Clyde Gateway - Industrial Areas Access and Environment Study

CLYDE GATEWAY INDUSTRIAL AREAS ENVIRONMENTAL IMPROVEMENTS

MILE END INDUSTRIAL AREA DALMARNOCK BUSINESS VILLAGE RUTHERGLEN INDUSTRIAL ESTATE FARME CROSS INDUSTRIAL ESTATE

FINAL REPORT, AUGUST 2008 Prepared for Clyde Gateway URC, the Glasgow & Clyde Valley Green Network Partnership and Scottish Enterprise

by TGP Landscape Architects in Association with Binnie Murray Hutton

CLYDE GATEWAY INDUSTRIAL AREAS ENVIRONMENTAL IMPROVEMENTS

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Executive Summary TGP Landscape Architects were commissioned by Clyde Gateway URC, the Glasgow & Clyde Valley Green Network Partnership and Scottish Enterprise to prepare proposals for environmental improvements within four key industrial and employment sites within the Clyde Gateway URC regeneration area, namely: • • • •

Mile End Industrial Area; Dalmarnock Business Village; Farme Cross Industrial Estate; Rutherglen Industrial Estate.

Clyde Gateway All four sites are located within the Clyde Gateway URC regeneration area. The Clyde Gateway URC is a major national regeneration project relating to an area of 2095 acres, approximately 850 hectares or 3.3 square miles within the East End of Glasgow and extending into Rutherglen in South Lanarkshire, approximately 30% of which was identified as derelict, vacant or underused land. The Clyde Gateway initiative aims to create a lasting transformation within the gateway area, increase economic activity and job opportunities and develop community well-being and culture.

Mile End Industrial Area and Dalmarnock Business Village are located on the north side of the River Clyde within in the East End of Glasgow City Council, whilst Rutherglen and Farme Cross Industrial Estates are on the south side of the River Clyde located in South Lanarkshire Council.

Glasgow & Clyde Valley Green Network Strategy The Glasgow & Clyde Valley Green Network Strategy sets out a vision for the integration of the Green Network within the regeneration of Clyde Gateway. It sets out the framework in which the Green Network can contribute to the Gateway’s future environmental quality, community vitality and economic success.

Within this framework the Clyde Gateway Industrial Area Study presented here identifies specific environmental improvement projects that assist in implementing this vision. The study shows through detailed site survey, consultation and documentation the specific shortfalls and key issues in the public realm of the four industrial estates and conveys proposals how to assist in making these sites ‘better’, greener and more pleasant and enjoyable places in which to work, live, pass through and in some instances relax for a short while. The environmental improvements proposed within the study deliver recognisable short and long term benefits and outcomes to the businesses and resident communities located within the industrial areas and residents from the surrounding communities who pass through the industrial estates on their way to schools, community centres and retail areas.

We trust that our collective enthusiasm for the industrial sites and their immediate environs is conveyed within the study, and we would wish to extend our thanks to our client group and to everyone who has contributed in the preparation of this report.

We trust that our collective enthusiasm for the industrial sites and their immediate environs is conveyed within the study, and we would wish to extend our thanks to our client group and to everyone who has contributed in the preparation of this report.

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Contents Executive Summary List of Illustrations

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1

APPROACH

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1.1 1.1.1 1.1.2 1.1.3 1.1.4 1.2 1.2.1 1.2.2

Introduction Study Context Study Aims Study Methodology Study Outputs Key Issues and Objectives Key Issues Objectives

14 14 14 15 15 16 16 16

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MILE END INDUSTRIAL AREA

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2.1 2.1.1 2.1.2 2.1.3 2.1.4 2.1.5 2.1.6 2.1.7 2.1.8 2.1.9 2.1.10 2.1.11 2.1.12 2.2 2.2.1 2.2.2 2.2.3 2.2.4 2.2.5 2.2.6 2.2.7 2.3 2.3.1 2.3.2 2.4 2.4.1 2.4.2 2.4.3 2.5

Existing Situation/ Survey Location Character Existing Land Use Public Transport Infrastructure Road Hierarchy Public Realm/ Pedestrian Activity Surface Materials Street Furniture Boundary Treatment Public Green Space Private Green Space Architecture Review of Previous Studies Clyde Gateway Green Network Strategy A Vision for the East End - Clyde Gateway Development Framework Glasgow Core Path Plan Glasgow East End Local Path Network and Greenspace Strategy The East End Local Development Strategy Changing Places: Changing Lives Mile End Industrial Area Action Plan Previous studies - Recommendations Key Issues Key Issues - General Key Issues - Specific to Mile End Industrial Area Environmental Improvements Green Spaces Green Links Priority Projects Recommendations

22 22 22 22 22 22 22 23 23 23 23 23 23 36 36 36 36 36 37 37 38 39 39 39 40 40 40 40 44

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DALMARNOCK BUSINESS VILLAGE

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3.1 3.1.1 3.1.2 3.1.3 3.1.4 3.1.5 3.1.6 3.1.7 3.1.8 3.1.9 3.1.10 3.1.11

Existing Situation/ Survey Location Character Existing Land Use Public Transport Infrastructure Road Hierarchy Public Realm/ Pedestrian Activity Surface Materials Street Furniture Boundary Treatment Public Green Space Private Green Space

72 72 72 72 72 72 72 73 73 73 73 73

3.1.11 3.1.12 3.2 3.2.1 3.2.2 3.2.3 3.2.4 3.2.5 3.2.6 3.2.7 3.3 3.3.1 3.3.2 3.4 3.4.1 3.4.2 3.4.3 3.5

Private Green Space Architecture Review of Previous Studies Clyde Gateway Green Network Strategy A Vision for the East End - Clyde Gateway Development Framework Glasgow Core Path Plan Glasgow East End Local Path Network and Greenspace Strategy The East End Local Development Strategy Changing Places: Changing Lives Review of Infrastructure Improvements Previous studies - Recommendations Key Issues Key Issues - General Key Issues - Specific to Dalmarnock Environmental Improvements Green Spaces Green Links Priority Projects Recommendations

73 73 91 91 91 91 91 91 91 92 92 92 92 93 93 93 93 96

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RUTHERGLEN INDUSTRIAL ESTATE

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4.1 Existing Situation/ Survey 4.1.1 Location 4.1.2 Character 4.1.3 Existing Land Use 4.1.4 Public Transport Infrastructure 4.1.5 Road Hierarchy 4.1.6 Public Realm/ Pedestrian Activity 4.1.7 Surface Materials 4.1.8 Street Furniture 4.1.9 Boundary Treatment 4.1.10 Public Green Space 4.1.11 Private Green Space 4.1.12 Architecture 4.2 Review of Previous Studies 4.2.1 Clyde Gateway Green Network Strategy 4.2.2 A Vision for the East End - Clyde Gateway Development Strategy 4.2.3 South Dalmarnock & Shawfield Strategic Study and Implementation Plan 4.2.4 Review of Infrastructure Improvements 4.2.5 Previous Studies - Recommendations 4.3 Key Issues 4.3.1 Key Issues - General 4.3.2 Key Issues specific to Rutherglen Industrial Estate 4.4 Environmental Improvements 4.4.1 Green Spaces 4.4.2 Green Links 4.4.3 Priority Projects 4.5 Recommendations

124 124 124 124 124 124 125 125 125 125 125 125 125 138 138 138 138 138 139 140 140 140 140 140 140 141 144

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FARME CROSS INDUSTRIAL ESTATE

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5.1 5.1.1 5.1.2 5.1.3 5.1.4 5.1.5 5.1.6 5.1.7 5.1.8 5.1.9 5.1.10 5.1.11

Existing Situation/ Survey Location Character Existing Land Use Public Transport Infrastructure Road Hierarchy Public Realm/ Pedestrian Activity Surface Materials Street Furniture Boundary Treatment Public Green Space Private Green Space 173

172 172 172 172 172 172 173 173 173 173 173

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5.1.11 5.1.12 5.2 5.2.1 5.2.2 5.2.3 5.2.4 5.2.5 5.3 5.3.1 5.3.2

Private Green Space Architecture Review of Previous Studies Clyde Gateway Green Network Strategy A Vision for the East End - Clyde Gateway Development Framework Glasgow Core Paths Plan Review of Infrastructure Improvements Previous Studies - Recommendations Key Issues Key Issues - General Key Issues specific to Farme Cross Industrial Estate

173 173 186 186 186 186 186 187 187 187 187

5.4 5.4.1 5.4.2 5.4.3 5.5

Environmental Improvements Green Spaces Green Links Priority Projects Recommendations

188 188 188 189 192

APPENDIX

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Study and strategy context - Associated reports, policies and studies Related studies associated with the sites Infrastructure Improvements related to the sites

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List of Illustrations Title

Drawing Number

Scale

Overview Plan

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None

Mile End Industrial Area Land Use Road Hierarchy Public Utilities Aerial Recommendations Olympia Street - Plan Olympia Street - Section Olympia Street - Detail Orr Street - Plan Orr Street - Section Orr Street - Detail Camlachie Burn - Plan Camlachie Burn - Section Camlachie Burn - Detail

02 03 04 05 06 07 08 09 10 11 12 13 14 15

1:2000 1:2000 1:2000 Not to scale 1:2000 1:250 1:100 1:100 1:250 1:100 1:100 1:500 1:100 1:100

Dalmarnock Business Village Land Use Road Hierarchy Public Utilities Aerial Recommendations Baltic Street - Plan Baltic Street - Section Baltic Street - Detail Dunn Street - Plan Dunn Street - Detail Dunn Street - Section Bernard Street - Plan Bernard Street - Section and Detail

16 17 18 19 20 21 22 23 24 25 26 27 28

1:2000 1:2000 1:2000 Not to scale 1:2000 1:500 1:100 1:100 1:200 1:100 1:100 1:500 1:100

Rutherglen Industrial Estate Land Use Road Hierarchy Public Utilities Aerial Recommendations Glasgow Road - Plan Glasgow Road - Section Glasgow Road - Detail Main Entrance - Plan Vacant Plot Pocket Park - Plan Re-aligned Quay Road - Plan Re-aligned Quay Road - Section Riverside Park - Plan Riverside Park - Section

29 30 31 32 33 34 35 36 37 38 39 40 41 42

1:2000 1:2000 1:2000 Not to scale 1:2000 1:500 1:100 1:100 1:200 1:200 1:500 1:100 1:200 Not to scale

Farme Cross Industrial Estate Land Use Road Hierarchy Public Utilities Aerial Recommendations Baronald Street - Plan Baronald Street - Detail and Section Barnflat Street/ Pocket Park - Plan Barnflat Street - Detail and Section Riverside Park - Plan

43 44 45 46 47 48 49 50 51 52

1:2000 1:2000 1:2000 Not to scale 1:2000 1:500 1:100 1:500 1:100 1:200

Appendix Survey Physical Features – Mile End Survey Physical Features – Dalmarnock Survey Physical Features – Rutherglen Survey Physical Features – Farme Cross

53 54 55 56

1:1000 1:1000 1:1000 1:1250

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APPROACH

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INTRODUCTION

1.1 Introduction TGP Landscape Architects are a dynamic and enthusiastic landscape design practice who were commissioned by Clyde Gateway URC, the Glasgow & Clyde Valley Green Network Partnership and Scottish Enterprise to prepare proposals for the environmental improvements within four key industrial and employment sites within the Clyde Gateway URC regeneration area, namely: • • • •

Mile End Industrial Area; Dalmarnock Business Village; Farme Cross Industrial Estate; Rutherglen Industrial Estate.

