M_Riaz
August 24th, 2005, 05:57 PM
I am Dying to see the fine detail on this project :)
http://img254.imageshack.us/img254/7180/gravingdock6wv.jpg
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
Glasgow City Council
Development and Regeneration Services Committee
Report by Director of Development and Regeneration Services
Contact: Fiona Burns Ext: 78688
City Dock Masterplan – November 2004
Purpose of Report:
To advise committee on the content of the revised City Dock Masterplan (November 2004), which
proposes a mixed development including residential, commercial, retail and leisure with
associated parking, landscaping and public realm works.
Recommendations:
It is recommended that Committee note the content of the revised City Dock Masterplan
(November 2004) document.
Ward No(s): 53 - Ibrox Citywide:
Local member(s) advised: Yes No Consulted: Yes No
PLEASE NOTE THE FOLLOWING:
Any Ordnance Survey mapping included within this Report is provided by Glasgow City Council under licence from the
Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons
viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to licence Ordnance Survey
mapping/map data for their own use. The OS web site can be found at <http://www.ordnancesurvey.co.uk> . If accessing
this Report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked
scale
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
1.0 INTRODUCTION
1.1 The City Dock Masterplan (November 2004) has been prepared on behalf of Citycanal
Ltd to provide a context for the development of the Category A listed former Graving
Docks and the Graving Basin to the west.
1.2 Following approval of the previous Masterplan document by DRS Committee in August
2002, Glasgow City Council agreed to partner Citycanal Ltd in an ERDF application for
the development. However in 2003 Strathclyde European Partnership undertook a
change in policy, which resulted in the Council having to withdraw its involvement in City
Dock. The revised Masterplan has been prepared in response to the altered funding
position.
1.3 The 2004 Masterplan maintains the essential qualities of the 2002 Masterplan, but
includes a stronger link to the Science Centre and Pacific Quay and now incorporates a
retail and marina complex on the Canting Basin. The original Masterplan included a
proposed hotel, which has now been excluded, and a greater amount of residential units
are now proposed (844-1039 units as opposed to 430-530 units).
2.0 THE SITE
2.1 The site comprises, in broad terms, the former Graving Docks and the basin to the west.
It is bounded by the River Clyde to the north, Govan Road to the south, Princes Dock and
Canting Basin to the east, and the Napier Drive housing development to the west.
2.2 An updated Masterplan for Pacific Quay to the east will be subject of a separate report to
committee.
2.3 The total site extends to approximately nine hectares (22.2 acres) and comprises three
graving docks (dry docks), various quays, yards and associated buildings and a large
tidal basin.
3.0 THE MASTERPLAN
3.1 The design retains and builds over two of the three Category A listed Graving Docks, and
maintains the third as useable waterspace. The Dock’s ground plane and basin
structures (including capstans, bollards, mooring rings, pumps, rails, bases for stationery
cranes and cobbled hardstand paving) will also be retained. Planning permission was
granted in July 2002 for the infilling of the unlisted tidal Graving Basin subject to a
Section 75 Agreement. A Harbour Revision Order has also been obtained and this
proposal has been incorporated into the Masterplan. Whilst detailed design of individual
buildings is indicative only at this stage, it is intended that proposed designs will generally
reinforce maritime references, without resorting to sentimentality and pastiche.
3.2 The Masterplan proposes a mixed-use development, incorporating a pedestrian
footbridge link to the Science Centre and water related activity in the Canting Basin
Marina. The floorspace breakdown of the proposal is as follows:
Residential 84,000 sq m 844-1,039 units
Live/work units 8,800 sq m 25-42 units
Retail/leisure space 7,200 sq m
Total 100,000 sq m
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
3.3 Housing is proposed within Dock 1 and in the western portion of the site around the
infilled tidal basin. A mix of residential and live/work space is proposed within Dock 3,
along the southern edge of Dock 2, and to the west of Dock 2. Various types and
heights of residential units are proposed, ranging from low-rise to high-rise blocks.
3.4 The scheme incorporates two high-rise towers, one on the eastern edge of Dock 1 and
one adjacent to Dock 3 close to the footbridge link with the Science Centre. These
towers will create a visual marker for the project. Their position complies with the
Council’s River Design Framework which highlights a number of potential locations for tall
buildings along the river, including this site.
