the subway. This network begins in the centre of the city and spreads out towards greater Glasgow and the neighbouring towns. However, the connections running through Maryhill are few and sparsely timed. By rail, Maryhill station offers connections to the city centre and as far out as Edinburgh, Carlisle, and Fort William with one or no changes. However, the station is positioned to the north of Maryhill which is difficult to reach by foot. One bus route runs from the station to the south end of Maryhill road, but the busses are often overcrowded and arrive at irregular times due to road traffic that contradict the timetable.
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The tram networks of Ludwigshafen/ Mannheim/Heidelberg, Berlin, and Amsterdam demonstrate a well connected system. The networks offers connections throughout their cities to all districts, offering comfortable and punctual public transport. In the case of the Ludwigshafen/Mannheim/Heidelberg network, the trams connect people though-out the three cities and all neighbouring towns. Up until the 1960s, tram networks served as the primary means of urban transport in Germany. At this point busses became more popular, but with the introduction of more modern tram cars from the 1980s they became popular again. The German word Staßenbahn (street tracks) describes a network of tramlines on the street. A more modern system, as seen in Berlin, is called Stadtbahn (city tracks) which is made up of street trams and metro-lines built into tunnels. This is popular in more dense urban areas as it takes some of the public transport off the street to become more pedestrian friendly. As Glasgow already has a subway line, the addition of street trams would convert the network into a ‘Stadtbahn’ which is a successful model in many European cities. Pros of trams over busses and trains: - Trams can carry large numbers of people and can be integrated with existing public transport - Trams are more flexible than trains as they stop more often, and faster and more reliable than busses - Trams improve local air quality because they run on electricity, creating less pollution in urban spaces - Easier for people to plan journeys as tracks will not change routes like bus routs can change, residents can plan where to live if they need public transport and businesses can find homes where people can more easily meet them - Trams are less likely to get caught in traffic - Trams brake and accelerate more gently providing a more comfortable journey - Trams can be extended by adding extra cars during rush hour, without clogging the road or hiring more drivers (Elledge, J., & Birley, A., 2016)
7 Cars = 9 passengers
10 city busses = 150 passengers
2 tram cars = 300 passengers
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Maryhill Strategy
Strategic Projects Transport Vision
The proposed tram network above connects Maryhill high street down to Partick, Hillhead, Kelvinbridge, and St Georges Cross stations and up to Kelvindale Maryhill, and Summerston stations. This gives better access to the wider train and subway networks for the people in Maryhill. It also offers an easier connection to Maryhill centre for people living outside Maryhill, encouraging them to use the high street for shopping, recreational activities, and work.
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The detailed tram network map above shows proposed tram routes with stops. The proposed network will primarily run down Maryhill high street in the centre of Maryhill, with separate routes splitting off to offer connection to different neighbourhood suburbs.
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Maryhill Strategy
Strategic Projects High Street Hub
High Street, Linlithgow Successful Highstreets Although high streets are facing decline, several manage to hold onto their traditional character by encouraging independant businesses to move into the high street in order to regenerate areas and bring the community back. With the introduction of internet shopping the main focus now is providing services and experiences on the high street that are not available at home online. We hope that with our strategy Maryhill Road can experience the same successes.
Bishopthorpe Road, York
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Residential
Mixed Residential Model:
Multi-demographic Model - Glasgow Athletes Village The athletes village in Glasgows East End has proved a successful model for contemporary housing developments. Post 2014 Commonwealth games the area was gradually inhabited, the council avoided segregation of social groups by ensuring there was an even mix of private, social and rented tenants. It is proposed this model is implemented throughout the regenerated residential areas in Maryhill. Glasgow Block Style The tenemental block is a successful model in Glasgow, this density was lost from the Maryhill area. It is proposed this style is reintroduced to re-establish a denser street network.
Park Circus
Potential Maryhill Circus
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Maryhill Strategy
Strategic Plans Stakeholders Glasgow City Council GCC sold the majority of their Maryhill Housing stock to GHA in 2003, the majority of which was in disrepair due to bad planning decisions sine the war and poor upkeep. A residential area to the North-West for redevelopment is currently being Masterplanned.
Glasgow Housing Association GHA owns a lot of housing stock in Maryhill, including the infamous Wyndford Estate. In 2008 GHA identified Maryhill as a “TRA� - Transformational Regeneration Area and have overseen the reintroduction of the dense tenement form through new-build dwellings. They are keen to develop Maryhill Road as a main artery to help redefine a sense of community.