1.1.1 Study Context All four sites are located within the Clyde Gateway URC regeneration area. The Clyde Gateway URC is a major national regeneration project relating to an area of 2095 acres, approximately 850 hectares or 3.3 square miles within the East End of Glasgow and extending into Rutherglen in South Lanarkshire approximately 30% of which was identified as derelict, vacant or underused land. The Clyde Gateway project area is defined by eight districts comprising Shawfield; Dalmarnock; Bridgeton; London Road; Farme Cross; Toryglen; National Indoor Sports Arena and Cuningar Loop.

The Clyde Gateway initiative aims to create a lasting transformation within the gateway area; increase economic activity and job opportunities; develop community well-being and culture.

Mile End Industrial Area and Dalmarnock Business Village are located on the north side of the River Clyde within in the East End of Glasgow City Council, whilst Rutherglen and Farme Cross Industrial Estates are on the south side of the River Clyde located in South Lanarkshire Council.

The Development Framework for the Clyde Gateway, the ‘Gensler Report’ published in March 2004 identified the need to transform the east end from a place of dereliction and decline into one of growth and opportunity. The Clyde Gateway Green Network Strategy published in July 2007 prepared by Land Use Consultants on behalf of the Glasgow & Clyde Valley Green Network Partnership defined a need turn the whole area into a high quality, dynamic urban environment and to improve access into the industrial estates, whether pedestrian, cycle or vehicular into the industrial areas. The East End Local Development Strategy ‘Changing Places: Changing Lives’ identifies significant development proposals for the Bridgeton/ Mile End and Dalmarnock Hub areas.

These studies together with related strategic context studies and infrastructure improvements (refer to Appendix 1) have informed us of the development issues relating to each of the sites and within the context of the Clyde Gateway URC regeneration area.

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Within the Clyde Gateway work has already commenced on three major projects including the National Indoor Sports Arena; the M74 motorway completion and the East End Regeneration Route.

Further, the report recognises the significant contribution which the industrial estate could potentially make to Bridgeton Cross and the proposed Bridgeton Cross Conservation Area which recognises the architectural quality of buildings surrounding the Cross.

These studies together with related strategic context studies and infrastructure improvements (refer to Appendix 1) have informed us of the development issues relating to each of the sites and within the surrounding area.

In 2014 the Commonwealth Games are to be held in the East End of Glasgow and hosting this event will have a major impetus on upgrading the infrastructure and facilities within the area. Work has already commenced on three major projects including the National Indoor Sports Arena (NISA); the M74 motorway completion and the East End Regeneration Route EERR. In South Lanarkshire the proposed M74 link from the east to the city centre will have a major influence on the sites of Farme Cross and Rutherglen Industrial Estates. Both of these sites are presently going through a major change due to the land take and influence of the proposed line (horizontal and vertical) of the motorway, associated junctions and land take. Our recommendations for improvements reflect this and prescribe strategic approaches to improvements.

In the East End of Glasgow, the main strategic influence is the East End Regeneration Route which has been aligned along the east boundary of Dalmarnock Business Village.

1.1.2 Study Aims One of the aims of the study is to identify proposals that deliver identifiable benefits and outcomes in terms of the key themes of the GCV Green Network Partnership. The Clyde Gateway Network Strategy study sets out a vision for the integration of the Green Network within the regeneration of the Clyde Gateway.

The ultimate beneficiaries are the business and resident communities located within the industrial areas and residents from the surrounding communities who pass through the industrial estates on their way to schools, community centres and retail areas.

1.1.3 Study Methodology Initially A joint site walk was undertaken with the client group: Scottish Enterprise; Glasgow City Council; South Lanarkshire Council and Glasgow & Clyde Valley Green Network Partnership of the four industrial areas.

TGP then undertook detailed site surveys and appraisals of each site to record physical features, discussed where possible the existing issues and related problems with local stakeholders and community, and prepared costed recommendations for physical improvements within each of the Industrial Areas.

The detailed site surveys recorded the following: Surface Materials: • Poor quality bitmac pavements; • Insitu concrete pavements and plot entrances; • Pre-cast concrete paving slabs; • Natural stone upstand and flush kerbs; • Drop kerb locations.

Soft Landscaping: • Amenity grass (private and public); • Amenity shrubs (private and public); • Amenity trees (private and public); • Scrub woodland (private and public).

The site surveys, review of previous reports, related studies and infrastructure improvements has enabled us to define a set of key issues within the sites and develop a series of generic objectives for all four sites. These serve to inform a series of recommendations and environmental improvement projects within the industrial estates.

1.1.4 Study Outputs A series of recommendations have been drawn up for each industrial site, and a number of individual environmental improvement projects titled Green Spaces or Green Links have been prescribed within each industrial estate. These proposals have been worked up to the equivalent of LI Work Stage D Sketch Design Proposals and are expressed through a combination of plans; sections; detail layout plans and supporting sketch proposals in sufficient detail to convey the scale, size and character of the projects to agree spatial arrangements, materials and appearance.

In consultation with the client group a short list of top five priority projects and recommendations have been identified within each industrial site.

Cost estimates have been prepared by Binnie Murray Hutton for each recommendation which are expressed as a table for each industrial site.

Boundary Treatments: • Freestanding masonry walls; • Buildings and storey height; • Fence type and height in metres.

Physical Features: • Lampposts; • Wall mounted luminaries; • Barriers; • Bollards; • Bespoke artwork; • Signage; • Bus stops; • Service and lighting boxes; • Controlled crossing points; • CCTV and telephone poles.

In addition TGP compiled a comprehensive set of record photographs for each site which have been grouped according to: • • • • • •

Public Realm/ Pedestrian Activity; Surface Materials; Street Furniture; Boundary Treatment; Public and Private Greenspace; Architecture.

Public utilities information has been obtained and is presented as a composite plan.

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1.2

Key Issues and Objectives

kerbs, reasonable gradients, smooth surfaces, highlighting edges, obstacles and alleviating exist ing road flooding and surface water ponding.

1.2.1 Key Issues Key issues have been identified through the site surveys, consultations and the findings of reports previously undertaken in the study areas. Despite the four industrial areas differing in character, location, size and identity, there are a number of key issues which reoccur within each industrial site, these are as follows: • • • • • • • • •

•

Poor condition of footpath surfacing; Disparate, often unattractive boundary treatments; General neglect and maintenance issues; Personal safety issues; Feelings of hostility and anonymity; Pedestrian routes (to schools) perceived as unsafe and unattractive; Vacant plots – emptiness, dereliction; Litter and fly tipping; High usage of vehicles, low usage of public trans port despite close proximity to public transport services within all four sites; Lack of ‘green space’ and very ‘colourless’ places.

2.

• • • •

3.

•

•

• Further problems and issues relating to each of the individual sites can be found in the following site specific chapters.

1.2.2 Objectives

4.

•

Objectives have been identified through the survey and appraisal process. They have been discussed and developed throughout the preparation of this study report with the client group.

5.

This study seeks to identify proposals for the physical improvement of the external environment within the four industrial estates that: This study seeks to identify proposals for the physical improvement of the external environment within the four industrial estates that: 1.

•

• •

•

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Promote pedestrian activity and create more pleasant and ‘walkable’ environments/ neighbourhoods Promote ease of navigation and legibility of walking routes (particularly in Mile End and along River Clyde) through creating an identifiable character for streets and a comprehensive directional signage strategy; creating new links between neighbourhoods, places of work and recreational paths (particularly in Farme Cross and Rutherglen); Introduce improvements within the public realm; Improve pedestrian comfort by: addressing uneven surfaces; introducing street furniture; exist ing lighting upgraded to a white light source; removing of obstacles and attending to litter and fly-tipping; removing barriers to access; Promote ease of access for less able and disa bled people through the introduction of dropped

• •

•

•

•

Counteract perceived safety concerns and foster feelings of security Introduce white lighting on all principle, secondary or core path routes Reveal boarded windows and doors at street level to encourage passive surveillance; Cutting back overgrown vegetation Introduce surveillance cameras at strategic loca tions.

Celebrate local identity and foster a ‘Sense of Place’ Introduce environmental improvements to raise the image of the area; create identity and character through public art, promote landmarks, and lighting projects; Illuminate landmark features and buildings i.e. facade of the former Olympia Cinema building at Bridgeton Cross or the Scottish Power Substation within Farme Cross Industrial Estate; Promote working with the local community and stakeholders.

Arrest decline and foster rejuvenation of the surrounding areas within the Clyde Gateway as well as the Industrial Areas Provide an attractive environment for the East End as a whole, thus attracting investment and stimulat ing the upgrade and renewal of buildings and vacant plots by the private sector.

Promote a landscape led unifying framework and structure for an attractive public realm and improve the general appearance of the industrial estates in order to promote regenera tion.

Create a site specific set of design guidelines for the new private sector developments to follow; Remove visual clutter i.e. differing boundary treatments, unnecessary or unused lamp posts, traffic and advertising signs, and ensure a consist ent and cohesive approach to the look of each estate; Reduce clutter through a coordinated approach to the public realm by following a simple, uncompli cated set of rules, such as directional signage on lighting poles, wall mounted luminaries, coordinat ed street surfacing (e.g. all asphalt with cobbled entrances to buildings and a consistent kerb material, hierarchy of materials depending on use of the area, co-ordinated and consistent design and boundary materials); Introduce unifying and more aesthetically pleasing surface treatments, adding colour and tex tural materials into the external environment; Introduce ‘robust’ plant material and tree species tailored to each estate.

6.

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• •

• • •

• •

7.

• • •

•

8.

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9.

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Increase public amenity/ green space provi sions Provide small usable green spaces for users of the industrial estates as well as residents and passers-through; Safeguarding existing green spaces from pressures of development; Consider the location of green space in relation to vandalism and the wrong sort of use, consider areas that are overlooked at all times; Introduce seating to make spaces more usable but allow for robust furniture in the design; Safeguard existing green spaces from pres sures of development; Consider the location of green space in relation to vandalism and attracting the wrong sort of user, consider areas that are overlooked at all times; Introduce seating to make spaces more usable and attractive allow for robust furniture in the design; Increase/ introduce regular management and maintenance regimes i.e. litter collection and the removal of fly-tipping.

10.

• •

Increase views and public access to/ along and across the River Clyde Make better use of existing path networks and createadditional path links; Open up views and vistas through the management of existing river corridor vegetation.

In addition to these generic objectives within all of the four sites, specific issues and objectives have been drawn up for each indivual industrial area. These can be found in the respective chapter of the report. Based on these objectives a set of environmental improvements and recommendations have been developed, which are described and illustrated in detail in the following chapters.