3.5 Silo parking will be provided in Docks 1 and 3. A combination of under-croft, underbuilding
and surface parking will be used elsewhere as appropriate.
3.6 Leisure/retail developments are proposed around the edge of the Canting Basin, on the
River edge to the east of Dock 2 and within the listed former Engine House.
3.7 The Masterplan addresses issues of accessibility and connectivity in accordance with
City Plan policy. In order to capitalise on the unique nature of the site and its strategic
location adjacent to Pacific Quay, the Masterplan includes significant public areas.
Visual and physical connections are provided to Pacific Quay and the Canting Basin
together with a series of measures designed into the scheme to encourage use by the
public and assist in the reconnection of neighbourhoods west of the Docks to the
waterfront.
3.8 The following issues need to be addressed prior to design of a detailed scheme:
Retail and Leisure
3.9 The retail component of the scheme exceeds 1,000 sq m. Sequential testing and a retail
impact study are therefore required in order to comply with City Plan and Structure Plan
policies and National Planning Policy Guidance.
Transport
3.10 A Transport Assessment and Green Transport Plan will be required in order to determine
the detail of the layout, car parking, transport infrastructure and services. The applicant
will be required to enter into a section 75 Agreement.
3.11 Cycle parking will be required within the scheme in accordance with City Plan policy, and
the Glasgow Cycle Network should be incorporated into the scheme including a route
across the Canting Basin Bridge.
Landscape and Environment
3.12 The developer will be responsible for carrying out a site survey of ground conditions and,
by agreement with the Council, for decontaminating the site prior to development taking
place.
3.13 Flooding should be considered in the context of City Plan policy and in consultation with
SEPA.
3.14 Water safety needs to be considered in the detailed design, and quality control measures
should be put in place by the developers to ensure stagnation does not occur in the
Canting Basin where there may be active use of the water.
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
3.15 The development should incorporate a SUDS drainage scheme.
3.16 Res 3 calculations will be required when a detailed scheme is designed.
3.17 A path network should provide ongoing links to local facilities including schools, and all
routes should be designed for all abilities use with no distinction between pedestrian,
cycle and wheelchair use on any of the routes. Public access must be retained along
the waterfront.
4.0 CONCLUSIONS
4.1 The Masterplan outlines a range of building types and heights, which will be fully
explored at the detailed design stage, when individual buildings and components will be
assessed in the context of City Plan and National policy guidance. The provision of
suitable amenity space, car parking and servicing provisions, refuse storage and uplift, in
addition to daylighting and privacy standards, may all have a significant effect on the
eventual form, density and layout of the development.
4.2 The development of the Graving Docks site should be viewed in the context of proposed
developments at Glasgow Harbour, SECC, Pacific Quay and the Greater Govan area.
The proposed development should be capable of integrating with surrounding building
types in terms of scale and massing. Relationships and connections with surrounding
key buildings such as the Millennium Tower and Science Centre should be respected.
4.3 The site appears to be capable of providing adequate levels of off-street car parking and
servicing by removing the majority of car parking spaces from the surface of the site. The
precise location and configuration of that parking, in addition to measures to maximise
public transport access to and from the site, as well as safety issues, would require to be
agreed through subsequent applications. In particular a Transport Assessment will
determine the extent of any works required beyond the site to the highway network/public
transport facilities.
4.4 Given the historical and architectural significance of the site, and to address phasing of
development, it is crucial that proposals submitted for the listed aspects of the site are
capable of being implemented in full. This will require the lead developer to establish a
development framework for the site, which would guarantee continuity of the
development of the site. Any phasing proposals may form the basis of a legal agreement
implemented through a Section 75 agreement to facilitate overall development of the site.
4.5 Detailed applications for the whole or constituent parts of the site, in a phased approach
to be agreed by the Council, will require to be supported by Listed Building consent(s),
Flood risk Assessment(s), Environmental Assessment(s) and Design Statement(s) to
enable the scheme(s) to be properly considered.
4.6 With regard to environmental issues, the developer will be expected to submit a detailed
flood prevention scheme and flood risk assessment which would need to be implemented
during the first phase of the development, prior to the occupancy of any of the uses on
site.
