Graving Docks

[M_Riaz]

I am Dying to see the fine detail on this project

L:\Cmtserv\DEV&REGEN\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&REGEN\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&REGEN\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&REGEN\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

[Ross]

one of those towers in the pictures above looks to be around 25~ storeys!

[Boards]

Looks like things are really starting to come together down by the river. Its about time they did something with that area - I remember a good 8 years ago they were talking about a Tivoli style gardens. If we keep our fingers crossed maybe those towers will be a decent height!

[gleegie]

The third tower (25 floors, 225ft) is part of the revised masterplan in which the number of homes has been doubled from 500 to 1000, but the 300 room hotel has been scrapped.

The other two towers are approx 19 floors (178ft).

McGurn Architects, now ZM, are behind it so high hopes. It's a way off though, looking at 2012.

Former Govan Graving Docks - mixed development - McGurn Architects/Valode & Pistre

The Commission commended the way in which the Graving Docks had been reinterpreted and the design developed in these proposals. Provided that the technical problems involved in inserting without essential damage a new structure into an existing one could be resolved in such a way that the conceptual basis of these inserts could be sustained, the proposals showed promise. The structure of the north dock was of particular importance. The additional building proposed within and above that structure should only be carried out so that the surface of the dock would not be compromised and would remain visible. The residential tower proposed for the eastern extremity of this dock might be expected to create greater technical difficult in this regard, to the extent that it would need to be modified or even omitted.

Social housing did not appear to have been relegated at this stage to a separate part of the site. There were no longer tower blocks proposed along the Clyde frontage. Designs for this part of the development lacked the inspired response to context evident in those for the eastern part of the site. The east west orientation of the plan would deny river views to the occupants of the majority of the dwellings.

Were a more substantial part of the fitting basin to be retained and used as a primary organisational device in terms of the site layout, in the way that the three Graving Docks had been, there should be advantage. Keeping the large basin and extending it further inland would create the opportunity for a maritime environment and views of the river over a substantial area of the surrounding site. That existing structure could be used as a generator of the plan or 'archaeological carpet'.

Although it might be commendable to connect across Princes Dock to the site of the Glasgow Science Centre, it was crucial that the bridge be openable so that Princes Dock might remain navigable. The Tall Ships would need the canting basin when they next arrived in Glasgow.

Contextual analysis of the proposals in relation to the surrounding area still appeared to be lacking. It was unclear how the pedestrian networks would relate to those in the surrounding area. This was particularly important in relation to the Clyde Walkway which ran east west through the site but apparently stopped on its western boundary. How the Walkway might extend through Govan and the impact that it might have on that area, in that neighbourhoods could integrate, needed to be established by cooperation between Council, developers and other interested parties. Reassessment of the proposed road network and service access could ensure that new development did not turn its back on its neighbours.

The issue of flooding obviously remained a serious concern. It needed to be addressed not only by both by the applicants and other parties within the vicinity of the Clyde susceptible to the same risk but also by central government and the Council leading the initiative.

[Vladimir V L]

Are you sure the 25 storey ones are 68.5 m tall, thats really low ceilings. The Townhead flats (I know you love 'em ) are 72 metres tall and 25 floors. Im sure these new ones will be talller, simply because thats usually the case with these kinds of projects.

[Jimbob]

Im glad they are doing something with the ghastly graving docks.
I was up the science tower and it was a really bad wet day, and it made them look terrible..
might make the science tower look smaller with the other towers around it.

[Vladimir V L]

Maybe not, being able to count the floors of buildings nearby might give an impression of how tall the Science Tower is. Right now it kind of hard to judge...

[gleegie]

I guess I was being a touch conservative. Using Dixon street as a base figure and extrapolating it would be 234ft, (pre supposing it even is 25 floors). 3m ceiling heights are the norm for new build residentials, Victorians must be about 4m? Some post war stuff went down to 2.5m!

At that height the science tower would be 60% taller at 400ft.

[Vladimir V L]

Some post war stuff went down to 2.5m

Most high flats in Glasgow have ceilings of about 2.8m, that must have been some kind of regulation at the time.

[Vladimir V L]

Some post war stuff went down to 2.5m

Most high flats in Glasgow have ceilings of about 2.8m, that must have been some kind of regulation at the time. This building could be 71 to 75 metres tall, not bad, thats about Edgefauld height.

[M_Riaz]

Dated survey maps of cross sections of the Govan Graving Docks.




Ariel view of graving docks from early days when Govan Rd was called Renfrew Rd.



i think this is one of Gleegies images from previous.. hope you dont mind me postin this Gleegie.

[M_Riaz]

Some new renders of the Graving Docks..soon to be.

Oh Happy Days.

[Bingo Bango]

i dont like the colour of that grass. its too green, and just awful....

[space_invader]

I'm thinking Grimshaw 94.

[M_Riaz]

Some more green green grass of home.

[gleegie]

Looks superb, an intelligent residential scheme in Glasgow. Whatever next? Anticipating some flesh on those bones. Thanks for sourcing.

I make the towers 21, 17 and 11 floors.

[Skyescraper]

I agree, this looks like a pretty intersting development! I love the design of that row of flats sitting over the southern dock.

[Kentigern]

What are the exact plans for the canting basin?

[Chief]

Awesome. Who are the architects?

[M_Riaz]

Originally Posted by Chief

Awesome. Who are the architects?

Zoo are the architects Chief got this info off them today.