Promote sustainable modes of transport: Improve pedestrian links and signage to public transport hubs and corridors; Confirm and promote Glasgow’s Core Path Plan; Rationalise the space allocated for vehicular traffic with a focus on improving conditions for pedestri ans and cyclists Promote cycling – by reducing traffic speeds (i.e.

Nuneaton Street and Boden Street within Dalmarnock Business Village) and incorporating cycle lanes within new road proposals i.e. Downie brae Road at Farme Cross, East End Regeneration Route, London Road corridor, and to road corridors with reduced traffic flows following the completion of the M74 and EERR. Use sustainable materials Use materials that are sustainable and have long life spans such as natural stone for kerbing and paving; Consider robust street furniture and planting tailored to each estate; Chose materials that have relatively low maintenance requirements.

Increase wildlife/ environmental value Introduce street trees, which provides both environ mental and aesthetic improvements by creating habitats, cleaning air, intercepting cold wind, reducing CO2 emissions, creating feelings of well being, shading properties and adding land value); Introduce native planting in appropriate locations; Manage the existing areas of vegetation e.g. River Clyde corridor.

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MILE END INDUSTRIAL AREA

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1

INTRODUCTION

2.1

Existing Situation/ Survey

2.1.1 Location Mile End Industrial Area is located within the northwest corner of the Clyde Gateway. The industrial area benefits from being close to Bridgeton Cross with its retail centre.

The site is well served by the existing road network and nearby main line Bridgeton Railway Station.

2.1.2 Character Mile End Industrial Area presents itself as a citadel of industrial buildings within the surrounding urban fabric. Its simple strong grid street pattern adds to its unique metropolitan characteristics. Internally it is typified by building facades and plot boundaries hard up against the pavements to the road network. Internal roads appear on occasion like gorges, in particular when they are bounded by four to five storey high buildings.

The physical quality of the industrial estate is in a reasonably good condition in the western part, however the physical character deteriorates towards the east boundary.

Here it is in places heavily littered and when matched with the numerous derelict buildings and dead end streets (in particular Brookside Street) the area feels unsafe despite the presence of the nearby police station. The police station with its high fortified masonry boundary adds further to a feeling of personal vulnerability.

2.1.3 Existing Land Use Mile End Industrial Area measures 25 ha. of which 18,500m2 the equivalent to 7.5% is vacant land.

Figure 03 records the existing road infrastructure surrounding Mile End Industrial Area. Mile End is bounded by three major arterial roads, namely: Crownpoint Road to the north, London Road to the south, and Fielden Street to the east.

These are major road corridors with both London Road and Fielden Street consisting of four lanes. Fielden Street changes into Dunn Street as it crosses London Road and therefore provides a physical link with adjacent Dalmarnock Business Village.

Mile End has five principal entrances, three from Crownpoint Road along the north boundary and two from London Road along the south boundary.

Mile End has a further seven secondary entrances, three from Crownpoint Street along the north boundary and four from London Road along the south boundary. There are no official entrances into the industrial estate from Fielden Street along the site’s east boundary, although vehicles utilise the blocked off Barrowfield Street to enter and exit the industrial area.

Internally Broad Street, Brook Street and Fordneuk Street are primary roads. Of these Broad Street with an east west orientation functions as the primary road link to all other primary and secondary roads.

In general the internal roads are of a sufficient width to accommodate parallel parking on both sides. However, many internal roads appear poorly signed whilst visibility at road junctions is often compromised by vehicles and service vans parked along the roadside.

Figure 02 records land use within Mile End Industrial Area.

2.1.6 Public Realm/ Pedestrian Activity

The range of occupants and businesses within Mile End Industrial Area are varied and diverse. There exist large expanses of hardstanding areas which serve as vehicle parking or storage areas which by their unkempt nature detract from the overall dense urban impression of the estate.

There is a generous footfall along Orr Street (west) boundary which noticeably drops off towards the Fielden Street (east) boundary. This is due to the close proximity of Orr Street to nearby Bridgeton Cross, to the physical condition of the surroundings as well as the location of community facilities in the Orr Street vicinity.

2.1.4 Public Transport Infrastructure Mile End Industrial Area is well served by Bridgeton Railway Station which is on the Milngavie/ Dalmuir/ Glasgow/ Motherwell/ Lanark route. Bridgeton has a frequent and regular train service and is only seven minutes travel time from Glasgow Central and 30 minutes from Motherwell.

Further the estate is well served by bus services; London Road is on the No.16 and 18 bus routes which connect Mile End Industrial Area with Glasgow city centre.

Businesses located within the western half of Mile End Industrial Area are within a 500m radius; the equivalent to 7 minutes walking distance of Bridgeton Railway Station.

The entire industrial estate is within a 1km/ 0.6mile walk distance.

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2.1.5 Road Hierarchy

St. Mungos Academy School is situated to the north of Crownpoint Road, as are the Crownpoint Sports Centre and East End Healthy Living Centre. Both the school and the sports centre generate a high footfall within the estate.

Typically north-south along Fordneuk Street, and east along Crownpoint Road and then south along Orr Street.

Orr Street has been designated as an existing path that could become a core path in the Glasgow City Council Core Paths Plan (Final Consultation Draft, Feb 2008) as it functions as an important pedestrian route linking St. Mungo’s Academy and the East End Healthy Living Centre on Crownpoint Road with Bridgeton Cross.

In particular along Fordneuk Street and Crownpoint Road many of the buildings present blank brick facades to the adjacent pavements. Therefore there are long sections of streets where pavements are not overlooked by the adja-

cent premises, notably Fordneuk Street, Crownpoint Street and St. Marnock Street and one’s perception of personal safety is compromised. There are also instances where windows to premises have been boarded up, further compounding one’s feeling of isolation and vulnerability. Some buildings also include recessed doorways at ground level which due to the potential of people concealing themselves cause further safety concerns.

The physical quality of the industrial estate deteriorates towards the east boundary. In particularly Brookside Street, Avenue Street and Barrowfield Street all display an oppressive walking experience.

2.1.7 Surface Materials There is a consistent treatment of new granite setts to road entrances from the surrounding arterial roads. This is both visually pleasing and serves as a threshold to announce one’s entry into the Mile End Industrial Area as well as automatically reducing traffic speed. Fordneuk Street retains its original granite sett carriageway between Rogart Street and Broad Street. The granite setts combined with the whinstone kerb upstands provide a distinct character along this short section of road. The site survey revealed granite setts beneath the blacktop wearing course along the remainder of Fordneuk Street south of Broad Street.

Within the estate the majority of pavements are edged with Whinstone or granite kerbs and surfaced in asphalt. However, there are examples of concrete road kerbs and insitu concrete surface to pavements. The use of indigenous natural stone kerb edging gives a far superior appearance to the concrete kerbs.

2.1.8 Street Furniture There is no seating provision within Mile End Industrial Area and the introduction of bench seating within existing green spaces along London Road would be beneficial to the usability of these spaces as well as the usability of London Road as a walking route.

2.1.10 Public Green Space Figure 02 Land Use reveals the extent of Public and Private green space provision within Mile End Industrial Area. In general there is little private or public green space within the site with units typically bounding the internal road network/ pavements.

However both the north and south boundaries benefit from the provision of public and private green space. The south boundary in particularly is demarcated by linear parks along the London Road corridor. The consistent use of tree species together with the introduction of bespoke signage serves to provide a cohesive appearance along this major arterial road. In addition to providing a consistent boundary treatment to London Road these green spaces provide a visually pleasing setting to the industrial area, provide ‘breathing space’ to pedestrians and noise attenuation from London Road traffic and the nearby railway line. Here - under previous environmental improvements a robust tree guard which compliments the bespoke 3 metre high security fence has been introduced. The tree guards have served there original purpose but are now having a detrimental effect on tree health and establishment. Therefore they should now be removed and salvaged for use elsewhere within Mile End Industrial Area to protect new tree planting.

Along the north boundary of the estate Crownpoint Road provides a valuable green space provision due to the green spaces associated with the nursery, sports complex, academy, healthy living centre and primary school. Here there is a small area of well maintained private green space along the northern edge, which is unfortunately fenced off and is therefore even visually separated from the usable road corridor. Along the south side of Crownpoint Road the only green space is a small vacant gap site at the junction with Brook Street which has been taken over by unmanaged vegetation, albeit with boundary tree planting.

2.1.11 Private Green Space

Due to the boundaries being hard up against the back of pavements, street lighting columns are often located within pavements. The staggering of lighting columns along some internal streets, noticeably Brook Street and Rimsdale Street clutter the pavements. This is in some instances further exacerbated by the fixing of telephone wires to lighting columns.

There are limited examples of green space within privately owned plots. Individual trees notably along Redan Street within the grounds to Bridgeton Day Nursery enhance the immediate setting. Elsewhere unmanaged hedge boundaries detract. Noticeably the high cypress trees bounding Crownpoint Road and Fordneuk Street within G.M.Radiator Co. Ltd. cast dense shade onto adjacent pavements and impede on the usable width of the pavement.

2.1.9 Boundary Treatment

2.1.12 Architecture

There is a disparity between boundary treatments throughout the industrial area, which vary between masonry walls, wire-mesh fencing and palisade security fencing. Notably some property boundaries benefit from the introduction of a bespoke black metal 3 metre high security fence introduced under previous environmental improvements.

Mile End Industrial Area includes a number of buildings of architectural merit which are listed. These include the former Olympia cinema building and Orange Hall on Bridgeton Cross. Overall the site contains a variety of architectural styles, building heights and building footprints.

These range from 1930’s buildings with pleasingly detailed facades, to single storey metal clad units and newly conceived brick built four storey offices. The area includes a single row of red sandstone tenements with retail units at ground level on Broad Street.

However both the north and south boundaries benefit from

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(Lodged applications)

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Crownpoint Road

Orr Street

Boundary Treatment Various types of fencing

GCC Vehicle Pound - Avenue Street

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Crownpoint Road

Cnr. Broad Street/ David Street

London Road green spaces

Bespoke artwork

Public and Private Green Space

Trees with Tree guards along London Road

Litter

Fly tipping

Tree guards

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Brook Street

Fordneuk Street

Surface Materials Examples of retained and recently installed reclaimed granite setts

Crownpoint Road/ Brook Street

Crownpoint Road/ St Marnock Street

32

Crownpoint Road

Fielden Street

Fordneuk Street - North

Fordneuk Street - South

Surface materials Existing streetscape

London Road

Orr Street

33

Barrowfield Street

Barrowfield Street

Crownpoint Road

Public Realm/ Pedestrian Activity Particularly neglected areas: Barrowfield Street, Avenue Street, Brookside Street, eastern part of Crownpoint Road Avenue Street

Brookside Street

Brookside Street

34

Avenue Street

35

2.2

Review of Previous Studies

2.2.4 Glasgow East End Local Path Network and Greenspace Strategy

2.2.1 Clyde Gateway Green Network Strategy The Clyde Gateway Green Network Strategy identifies as a strategic objective to ‘create an attractive environment within which new development will be located, encouraging investment as houses become more marketable and commercial investors are attracted by a distinctive new urban character and the ability to recruit locally’.