Development and Regeneration Services
FB
21April 2005
http://img254.imageshack.us/img254/7180/gravingdock6wv.jpg
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
Glasgow City Council
Development and Regeneration Services Committee
Report by Director of Development and Regeneration Services
Contact: Fiona Burns Ext: 78688
City Dock Masterplan – November 2004
Purpose of Report:
To advise committee on the content of the revised City Dock Masterplan (November 2004), which
proposes a mixed development including residential, commercial, retail and leisure with
associated parking, landscaping and public realm works.
Recommendations:
It is recommended that Committee note the content of the revised City Dock Masterplan
(November 2004) document.
Ward No(s): 53 - Ibrox Citywide:
Local member(s) advised: Yes No Consulted: Yes No
PLEASE NOTE THE FOLLOWING:
Any Ordnance Survey mapping included within this Report is provided by Glasgow City Council under licence from the
Ordnance Survey in order to fulfil its public function to make available Council-held public domain information. Persons
viewing this mapping should contact Ordnance Survey Copyright for advice where they wish to licence Ordnance Survey
mapping/map data for their own use. The OS web site can be found at <http://www.ordnancesurvey.co.uk> . If accessing
this Report via the Internet, please note that any mapping is for illustrative purposes only and is not true to any marked
scale
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
1.0 INTRODUCTION
1.1 The City Dock Masterplan (November 2004) has been prepared on behalf of Citycanal
Ltd to provide a context for the development of the Category A listed former Graving
Docks and the Graving Basin to the west.
1.2 Following approval of the previous Masterplan document by DRS Committee in August
2002, Glasgow City Council agreed to partner Citycanal Ltd in an ERDF application for
the development. However in 2003 Strathclyde European Partnership undertook a
change in policy, which resulted in the Council having to withdraw its involvement in City
Dock. The revised Masterplan has been prepared in response to the altered funding
position.
1.3 The 2004 Masterplan maintains the essential qualities of the 2002 Masterplan, but
includes a stronger link to the Science Centre and Pacific Quay and now incorporates a
retail and marina complex on the Canting Basin. The original Masterplan included a
proposed hotel, which has now been excluded, and a greater amount of residential units
are now proposed (844-1039 units as opposed to 430-530 units).
2.0 THE SITE
2.1 The site comprises, in broad terms, the former Graving Docks and the basin to the west.
It is bounded by the River Clyde to the north, Govan Road to the south, Princes Dock and
Canting Basin to the east, and the Napier Drive housing development to the west.
2.2 An updated Masterplan for Pacific Quay to the east will be subject of a separate report to
committee.
2.3 The total site extends to approximately nine hectares (22.2 acres) and comprises three
graving docks (dry docks), various quays, yards and associated buildings and a large
tidal basin.
3.0 THE MASTERPLAN
3.1 The design retains and builds over two of the three Category A listed Graving Docks, and
maintains the third as useable waterspace. The Dock’s ground plane and basin
structures (including capstans, bollards, mooring rings, pumps, rails, bases for stationery
cranes and cobbled hardstand paving) will also be retained. Planning permission was
granted in July 2002 for the infilling of the unlisted tidal Graving Basin subject to a
Section 75 Agreement. A Harbour Revision Order has also been obtained and this
proposal has been incorporated into the Masterplan. Whilst detailed design of individual
buildings is indicative only at this stage, it is intended that proposed designs will generally
reinforce maritime references, without resorting to sentimentality and pastiche.
3.2 The Masterplan proposes a mixed-use development, incorporating a pedestrian
footbridge link to the Science Centre and water related activity in the Canting Basin
Marina. The floorspace breakdown of the proposal is as follows:
Residential 84,000 sq m 844-1,039 units
Live/work units 8,800 sq m 25-42 units
Retail/leisure space 7,200 sq m
Total 100,000 sq m
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
3.3 Housing is proposed within Dock 1 and in the western portion of the site around the
infilled tidal basin. A mix of residential and live/work space is proposed within Dock 3,
along the southern edge of Dock 2, and to the west of Dock 2. Various types and
heights of residential units are proposed, ranging from low-rise to high-rise blocks.
3.4 The scheme incorporates two high-rise towers, one on the eastern edge of Dock 1 and
one adjacent to Dock 3 close to the footbridge link with the Science Centre. These
towers will create a visual marker for the project. Their position complies with the
Council’s River Design Framework which highlights a number of potential locations for tall
buildings along the river, including this site.