Maryhill Housing Association The housing association was set up in 1977 with the sole aim of retaining and refurbishing the iconic red sandstone tenements - an effort made by local residents to avoid loosing the traditional character of the area. The association now owns a vast range of housing stock in over 20 locations throughout Maryhill from new-build properties, deck access appartments, multi and min-multi-storeyblocks to pre-1919 tenements.
East Park School East Park is a residential school for children with additional support needs and has been located in Maryhill since 1874, offerin support to both children and their carers. Being so deeply rooted in the community looking forward it may be pertinent to include plans to further integrate the school into the local area providing a safe environment for the more independant students.
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The Maryhill Football Club The second oldest Junior team in Scotland. Upgrading the grounds could potentially provide community facilities for all, securring the sense of community.
The Maryhill Integration Network The aim of this charity is to bring a multi-cultural/mult-faith community together through ‘art, social, cultural and educational groups and projects.’ The proposed strategy must ensure that these communities are able to integrate and socialise to reduce bias.
Forth and Clyde Canal Society The Forth and Clyde Canal Society are heavily involved with Scottish Canals plans for regeneration. Having met their initial goal of complete reinstation for public use from Falkirk to Glasgow they now focus on keeping the canals a clean environment and organise vaious events on their boating stockthroughout the year.
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Maryhill Strategy
Strategic Plan - Indicative Timescale 0-2 years
2 3
1 4 5
1. Creation of cultural heart Maryhill Burgh halls, which shall be the centre for growth in Maryhill. This can be the base for a Maryhill festival with pop up stalls. 2. Cleaning of the canal and improving quality of paths around them to make them more user friendly and safer. 3. Clearing connections to the canals and making them more prominent. 4. Improving the paths and lights around river kelvin to create a continuous park which flows from west end through to north of Glasgow. 5. Any Vacant Retail space can be given at reduced rent rates to encourage local business.
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3-5 years
2
4
1
3
1. Begin to Address the lack of street front on Maryhill road by creation of new retail/residential units. 2. Completion of Maryhill circus overlooking green belt and river. 3. Creation of a green and efficient pilot tram link which runs along Maryhill road. As well as altering the hierarchy of the road to put people who walk, cycle and use public transport at the forefront rather than car users. 4. Create new crossings along the canal and river to make it easier to access and try bringing more foot traffic through Maryhill.
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Maryhill Strategy
Strategic Plan - Indicative Timescale 6-15 years
2
3
4
1. Demolition of old poor-quality housing and replace with new modern residential units while either retaining or improving the urban form. 2. Development of full green tram system and continual development of pedestrian and cycle networks across Maryhill. 3. Development of a cultural and art district near canal. And close to the new heart of Maryhill. 4. Begin work on developing new routes through the Barracks as well as improving housing and urban form of the area.
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16-25 years
3
1 2
1. New station at the centre of Maryhill which can link through the whole area. 2. Improving the street front at the Tesco with additional community hubs and access. 3. Completion of the barracks area to make it less isolated and more connected to Maryhill and the river.
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Maryhill Strategy
Strategic Plan
Mixed leisure, economical and residential area
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Tram Line Crossing River
Visible connections to waterways and parks
Dynamic High Street - dense street frontage and community event hub
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References ? Google Maps ? Digimaps ? Urban Design Website ?forth and clyde canal website SPT. (2019). SPT Rail Map. Retrieved November 17, 2019, from http://www.spt. co.uk/wmslib/ Maps/Rail_network_2008.pdf First Bus Glasgow. (2019). First Bus Glasgow map. Retrieved November 17, 2019, from https:// maps-glasgow.com/first-bus-glasgow-map Metro of Ludwigshafen. (2019). Metro of Ludwigshafen. Retrieved November 17, 2019, from http://mapa-metro.com/en/germany/ludwigshafen/ ludwigshafen-stadtbahn-map.htm S Bahn Berlin. (2019). Route Map. Retrieved November 17, 2019, from https:// sbahn.berlin/en/ route-map/ Roberts, M. (2019). Retrieved November 17, 2019, from http://www. tubemapcentral.com/ amsterdam/tramageddon.html Elledge, J., & Birley, A. (2016, December 1). So are trams really better than buses? Retrieved November 17, 2019, from https://www.citymetric.com/ transport/so-are-trams-really-better- buses-2623
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