The Clyde Gateway Green Network Strategy has recognized a number of opportunities to introduce greenspace within existing commercial developments and identifies a number of initiatives within Mile End Industrial Area specifically developing a landscape strategy for London Road as a priority project with the potential to develop London Road as a green corridor linking Bridgeton Cross with Celtic Park and the National Indoor Sports Arena. Further recommendations contained within The Clyde Gateway Green Network Strategy include planting street trees along internal roads in order to develop secondary green spines along Broad Street, Fordneuk Street and Brook Street.

2.2.2 A Vision for the East End - Clyde Gateway Development Framework A Vision for the East End’ Clyde Gateway Development Framework (referred to as the ‘Gensler report’ proposals) include recommendations to improve connectivity within the Clyde Gateway through environmental improvements which include: Street Lighting; Signage and branding; Tree Planting and improved footpaths and cycle ways.

Within Mile End Industrial Area specific recommendations include exposing the culverted Camlachie Burn watercourse as part of wider flood attenuation proposals for the River Clyde and it’s tributaries. To strengthen the identity of the light industrial zone, strategic infill projects, upgraded streets and branding signage interventions are proposed.

Further the Gensler report prescribes to strengthen the Bridgeton Cross District’s identity whilst promoting better connectivity, environmental improvements are proposed to Fielden Street and London Road in order to emphasise their urban importance, historic significance and to exploit their visual significance. These corridors should also be subject to building refurbishments, lighting programmes and where appropriate, traffic calming measures.

2.2.3 Glasgow Core Path Plan The Glasgow Core Paths Plan: Final Consultative Draft identifies Orr Street, Brook Street and London Road as existing paths that could become core paths.

36

The study examines existing access routes and open space provisions as well as showing potential new paths/ open spaces and aspirations in regards to development of paths and open space structure.

This study concentrated on the audit of existing open space and access development of health walks including audit of existing green spaces and public consultation.

Relevant Comments/ Consultation for Mile End (Crownpoint Hub and Bridgeton Hub) People feel safe to walk because there is enough traffic (42) Loss of greenspace to building developments (42) Better signage needed (37) Paths need improvement (36) Parks maintenance required (32) Provide more benches/ street furniture/ picnic tables (32) More bike routes needed (25) but also Cycling routes are good (29) Area is safe (20) Anti-social behaviour (20 in Crownpoint, 1 in Bridgeton) More/ better/ safer road crossings (20 Crownpoint only) Views/ landscape/ dereliction (18) Community art or more colourful places desired (16 – Crownpoint only) Problems with dogs/ dog mess (14 – Bridgeton only) More facilities needed (e.g. toilets) (14) More/ better parking needed (14 Bridgeton only) Improve pavement surface (13) Improve access for people with disability/ prams (9 – Bridgeton only) Improve local parks (9 – Bridgeton only) Area needs cleaned (8) More parks needed (6 - Crownpoint only) Make area safer (6) Traffic is bad (5 – Bridgeton only) More play parks or facilities for young people and children (4) Crownpoint Road is identified as an important local route, however it is considered unsafe by many. Recommended improvements include lighting, signing and security upgrade/ assessment.

Orr Street and Crownpoint Road require lighting upgrade and general improvements to the area.

2.2.5 The East End Local Development Strammm tegy Changing Places: Changing Lives ‘Changing Places: Changing Lives’ East End Local Development Strategy places Mile End Industrial Area within the ‘Repair and Reconnection’ zone.

The study identifies significant development proposals for the Bridgeton/ Mile End area. The focus of the Bridgeton & Mile End Hub is the area around Bridgeton Cross which functions as a neighbourhood centre for the Bridgeton community and also serves as a hub for the industrial district of Mile End to the north of Bridgeton Cross.

The report identifies the significant contribution which the industrial estate could potentially make to Bridgeton Cross and the proposed Bridgeton Cross Conservation Area which recognises the architectural quality of buildings surrounding the Cross.

The Olympia Building on the corner of Bridgeton Cross has been identified as a ‘Key Development Site’. This listed building would be included within the proposed designation of the Bridgeton Cross Conservation Area. Further the Olympic Street/ Summer Street/ Broad Street/ Orr Street block has been identified as a key development site within the Local Development Strategy.

2.2.6 Mile End Industrial Area Action Plan The Mile End Industrial Area Action Plan (referred to as the DTZ report) is intended to guide the future development of the area, and is intended as both a policy and delivery tool.

The proposals prescribe a vision and development proposals for Mile End. Nine key development opportunities are prescribed for underused or derelict land parcels within Mile End.

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2.2.7 Previous studies - Recommendations

•

The Clyde Gateway Green Network Strategy includes for public realm improvements along the north side of London Road. Our proposals reflect these through the introduction of widenend pavements and avenue trees at regular spacing.

•

Recommendations within The Clyde Gateway Green Network Strategy also prescribe the introduction of street trees to internal roads in order to develop secondary green spines along Broad Street, Fordneuk Street and Brook Street. However, we consider tree planting should be confined to development plot boundaries when the opportunity is presented, and we do not consider the introduction of street trees to internal roads to be appropriate.

Within our recommendations we have developed and costed the introduction of a pocket park at the junction of Crownpoint Road and Brook Street and tree planting to Fielden Road which are consistent with the recommendations contained within the Green Network Strategy.

The DTZ study prescribes a vision as well as concrete development proposals within Mile End Industrial Area. Nine key development opportunities are prescribed for underused or derelict land parcels.

Recommendations contained within the ‘Changing Places: Changing Lives’ East End Local Development Strategy prepared by Glasgow City Council focus on the creation of a Bridgeton and Mile End Hub area around Bridgeton Cross which functions as a neighbourhood centre for the Bridgeton community and also serves as a gateway to the industrial district of Mile End to the north of the cross.

The report recognises that Mile End Industrial Area offers significant opportunities to accommodate new business development with the potential to offer sites for businesses required to relocate as a result of the M74/ EERR. Further, the report recognises the significant contribution which the industrial estate could potentially make to Bridgeton Cross.

Key projects and opportunities include: • Designation of Bridgeton Cross as a Conservation Area; • Upgrade of Bridgeton station; • Mile End Industrial Area Action Plan; • Green link to Glasgow Green along James Street; • Community Link on Orr Street; • Alterations to the road network; • Redevelopment of key sites to restore the urban fabric of the Cross.

Specific proposals include: • • • • •

38

Mile End Industrial Area improved new business development and environmental improvements; Key development Sites, Iceland and the former Olympia Cinema building; London Road key connection; Public Realm Improvements at Bridgeton Cross; Bridgeton railway Station upgrading and transport

•

Future road realignment opportunities at Bridgeton Cross; Connection route to Glasgow Green and the River Clyde; Dalmarnock road quality bus corridor.

The study recognises that the Mile End Industrial Area will continue to function as a locally important industrial area.

Proposals to enhance the area and maximise the development opportunities within Mile End have been identified through the preparation of the DTZ Action Plan. The Action Plan identifies the key development opportunities in Mile End and where public realm and environmental improvements should be targeted for maximum benefit.

2.3

Key Issues

2.3.1 Key Issues - General Key issues have been identified through the site survey, consultations and the findings of reports previously undertaken in the study areas. Despite the four industrial areas differing in character, location, size and identity, there are a number of key issues which reoccur within each industrial site, these are as follows: • • • • • • • • •

•

Poor condition of footpath surfacing; Disparate, often unattractive boundary treatments; General neglect and maintenance issues; Personal safety issues; Feelings of hostility and anonymity; Pedestrian routes (to schools) perceived as unsafe and unattractive; Vacant plots – emptiness, dereliction; Litter and fly tipping; High usage of vehicles, low usage of public trans port despite close proximity to public transport services in all four sites; Lack of ‘Green’ (street trees, green spaces) and very ‘colourless’ places.

2.3.2 Key Issues - Specific to Mile End Industrial Area In contrast to the other three industrial estates Mile End Industrial Area draws great benefits from its location (close proximity to Bridgeton Cross - proposed conservation area), relatively high urban density, some good building examples, a mix of uses and users (industrial, residential, educational and community facilities) as well as recent environmental improvements. These are all existing qualities on which to build upon.

Other specific issues to the above include: •

• •

gang territory, perceived safety issues amongst the public, especially along school routes (Crownpoint Street. Fordneuk Street, Brook Street); ‘derelict’ area around Barrowfield Street, Avenue Street and Brookfield Street; Location along London Road – major arterial road between City Centre, future Commonwealth Games Village and National Indoor Arena.

39

The following objectives and recommendations have been prepared for Mile End Industrial Area and are accompanied by supporting illustrative material. Figure 05 is an aerial sketch of the industrial area which locates the Green Link, Green Spaces and Priority Projects. Figure 06 locates the recommendations on a site plan.

Green Space #4 Introduce a small pocket park within small gap site at corner of Crownpoint Road/ Brook Street into usable formalised (temporary) public green space through the following environmental improvements: • Tree planting; • Bespoke street furniture (tree grilles, bench seating, bollards and bins).

2.4.1 Green Spaces

2.4.2 Green Links

Green Space #1 Provide a new public realm/ streetscape proposal fronting the former Olympic Cinema building on Bridgeton Cross incorporating the existing public green space. Figures 07-09 illustrate the proposals in greater detail. These proposals include a new bespoke ‘Info Box’ building which we intend to announce the initiatives and activities within the Clyde Gateway Regeneration Area at this highly prominent location through a combination of the following environmental improvements:

Green Link #1 Promote Orr Street as a principal pedestrian thoroughfare between Bridgeton Cross and Crownpoint Street. Create ‘home zone’ qualities giving preference to pedestrian activity through a combination of the following environmental improvements: • Pavement widening and resurfacing in concrete paving units; • Resurface a section of Orr Street carriageway in granite setts; • Trees planted within pavement projections along the street and to adjacent private green space within the Nursing Home.

2.4

•

•

• • • •

• •

Environmental Improvements

Realise a new building through an open architec tural competition for a temporary public building to act as an ‘Info Box’; Illumination of former Olympia Cinema façade/ temporary installation to project movie classics onto façade; Resurface pavements in natural stone paving; Resurface small section of Olympia Street car riageway in granite setts; Introduce 5m wide pavement along north side of London Road including street trees; New street furniture including lighting columns (white light source) tree grilles, bench seats and bollards; New natural stone pavement threshold including interpretation panels to Olympia Street; New footpath and seating within existing public green space and removal of existing tree guards.

Green Space #2 Introduce a small neighbourhood square on Orr Street to front former Church building through a combination of the following environmental improvements. Figures 10-12 illustrate the proposals in greater detail: • • • •

Tree planting; Resurface pavements in concrete paving units; Resurface a section of Orr Street carriageway in granite setts; Bespoke street furniture (tree grilles, bench seat ing, bollards and bins).