3.5 Silo parking will be provided in Docks 1 and 3. A combination of under-croft, underbuilding
and surface parking will be used elsewhere as appropriate.
3.6 Leisure/retail developments are proposed around the edge of the Canting Basin, on the
River edge to the east of Dock 2 and within the listed former Engine House.
3.7 The Masterplan addresses issues of accessibility and connectivity in accordance with
City Plan policy. In order to capitalise on the unique nature of the site and its strategic
location adjacent to Pacific Quay, the Masterplan includes significant public areas.
Visual and physical connections are provided to Pacific Quay and the Canting Basin
together with a series of measures designed into the scheme to encourage use by the
public and assist in the reconnection of neighbourhoods west of the Docks to the
waterfront.
3.8 The following issues need to be addressed prior to design of a detailed scheme:
Retail and Leisure
3.9 The retail component of the scheme exceeds 1,000 sq m. Sequential testing and a retail
impact study are therefore required in order to comply with City Plan and Structure Plan
policies and National Planning Policy Guidance.
Transport
3.10 A Transport Assessment and Green Transport Plan will be required in order to determine
the detail of the layout, car parking, transport infrastructure and services. The applicant
will be required to enter into a section 75 Agreement.
3.11 Cycle parking will be required within the scheme in accordance with City Plan policy, and
the Glasgow Cycle Network should be incorporated into the scheme including a route
across the Canting Basin Bridge.
Landscape and Environment
3.12 The developer will be responsible for carrying out a site survey of ground conditions and,
by agreement with the Council, for decontaminating the site prior to development taking
place.
3.13 Flooding should be considered in the context of City Plan policy and in consultation with
SEPA.
3.14 Water safety needs to be considered in the detailed design, and quality control measures
should be put in place by the developers to ensure stagnation does not occur in the
Canting Basin where there may be active use of the water.
L:\Cmtserv\DEV®EN\PARENT\MEETINGS\Meetings 2005\2804\item 23.doc
3.15 The development should incorporate a SUDS drainage scheme.
3.16 Res 3 calculations will be required when a detailed scheme is designed.
3.17 A path network should provide ongoing links to local facilities including schools, and all
routes should be designed for all abilities use with no distinction between pedestrian,
cycle and wheelchair use on any of the routes. Public access must be retained along
the waterfront.
4.0 CONCLUSIONS
4.1 The Masterplan outlines a range of building types and heights, which will be fully
explored at the detailed design stage, when individual buildings and components will be
assessed in the context of City Plan and National policy guidance. The provision of
suitable amenity space, car parking and servicing provisions, refuse storage and uplift, in
addition to daylighting and privacy standards, may all have a significant effect on the
eventual form, density and layout of the development.
4.2 The development of the Graving Docks site should be viewed in the context of proposed
developments at Glasgow Harbour, SECC, Pacific Quay and the Greater Govan area.
The proposed development should be capable of integrating with surrounding building
types in terms of scale and massing. Relationships and connections with surrounding
key buildings such as the Millennium Tower and Science Centre should be respected.
4.3 The site appears to be capable of providing adequate levels of off-street car parking and
servicing by removing the majority of car parking spaces from the surface of the site. The
precise location and configuration of that parking, in addition to measures to maximise
public transport access to and from the site, as well as safety issues, would require to be
agreed through subsequent applications. In particular a Transport Assessment will
determine the extent of any works required beyond the site to the highway network/public
transport facilities.
4.4 Given the historical and architectural significance of the site, and to address phasing of
development, it is crucial that proposals submitted for the listed aspects of the site are
capable of being implemented in full. This will require the lead developer to establish a
development framework for the site, which would guarantee continuity of the
development of the site. Any phasing proposals may form the basis of a legal agreement
implemented through a Section 75 agreement to facilitate overall development of the site.
4.5 Detailed applications for the whole or constituent parts of the site, in a phased approach
to be agreed by the Council, will require to be supported by Listed Building consent(s),
Flood risk Assessment(s), Environmental Assessment(s) and Design Statement(s) to
enable the scheme(s) to be properly considered.
4.6 With regard to environmental issues, the developer will be expected to submit a detailed
flood prevention scheme and flood risk assessment which would need to be implemented
during the first phase of the development, prior to the occupancy of any of the uses on
site.
Development and Regeneration Services
FB
21April 2005