Green Space #3 Expose canalised and culverted Camlachie Burn watercourse and introduce riverside linear park as part of future development proposals for adjacent land parcels through the following environmental improvements. Figures 13-15 illustrate the proposals in greater detail:

40

Green Link #2 Introduce strategic public realm improvements along the north side of London Road, Recommendation 29 through a combination of the following environmental improvements: • Increase pavement width to 5m and resurface in natural stone paving slabs; • Introduce street trees at regular spacing along London Road.

2.4.3 Priority Projects Priority projects identified and agreed with the client group within the Mile End Industrial Area are as follows: 1.

Resurface existing pavements in poor condition and replace insitu concrete surfaces with asphalt/ concrete paving slabs. Recommendations 1 and 2;

2.

Introduce white light source and wall mounted luminaries to reduce clutter at ground level and increase safety. Recommendations 13 and 14;

3.

Olympia Cinema streetscape improvements de scribed in Green Space #1 above;

4.

Orr Street streetscape improvements described in Green Link #1 and Green Space #2 above;

5.

Introduce tree planting within privately owned green space. Recommendation 20.

41

42

43 43

2.5

Recommendations

The following environmental improvements within Mile End Industrial Area have been assigned short, medium and long term priorities. Typically recommendations have been assigned a time-related priority rating: -

Short term priority: represent a quick fix, low in cost items which should be considered as ongoing maintenance items and should be regarded as ongoing maintenance items in the future;

-

Medium term priorities: require the minor infrastructure improvement incl. design detailing and planning;

-

Long term priorities: these form strategic, holistic and aspirational recommendations and represent major infrastructure improvements which by their complex nature may be the subject of a separate study.

Note: The below budget costs exclude professional fees and VAT. They include a 10% contingency allowance.

The costs are based on current tender rates (June 2008) and assume that for each area: all short term priorities are let as a single contract all medium term priorities are let as a single contract Ref.

Recommendation

Objective

Priority

Cost

Public Realm/ Pedestrian Activity 1

Attend to uneven/ neglected pavement surfaces

User comfort and promote pedestrian activity

short

£102,800.00

2

Replace existing in situ concrete pavements with asphalt or PCC paving

User comfort and promote pedestrian activity

medium

£238,600.00

3

Widen and resurface the pavements along Orr Street. Resurface pavements in PCC paving.

Introduce street trees where possible.

User comfort and promote pedestrian activity

medium

£429,900.00

28

Introduce path within greenspace at Bridgeton X.

Promote pedestrian activity

medium

£50,000.00

29

Introduce public realm improvements along the north side of London Road. Widen pavement to 5m and surface in natural stone. Introduce street trees at regular spacings.

Aspirational objective to recognise arterial road corridor and promote links between Bridgeton X and Celtic Park/ National Indoor Sports Arena.

long

£838,600.00

Surface Materials 4

Remove Bitmac surface from Fordneuk Street to reveal original granite setts to carriageway. Reinstate areas of missing setts.

Aesthetic and robust

medium

£53,800.00

5

Resurface pedestrian area around Olympia Building at Bridgeton Cross with natural stone paving – integrate design of pedestrian area with recommendations from Bridgeton Cross Study

Aesthetic and robust

long

£81,300.00

6

Introduce a central green space on Orr Street within the triangular T-junction between Rogart Street and Orr Street consisting of trees, granite setts, lighting and seating. Resurface carriageway in this section in granite setts.

Aesthetic and robust, promote long pedestrian activity, create ‘community’ atmosphere around group of Nursery/ NHS buildings

£62,300.00

Street Furniture 7

44

Introduce seats and litter bins within existing green Aesthetic spaces along London Road

short

£13,600.00

Ref.

Recommendation

Objective

Priority

Cost

Street Furniture (cont.)

8

Demolish brick planters and walls in front of police building on London Road. Integrate area into new streetscape proposals for London Road

Aesthetic

long

£4,100.00

9

Introduce 5 No. estate plan/ orientation boards at strategic locations/ gateways into estate

Promote pedestrian activity, Clarity of navigation

short

£14,800.00

10

Introduce signage locating community facilities, public transport incl. distance and walking times

Promote pedestrian activity, Clarity of navigation

short

£3,000.00

11

Introduce bespoke street furniture (sculptural bollards etc.) within pedestrian area around Olympia Building

Promote pedestrian activity

medium

£7,700.00

12

Introduce 3 No. bronze inscribed panels set within pavement to reveal locally important historical fact (philanthropist David Dale etc.)

Promote pedestrian activity and raise local historical awareness

medium

£3,100.00

13

Introduce white light source to replace 65 No. existing sodium light source to existing lighting columns to primary and secondary roads and principle pedestrian routes

User comfort and promote pe- long destrian activity, public safety

£76,800.00

14

Introduce 15 No. white light source wall mounted luminaries where possible (Broad Street, St. Marnock Street, Fordneuk Street)

User comfort and promote pe- long destrian activity, public safety, remove clutter

£29,500.00

Boundary Treatment 15

Enter into discussions with land owners to extend the use of bespoke fence to properties currently using palisade fencing

Aesthetic

medium

£271,900.00

Public Green Space 16

Enter into negotiations with Land Services to address current levels of maintenance for green spaces along London Road. Ensure tree guards are removed and retained for use elsewhere and litter removed from shrub planting areas.

Increase public amenity

short

No cost allowance

17

Remove fence along green space on north side of Crownpoint road adjacent to sports pitch

Aesthetic

short

£1,800.00

18

Introduce tree planting within existing shrub planting areas along Rockbank Place, Rockbank Street and Broad Street. Restock tired planting beds, replacing shrub species that have become over mature and leggy

Aesthetic and biodiversity

medium

£25,200.00

19

Develop small gap site at corner Crownpoint Road/ Increase public amenity Brook Street into usable formalised (temporary) public green space.

medium

£33,000.00

20A

Introduce linear greenspace along Camlachie Burn Increase public amenity. Alwhen redeveloping adjacent land parcel. De-calow local flood attenuation nalise burn introduce areas of hardstanding, 1 No. bridge crossing and bench seating.

long

£181,400.00

45

Ref.

Recommendation

Objective

Priority

Cost

Aesthetic, environmental

medium

£13.900,00

Private Green Space 20

Examine opportunities to introduce tree planting within areas of hardstanding to private plots, i.e.

- nursing home on Orr Street - GCC vehicle pound at Avenue Street - Platform Builder’s Merchant – car parking area along Crownpoint Road - GM Radiator MFG (to replace Leyland’s cypress hedge) - Private car park on Broad Street cnr.

Summer Street (to replace Leyland’s cypress hedge) Architecture

21

Enter into negotiations with owner of Orr Street 82, Aesthetics, community in90 (James Watt Motors) regarding advertisement volvement display on north facade

medium

No cost allowance

22

Enter into negotiations with owners of 76-176 Aesthetics Fordneuk Street to introduce artwork along façade.

Explore opportunity to develop artwork in conjunction with St. Mungo’s Academy

medium

£7,400.00

23

Amendments to recessed doorways: set-back 5 No. doors to front of façade in agreement with property owners along (e.g. on Broad Street, Brook Street)

Public safety

medium

£22,100.00

24

Explore opportunities to reinstate blocked up windows within long brick facades to the properties along Crownpoint Road, Rimsdale Road and Fordneuk Street

Public safety, increase pedes- medium trian activity, aesthetics

No cost allowance

25

Illuminate façade of Olympia Cinema

Aesthetics, pride, Assist in attracting new user

medium

26

Free up land parcels for re-development as indicated in plan

Economic growth

long

No cost allowance

27

Design and build temporary structure to house Economic growth, publicpublic consultation events, exhibitions to promote ity, raise local awareness of the Clyde Gateway and East End regeneration lo- change cated within green space opposite Bridgeton Cross

long

£548,800.00

£14,800.00

The above costs amount to £3,130,200.00. Three million one hundred and thirty thousand and two hundred pounds.

xx

46

The highlighted box denotes recommendations that for part of the list of Priority Project as described in chapter 3.4.3.

Legend - Recommendations Plan

47

48

49

50

51 51

52

53 53

54

55 55

56

57 57

58

59 59

60

61

Recommendation 27: Temporary Exhibition/ Info Building for Clyde Gateway Area

Recommendation 5: Natural stone surfacing around Bridgeton Cross

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - BRIDGETON CROSS 62

63

Recommendation 3: Widen and resurface footpaths, introduce street trees where possible

Recommendation 21: Resolve advertisement signage on building facade

Recommendation 6: Central Space on Orr Street

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - ORR STREET 63

Recommendations 9, 10: Directional signage, orientation maps bespoke entrance signage

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - SIGNAGE 64

Recommendation 23: Existing recessed doorways to be amended

Recommendation 15: Extend use of existing bespoke fencing

Recommendation 7: Introduction of seating and litter bins

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - STREET FURNITURE 65

Recommendation 20A: Regenerate Calmachie Burn and create linear green space

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - CAMLACHIE BURN 66 66

67

68

3

DALMARNOCK BUSINESS VILLAGE

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3.1

Existing Situation/ Survey

3.1.1 Location A readily accessible site centrally located within the Clyde Gateway with immediate access to major arterial roads, namely London Road, Dunn Street and Dalmarnock Road.

In the future Dalmarnock Business Village will be bounded along its entire west boundary by the East End Regeneration Route. The site is near to the proposed Commonwealth Games Village, directly adjacent to The National Indoor Sports Arena and will benefit from direct road access to the East End Regeneration Route.

3.1.2 Character There is a distinction within Dalmarnock Business Village between those businesses located to the south of Baltic Street and north of Dalmarnock Road which are regarded as Nuneaton Street Industrial Estate and those to the north of Baltic Street and south of London Road which are considered as Boden Industrial Estate. The southern portion of the business village includes pockets of mature green space which respond well to the cohesively designed single storey business units.

There is a disparate size and style of architecture within the estate, ranging from substantial brick and masonry structures, to smaller clusters of brick buildings and modern buildings typically with glazed and metal curtain walling.

The nature of the business activities within the estate requires substantial areas of hardstanding yards to the back of the units, which are inevitably cluttered and unsightly.

Dalmarnock Business Village is characterised by the use of an aesthetically pleasing fence type at various locations throughout the Industrial Estate, comprising of rounded black posts and railings and ensuring a sense of cohesiveness in the estate. Elsewhere palisade security fencing has also been finished in black which helps to promote a uniformity of boundary treatments within the estate. Out of the four industrial sites it has benefited from an influx of new businesses.

A small number of businesses are within a 4 minute walking distance from Dalmarnock Railway Station (250m).

The southern half of the business village is within a 500m radius the equivalent to 7 minutes walking distance, whilst the entire industrial village is within a 1km walking distance.

Route No. 16/16A and No. 18 buses operate along Dalmarnock Road. London Road is serviced by the No. 61/ 62 and No. 240 buses.

3.1.5 Road Hierarchy Figure 17 shows the existing road infrastructure within Dalmarnock Business Village. Dalmarnock Business Village is bounded on three sides by major arterial roads, namely: London Road to the north; Dunn Street to the west and Dalmarnock Road to the south. These major arterial roads consist of four lanes.

Dalmarnock Business Village has three principal entrances, two off London Road (Boden Street and Nuneaton Street) from the north boundary and one from Dalmarnock Road (Nuneaton Street) along the south boundary. Additionaly Dalmarnock Business Village has two secondary entrances, an additional entrance along the south boundary on Mordaunt Street off Dalmarnock Road and a further secondary entrance from Baltic Street to the east.

It is noteworthy that there are no vehicle entrances into the industrial estate off Dunn Street along the entire west boundary, where both Baltic Street and Bernard Street have been closed at Dunn Street.

In the future on completion of the East End Regeneration Route (EERR), a 4th principal entrance will be provided along the east boundary. Further the secondary Mordaunt Street entrance will be closed.

Internally Nuneaton Street and Boden Street are primary roads. Of these Nuneaton Street functions as the primary road link to all secondary roads. Both primary roads suffer from speeding vehicles.

3.1.6 Public Realm/ Pedestrian Activity 3.1.3 Existing Land Use Dalmarnock Business Village measures 20ha. of which 10,000m2 the equivalent to 5% is vacant land. The estates occupants are predominantly light industrial, some business, no residential. Figure 16 records Land Use within Dalmarnock Business Village.

3.1.4 Public Transport Infrastructure Dalmarnock Business Village is well served by Dalmarnock Railway Station which is on the Glasgow/ Larkhall/ Motherwell/ Lanark route. Despite being the least used railway station on the SPT network Dalmarnock has a frequent and regular service. It is only 12 minutes travel time from the Exhibition Centre; 7 minutes from Glasgow Central low level and 29 minutes from Motherwell.

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Mordaunt Street has been designated as an ‘Existing path that could become a core path’ in the Glasgow Core Paths Plan (Final Consultative Draft, Feb 2008). There is a controlled pedestrian crossing on Dunn Street aligned on Baltic Street. Baltic Street serves as an important pedestrian route catering for parents and pupils to and from the nearby Dalmarnock Primary School.

Baltic Street is ‘visually’ interrupted by high palisade fencing which has recently been erected along Dunn Street and does not give the impression of a through route to the nearby Primary school. The pavements along Baltic Street are in an extremely poor state of repair, further they are currently very narrow for being an effective core path.

There is a large undefined expanse of hardstanding on Dunn Street which visually and physically detracts when travelling south along this road corridor.

3.1.7 Surface Materials

•

Generally the majority of pavements are surfaced in asphalt which is in a reasonable condition. However, the pavements along Baltic Street and part of Bernard Street are in an exceptionally bad condition.

•

Approximately half of the pavements are edged with Whinstone stone kerbs. The use of indigenous natural stone kerb edging gives a far superior appearance to the concrete kerb upstand. Some of the bell mouths to individual unit entrances are surfaced with granite setts, once again this is visually far superior in appearance to insitu concrete or blacktop.

There are localised areas of concrete slab paving within areas of public open space below acer trees to Boden Street and along Bernard Street which have proved unsuccessful.

Within the industrial estate red engineering bricks have been used to edge areas of amenity shrub planting and grass. In places individual bricks have become dislodged which detracts from the overall appearance of these features.

3.1.8 Street Furniture Trip rails have been deployed to protect areas of amenity shrub planting and grass areas from unwanted foot traffic.

There are a few litter bins along Nuneaton Street, however these are inadequate when coping with the sheer volume of match day litter during home fixtures at Celtic Park.

At present there is no seating provision within the industrial estate to cater for lunch breaks etc. Further there are oversized metal barriers along Bernard Street which appear visually intrusive.

•

shrub beds along a short length of Nuneaton Street at the frontage of the Calder Millerfield buildingg Lime trees and shrub planting (albeit in mediocre condition) to the south verge of London Road. green space consisting of a grassed area, shrub planting, trees and large evergreen hedges on the premises of the former youth club (bounded

by Dnn Street, London Road, Boden Street and Bernard Street)

The landscape strip along the London Road boundary comprises of raised red engineering brick planters containing Lime trees and evergreen shrubs. In places the cope course of engineering brick has become dislodged. In addition to requiring repair, it’s dated and dilapidated appearance is not befitting of this major road corridor.

3.1.11 Private Green Space Overall there is little notable private green space within Dalmarnock Business Village. However, there is a generous provision of public green space within Nuneaton Industrial Estate which compensates for the lack of private green space here. Private green space in Dalmarnock Business Village consists mainly of the introduction of hedge planting along the face of units and property boundaries. The evergreen Photinia fraserii ‘Red Robin’, which as the name suggests is a red foliaged shrub, has been used as hedge planting on several properties. It compliments the black finish to the bespoke boundary fence very well.

3.1.12 Architecture Generally Dalmarnock Business Village includes a variety of buildings which differ in scale, age and in finish. Generally the buildings within the estates interior are of a smaller scale, with larger units occupying plots around the estate perimeter.

3.1.9 Boundary Treatment At present the boundary treatments vary according to the requirements, taste and budgets of land owners. However, some consideration has been given to unifying boundary treatments and there are some examples of merit. This can be seen in both fence treatment and planting selection. The good work undertaken to date can be built upon in the future to further unify boundary treatments within the estate.

Dalmarnock Business Village has some buildings of architectural merit and longevity including the church building on Boden Street. However the sandstone to the principal façade has received an application of masonry paint which is now peeling. The paint does not allow the sandstone to breath and often causes the exfoliation of the stonework.

Recent additions include buildings with glass/ metal curtain walling which promote a welcome contemporary architectural quality, these include Glasgow Taxis, PR Print Design, and SRS developments.

3.1.10 Public Green Space Figure 16 Land Use reveals that those businesses located to the south of Baltic Street and north of Dalmarnock Road within Nuneaton Street Industrial Estate benefit from a generous provision of mature trees set within amenity open green space. There is a noticeable lack of open green space elsewhere within the larger northern portion of the industrial estate. Some exceptions to this general appearance are: • tree and shrub planting to the verge of the Stairlift Scotland property along Arrol Road and short lengths of Boden and Nuneaton Street and • Lime trees and shrub planting (albeit in mediocre

The clusters of single storey brick-built units with a curved metal roof within Nuneaton Street Industrial Estate promote a unified and domestic scale when entering from Dalmarnock Road. However these units have been designed without a rain water gutter and water draining off the roofs is discharged onto a red engineering brick perimeter around the units at ground level. This detail has failed and bricks have become dislodged in many places. The aggressive surface root action of some inappropriate tree species, namely Cherry and Sycamore trees has further compromised this brick band.

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74

(Lodged applications)

75

76

77

78

79

Character - The good things first: mature amenity planting, modern architecture, historic ‘St. Francis in the East’ with vegetation

80

church building

London Road

Dunn Streeet

Nuneaton Street

Baltic Street/ Dunn Street

Public Realm/ Pedestrian Activity

Baltic Street

81

BoundaryTreatment Use of unified black fencing at properties throughout the estate and amenity planting

82

Nuneaton Industrial Estate

Boundary Treatment Fencing - uninspiring: galvanised palisade fences, barb-wire and brick walls - along London Road, Nuneaton Street, Bernard Street and Mordaunt Street and at the juntion of Baltic/Dunn Street

Boden Street

Nuneaton Street

Baltic Street/ Dunn Street

83

Bernard Street

London Road

Public Green Space General lack of maintenance, neglect and litter

Mordaunt Street

Boden Street

84

Public Green Space

85

Baltic Street

Bernard Street

Poor quality surfacing examples

Boden Street

86

87

Good

Bad

Good

Bad

Surface Materials Good and bad examples

Bad

Bad

Bad

Boden Street

Boden Street

Nuneaton Street

Dunn Street

Dunn Street

Dunn Street

Public Realm Unregulated Parking

Boden Street

88

Dunn Street

89

90

3.2

Review of Previous Studies

3.2.1 Clyde Gateway Green Network Strategy The Clyde Gateway Green Network Strategy identifies as a strategic objective to ‘create an attractive environment within which new development will be located, encouraging investment as houses become more marketable and commercial investors are attracted by a distinctive new urban character and the ability to recruit locally’.

The Clyde Gateway Green Network Strategy has also identified a number of opportunities to introduce green space within existing commercial developments and identifies a number of initiatives within Dalmarnock Business Village specifically in relation to the landscape proposals associated with the EERR in the provision of avenue tree and shrub planting and providing/ improving pedestrian and cyclist’s space and access. Within the industrial estate the recommendations include increasing the area of woodland coverage on vacant land to provide greater woodland framework for adjacent development and increase biodiversity.

3.2.2 A Vision for the East End - Clyde Gateway Development Framework ‘A Vision for the East End’ Clyde Gateway Development Framework referred to as the ‘Gensler report’ proposals include recommendations to improve connectivity within the Clyde Gateway through environmental improvements which include: Street Lighting; Signage and branding; Tree Planting and Improved footpaths and cycleways.

Further the Gensler report prescribes to strengthen the Bridgeton Cross District’s identity whilst promoting better connectivity, environmental improvements are proposed to . . Dalmarnock Road, Dunn Street . . to emphasise their urban importance, historic significance and to exploit their visual significance. These corridors should also be subject to building refurbishments, lighting programmes and where appropriate, traffic calming measures.

Loss of greenspace to building developments (38) More/ better/ safer road crossings (38) More road maintenance needed (38) People feel safe to walk because there is enough traffic (31) More parks needed (31) Improve access for people with disability/ prams (31) More/ better parking needed (31) More paths needed (27) Area is safe (27) Area is clean (23) Community art or more colourful places desired (23) Anti-social behaviour (23) Improve pavement surface (20) Paths need improvement (20) More bike routes needed (17), Cycling routes are good (17) Traffic is bad (17) Improve local parks (13) Provide more benches/ street furniture/ picnic tables (13) Problems with dogs/ dog mess (12) Paths are good (9) Area needs cleaned (8) Views/ landscape/ dereliction (7) More play parks or facilities for young people and children (6) Better signage needed (5) Parks maintenance required (4) Make area safer (2) More facilities needed (e.g. toilets) (1)

Baltic Street was identified as an aspiration path between Dalmarnock and Bridgeton and to Dalmarnock Primary School. However, it requires upgrading, better lighting, surfacing. Route should be accorded full ‘civic’ status.

3.2.5 The East End Local Development Strammm tegy Changing Places: Changing Lives ‘Changing Places: Changing Lives’ East End Local Development Strategy places Dalmarnock Business Village within the ‘Repair and Reconnection’ and Repair and Reinvention zones’.

3.2.3 Glasgow Core Path Plan The Glasgow Core Path Plan: Final Consultative Draft identifies Mordaunt Street, Baltic Street and London Road as existing paths that could be core paths.

The Southern tip of Dalmarnock Business Village to the south of Baltic Street is included within the South Dalmarnock Framework Area. However there are no specific proposals for this area.

3.2.4 Glasgow East End Local Path Network and Greenspace Strategy

3.2.6 Review of Infrastructure Improvements

The study examines existing access routes and open space provisions as well as showing potential new paths/ open spaces and aspirations in regards to development of paths and open space structure.

The study included public consultation. The relevant comments for Mile End (Crownpoint Hub and Bridgeton Hub) are as follows:

The East End Regeneration Route (EERR) consists of a new four lane carriageway at grade with existing road crossings within the Clyde Gateway study area. The first phase of the EERR at Oatlands has now been completed, the second phase (due to commence in 2008) and third phase (due to commence in 2010) will link Rutherglen Bridge in the south and Dennistoun to the north.

Relevant Comments/ Consultation for Dalmarnock Business Village (Dalmarnock/ Richmond Park Hub) are as follows: 91

3.2.7 Previous studies - Recommendations

3.3

Within the above proposals, specifically Green Link #2 we have embraced recommendations within The Clyde Gateway Green Network Strategy which identified a number of opportunities to introduce green space within existing commercial developments and identifies a number of initiatives within Dalmarnock Business Village specifically in relation to the landscape proposals associated with the EERR in the provision of avenue tree and shrub planting and providing/ improving pedestrian and cyclists space and access.

Within the industrial estate the Clyde Gateway Green Network Strategy recommendations include increasing the area of woodland coverage on vacant land to provide greater woodland framework for adjacent development and increase biodiversity. DBV does not contain vacant land parcels which could readily lend themselves to structure woodland planting, however we have included for the introduction of individual trees, hedges and landscape within Privately owned Greenspace where appropriate.

3.3.1 Key Issues - General

Key Issues

Key issues have been identified through the site survey, consultations and the findings of reports previously undertaken in the study areas. Despite the four industrial areas differing in character, location, size and identity, there are a number of key issues which reoccur within each industrial site, these are as follows: • • • • • • • • •

•

Poor condition of footpath surfacing; Disparate, often unattractive boundary treatments; General neglect and maintenance issues; Personal safety issues; Feelings of hostility and anonymity; Pedestrian routes (to schools) perceived as unsafe and unattractive; Vacant plots – emptiness, dereliction; Litter and fly tipping; High usage of vehicles, low usage of public trans port despite close proximity to public transport services in all four sites; Lack of ‘Green’ (street trees, green spaces) and very ‘colourless’ places.

3.3.2 Key Issues - Specific to Dalmarnock Dalmarnock Business Village has two distinct areas, the low clusters of light industrial users within a mature landscape in Nuneaton Industrial Estate and the typically larger heavy industrial users to the north with sparser vegetation of differing species and age. Dalmarnock Business Village benefits from the consistent use of a bespoke metal fence black in colour, or palisade fencing black finish, to secure plot boundaries. From the four estates it has the largest number of new businesses and this represents a good momentum on which to build upon.

Specific issues include: • •

• •

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close proximity to Parkhead Stadium and associ ated parking and litter problems on match days; Location along London Road – major arterial road between City Centre, future Commonwealth Games Village and National Indoor Arena; close proximity to future National Indoor Sports Stadium and Commonwealth Games Territory; Impact of EERR (short term: land acquisition, con struction works – traffic interference and obstruc tion; long term: noise and visual impact as well as physical barrier to access, change in traffic patterns).

3.4

Environmental Improvements

The following environmental improvements are proposed for Dalmarnock Business Village and are accompanied by supporting illustrative material. Figure 19 is an aerial sketch of the industrial area which locates the Green Spaces, Green Links and Priority Projects. Figure 20 locates the recommendations on a site plan.

3.4.3 Priority Projects Priority projects identified and agreed with the client group within Dalmarnock Business Village are as follows: 1.

2.

3.4.1 Green Spaces Green Space #1 Figures 24-26 illustrate proposals to improve the existing area of hard standing on Dunn Street through a combination of the following: • Formalised parking area surfaced in concrete blocks; • Tree planting; • New lighting columns, white light source; • New street furniture in corten steel (bollards and tree grilles) to match Baltic Street; • Resurface pavements in natural stone.

3.4.2 Green Links

Baltic Street and Dunn Street streetscape propos als described in Green Link #1 and Green Space #1 above; Influence landscape treatment along EERR includ ing screen planting within privately owned green space. Recommendations 26 and 30;

3.

Unify/ re-surface property entrances and principal and secondary road junctions in Granite setts.

Introduce orientation signage, white lighting and traffic calming measures to Nuneaton and Boden Streets. Recommendations 2, 8,10, 13 and 16;

4.

Organise public space along Bernard Street and Boden Street landscape improvements. Recom mendation 6 illustrated on Figures 27, 28 and 29;

5.

Tree survey and management recommendations.

Recommendation 19.

Green Link #1 Baltic Street has been identified as a strategic pedestrian route within Dalmarnock Business Village, providing a continuous link with the wider urban fabric linking Bridgeton Cross and Dalmarnock. Figures 21-23 illustrate proposals to improve the public realm through a combination of the following environmental improvements: • Widen existing pavements and introduce natural stone surface treatment; • Tree planting along north side; • New lighting columns, white light source; • New street furniture in corten steel (bollards and tree grilles); • Resurface the carriageway in bitmac and introduce a granite sett trim.

Green Link #2 The proposed EERR is proposed along the east boundary and includes a new access road link with Nuneaton Street.

Further the new road corridor has direct views into the back of existing plots. Introduce planting and new boundary treatments to screen views and mitigate noise from within Dalmarnock Business Village from the EERR through a combination of the following environmental improvements: • Masonry/ timber feature wall along Mordaunt Street (to continue proposed retaining wall proposal) incorpo-rating stone salvaged from the former railway arches; • Hedge and tree planting within Private Green Space along existing plot boundaries; • Hedge and tree planting to new link road within redefined plot boundaries; • Screen belt woodland planting within Private Green Space along existing plot boundary (Caleco Waste); • Amenity shrub planting within Public Green Space at end of Arrol Place.

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3.5

Recommendations

The following environmental improvements within Dalmarnock Business Village have been assigned short, medium and long term priorities. Typically recommendations have been assigned a time-related priority rating: -

Short term priority: represent a quick fix, low in cost items which should be considered as ongoing maintenance items and should be regarded as ongoing maintenance items in the future;

-

Medium term priorities: require the minor infrastructure improvement incl. design detailing and planning;

-

Long term priorities: these form strategic, holistic and aspirational recommendations and represent major infrastructure improvements which by their complex nature may be the subject of a separate study.

Note: The below budget costs exclude professional fees and VAT. They include a 10% contingency allowance.

The costs are based on current tender rates (June 2008) and assume that for each area: all short term priorities are let as a single contract Ref.

Recommendation

Objective

Priority

Cost

Public Realm/ Pedestrian Activity 1

Attend to uneven/ neglected pavement surfaces

User comfort and promote pedestrian activity

short

£68,300.00

2

Introduce traffic calming measures along primary roads namely Nuneaton Street and Bowden Street

User comfort and promote pedestrian activity

medium

£90,100.00

3

Widen and resurface pavements along Baltic User comfort and promote Street and short length of Dunn Street in natural pedestrian activity along core stone paviours. Resurface carriageway in asphalt path/ school route and introduce a granite sett trim including street trees along north side of Baltic Street. Dunn Street parking to be surfaced in pcc units.

medium

£875,000.00

4

Remove inappropriate palisade fencing which has taken from the public domain at the end of Baltic Street on Dunn Street

User comfort and promote pedestrian activity along core path/ school route

medium

£2,200.00

5

Reorganise parking/ pavement along Dunn Street between Baltic Street and Dalmarnock Road

User comfort and promote pedestrian

medium

£43,600.00

6

Introduce parking spaces within the wide area of hardstanding along Bernard Street

Increase parking provision

medium

£40,700.00

Surface Materials

96

7

Introduce land drain to replace engineering brick band perimeter to units within the Nuneaton Industrial Estate

Safeguard structural fabric of buildings

medium

£64,800.00

8

Replace insitu concrete and bitmac to road entrances with granite setts

Aesthetic, robust and unifying

medium

£124,700.00

9

Replace short lengths of concrete kerb upstands within whinstone kerbed areas

Aesthetic, robust and unifying

medium

£27,300.00

10

Introduce granite sett surfacing at junctions of secondary and primary roads

Aesthetic, robust and consistent with approach within Mile End

medium

£72,900.00

Ref.

Recommendation

Objective

Priority

Cost

Street Furniture 11

Refurbish and repaint existing round metal trip rails Aesthetic

short

£12,000.00

12

Replace cope course of engineering bricks which have become dislodged to freestanding walls and raised planters along London Road.

Aesthetic

short

£6,500.00

13

Introduce 3 No. interpretation/ signage boards at entrances to primary roads

User friendly

medium

£4,500.00

14

Provide 15 No. additional litter bins

Address prevalence of litter on match days

medium

£4,400.00

15

Introduce bespoke signage to the four corners of the industrial site namely junctions of London Road/ Dunn Street, London Road/ EERR, Dalmarnock Road/ EERR and Dunn Street in order to announce the industrial estate

Define and announce the Clyde Gateway industrial estates

medium

£11,800.00

16

Introduce white light source to replace the existing sodium lighting to lighting columns along Boden Street, Nuneaton Street primary roads and Baltic Street core path.

User comfort and promote pedestrian activity

long

£53,100.00

Boundary Treatment 17

Apply black paint finish to galvanised Palisade security fencing

Aesthetic

short

£30,700.00

18

Ensure black fencing is used for development of vacant site at cnr. London Road/ Dunn Street as part of planning conditions

Aesthetic

long

No cost allowance

Tree longevity and public safety

short

£8,900.00

Public Green Space 19

Undertake an arboricultural tree survey and management of existing mature trees, in particular within Nuneaton Street Ind. Estate and London Road frontage

20

Remove 15 No. inappropriate tree species with ag- Tree longevity, public safety gressive root or heavily shading which have been and safeguard structural fabplanted next to buildings and freestanding masonry ric of buildings and walls walls

short

£4,290.00

21

Examine opportunities to introduce Beech hedging Aesthetic along road verges to Nuneaton Street to announce hierarchy of primary roads.

short

£6,900.00

22

Restock tired planting beds, replacing shrub species that have become over mature and leggy

Aesthetic

short

£17,400.00

23

Introduce planting to soften the wide area of hardstanding along Bernard Street

Aesthetic, reduce surface water runoff

medium

£7,000.00

24

Examine the opportunities to remove areas of paving beneath mature Sycamore trees to Boden Street and replace with groundcover and introduce bench seating

Aesthetic, reduce surface water run off, remove surface compaction to extend longevity of trees

medium

£19,100.00

97

Ref.

Recommendation

Objective

Priority

Cost

Public Green Space (cont.)

25

Salvage masonry from former railway arches to Screening along EERR. include in a new 200 metre long feature wall along Noise reduction.

Mordaunt Street to the south of Baltic Street (future EERR).

long

£61,400.00

26

Enter into discussions with EERR designers to introduce a combination of hedge and tree planting along west road verge to EERR between Mordaunt Street and London Road

Screening along EERR. long Noise reduction. Green corridor, habitat creation. Formal planting to road corridor.

No cost allowance

Private Green Space 27

Examine opportunities to introduce hedging within privately owned plots along Boden and Nuneaton Street to announce primary roads.

Aesthetic

medium

£25,000.00

28

Enter into discussion with private plot owners to introduce selective tree planting.

Aesthetic and environmental

medium

£8,800.00

29

Enter into discussions with land owner to introduce Aesthetic and environmental 5 No. additional trees along entrance road to Glasgow Taxis on public road verge

medium

£2,600.00

30

Enter into discussions with land owners adjacent to the EERR boundary including new road link to introduce a combination of structure screen planting, hedge and tree planting

Screening along EERR. long Noise reduction. Green corridor, habitat creation. Formal planting to road corridor.

£35,735.00

Architecture 31

Remove paint surface to reveal sandstone to church building on Boden Street

Reveal building material/ assist in attracting a new user

medium

£7,400.00

32

Identify a positive use for the church building and integrate into future development

Bring back church building into use

long

No cost allowance

The above costs amount to £1,737,125.00. One million seven hundred and thirty seven thousand one hundred and twenty five pounds.

xx

98

The highlighted box denotes recommendations that for part of the list of Priority Project as described in chapter 3.4.3.

Legend - Recommendations Plan

99

101

102

103 103

104

105

105

106

107

108

109

110

111

112

113

Dalmarnock Business Village Green Space 1 - Dunn Street

114

Dalmarnock Business Village Green Link 1 - Baltic Street

115

Recommendations 13, 15: Signage and orientation maps

DALMARNOCK BUSINESS VILLAGE - CONCEPT IMAGES - SIGNAGE 116

Recommendations 21: Introduce beech hedging along road verges

Recommendations 17 and 18: Use bespoke black fencing for future plot developments, apply black paint to galvanised fencing

Recommendations 11: Refurbish existing trip rails

DALMARNOCK BUSINESS VILLAGE - CONCEPT IMAGES - BOUNDARIES 117

Recommendation 10: Granite sett surfacing to junctions similar to Mile End precedent

Recommendation 28: Introduce trees into private plots/ car parking

Recommendation 5 and 6: Parking along Dunn Street and Baltic Street

DALMARNOCK BUSINESS VILLAGE - CONCEPT IMAGES - GENERAL 118

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119

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4

RUTHERGLEN INDUSTRIAL ESTATE

1

INTRODUCTION

4.1 Existing Situation/ Survey 4.1.1 Location Rutherglen Industrial Estate is situated on land adjacent to a meander in the River Clyde. It is bounded to the west by the arterial Glasgow Road with direct access into the city. The eastern and southern boundaries to Rutherglen Industrial Estate are defined by railway lines and associated sidings. Whilst the industrial estate is physically close to Rutherglen Main Street with its retail and civic buildings and main line train station, access between the two, especially for pedestrians, is severely constrained and will become more so with construction of the M74 motorway.

4.1.2 Character There is a distinction between those premises fronting Glasgow Road which are considered to fall within Shawfield Industrial Estate and those accessed from Quay Road, which are considered to form Rutherglen Industrial Estate.

Typically the businesses along Glasgow Road have an interface with the public, whereas those within Rutherglen Industrial Estate do not. Despite being adjacent to each other the two industrial areas consider themselves distinct from one another and do not share the same concerns.

Land acquisition and the demolition of industrial units has commenced in advance of the M74 road construction which due to it’s elevated position along the southern boundary of the site will have an immediate impact upon the industrial estate. However, there is no junction at Rutherglen, the nearest being Cambuslang Road to the east and Polmadie to the west. The industrial estate will be visually prominent from the M74 as will the Glasgow Road corridor. Rutherglen Industrial Estate is a compact site with a relatively dense arrangement of one and a half storey industrial units typically dating from the 1950’s.

The River Clyde corridor with its mature riverside vegetation of Poplar trees provides a pleasing backdrop to the industrial estate. However, there are no clear views of the river despite the sites close proximity to the water course.

Due to the lack of public and private green space in particular tree planting the overall impression of the estate is one of a sea of grey.

4.1.4 Public Transport Infrastructure The site benefits from its close proximity to Rutherglen Railway Station with a direct footpath link descending from the Queen Street bridge, also from its location along Glasgow Road with its good public transport links. However, the majority of employees travel to work by car despite these advantages.

Rutherglen Railway Station is on the Glasgow/ Larkhall/ Motherwell/ Lanark route and the station has a frequent and regular service into Glasgow. It is only 7 minutes travelling time from Glasgow Central and 20 minutes from Motherwell.

No premises are within a 250m 4 minute walking distance from Rutherglen Railway Station. The eastern half of the estate is within 500m the equivalent to 7 minutes walking distance, whilst the vast majority of the estate is within a 1km/ 0.6mile walking distance. Glasgow Road is also serviced by the No. 20 and No. 267 buses.

4.1.5 Road Hierarchy Figure 30 Road Hierarchy shows the existing road infrastructure surrounding Rutherglen Industrial Estate. Rutherglen Industrial Estate is bounded on one side by the busy arterial Glasgow Road which dominates the east approach.

Part of the road corridor - to the north of the industrial estate’s main entrance - benefits from tree planting in raised brick planters, introduced by Scottish Enterprise and SLC. Rutherglen Industrial Estate has two principle entrances, both off Glasgow Road along the west boundary and one secondary entrance from Queen Street via a railway bridge. There are weight restrictions in place on the bridge and no pavement. Internally Quay Road acts as the primary road. Quay Road North, Ashton Road and Seath Road are secondary roads, as is the road parallel to Glasgow Road which is a continuation of Camp Road.

There is an apparent lack of parking provision associated with the units along Glasgow Road which has resulted in vehicles parking along the Glasgow Road pedestrian reserve.

Historically the end of Seath Road was the location of the Rutherglen’s shipyard, hence Quay Road.

4.1.3 Existing Land Use Rutherglen Industrial Estate measures 14ha. of which 22,000m2 the equivalent to 15% is vacant land.

Figure 29 records the existing land uses within Rutherglen Industrial Estate. Business units which typically interface with the public are typically located along the Glasgow Road frontage. These include car rental companies and suppliers to the construction industry. Of the four industrial estates Rutherglen Industrial Estate has the highest percentage of derelict/ vacant land. These include the site of a former scrap yard along Glasgow Road and land acquired as part of M74 accommodation works.

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In the future the completion of the M74 projected in 2012 will have a considerable impact upon the existing road network within Rutherglen Industrial Estate. The motorway corridor severs the industrial estate with the Borglas unit isolated from the remainder of the industrial estate. The existing Quay Road entrance off Glasgow Road will serve as the entrance into the Borglas unit on completion of the M74. The construction of the M74 requires land acquisition for accommodation works, effectively small parcels of land which are required for the road construction. The specimen design indicates that these areas are to be grass seeded. Further the M74 introduces a SUDS attenuation feature into the industrial estate on the corner of Quay Road North and Ashton Road.

4.1.6 Public Realm/ Pedestrian Activity

4.1.11 Private Green Space

There is little pedestrian activity within Rutherglen Industrial Estate as the majority of visits involve the use of a vehicle.

There is occasional pedestrian movement along Glasgow Road, however this is a wide, busy and long road corridor which does not appeal to pedestrians. There are controlled pedestrian crossings located at the main entrance into Shawfield Industrial Estate off Glasgow Road.

The only notable green space includes mature trees along the River Clyde corridor and to the steeply sloping embankments on Queen Street. However the embankment vegetation along the River Clyde obscures any views towards the water and the riverside location is only ever appreciated when viewed in plan. There are no formalised access points along the river embankment which is not accessible to the public.

There is some pedestrian activity along Queen Street to and from Rutherglen town centre, and a desire route running along the south bank of the River Clyde linking the end of Seath Road and Dalmarnock Road to the east. At present the short length of metalled path stops abruptly at the arches to the railway bridge due to Network Rails apparent refusal to formalise access beneath the bridge structure.

This is an important link which facilitates east/ west pedestrian movement along the south bank of the River Clyde corridor. Ideally further discussions with SLC and Network Rail could resolve this issue in order that a continuous metalled path links Seath Road with Dalmarnock Road. In addition there is the potential for north - south links between Rutherglen Industrial Estate and Dalmarnock where the proposal to utilise the former stanchions to the dismantled railway bridge for a new pedestrian bridge crossing realised.

The industrial estate is in places heavily littered, notably vacant plots and the rear of units along the river edge suffer from opportunist fly–tipping. Further there are extensive and established stands of the invasive Giant Hogweed along the river embankment.

4.1.12 Architecture There are many differing architectural styles reflecting the decades between 1950 to date, which include brick buildings and warehouses with corrugated cladding. There are no buildings of architectural merit within the site, however the site does benefit from southerly views towards the Rutherglen skyline, readily located by the sandstone tower to the town hall and the flanking spires located at either end of Main Street.

4.1.7 Surface Materials Pavements are generally surfaced in asphalt and edged with concrete kerbs. Similarly all roads are surfaced in blacktop. The only area of landscaping being the tree planters, textured concrete cubes and granite setts along a short length of Glasgow Road on entering SLC and the Royal Burgh of Rutherglen.

4.1.8 Street Furniture There is a disparate mix of street lighting columns, both concrete and metal within Rutherglen Industrial Estate.

Along the east boundary of Glasgow Road black lighting columns with banner fixings have been introduced.

4.1.9 Boundary Treatment There is a disparate mix of fencing types to secure the plot boundaries deployed within Rutherglen Industrial Estate ranging from a bespoke metal fence along Glasgow Road, to concrete post and wire mesh and the widespread use of galvanised steel palisade fencing. Overall this gives a disjointed appearance to the industrial estate.

4.1.10 Public Green Space Figure 29 reveals the lack of public green space within Rutherglen Industrial Estate. With the exception of recently implemented landscape improvements at the end of Seath Road.

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128

129

130

131

Landscape strip/ desire line along eastern boundary of Network Rail premises

Public/ Private Green Space Vacant land and leftover spaces

Container ‘placed’ on leftover land along Clyde embankment

132

Vacant land used as rubbish tip along Clyde embankment

Public Realm/ Street Furniture Examples along Glasgow Road

133

Glasgow Road looking south

Surface Materials, Streetscape Glasgow Road Glasgow Road looking north

134

Entrance to Rutherglen Industrial Estate

Quay Road North

Ashton Road

Private Green Space, Public Realm Examples for landscape improvements

Quay Road North

Seath Road

135

Vacant plot at main entrance

Former rail bridge stations

River Clyde Poplar trees

Vacant plot at main entrance

River Clyde Corridor and adjacent embankment of mature vegetation Public and Private Green Space, Vacant Land

Larch trees off Quay Road North

136

Collapsed boundary fence and land slip

Quay Road

Millcroft Road

Quay Road

Millcroft Road

Boundary Treatments Various types of fencing

Quay Road North

Queen Street

137

4.2

Review of Previous Studies

4.2.1 Clyde Gateway Green Network Strategy The Clyde Gateway Green Network Strategy identifies as a strategic objective to ‘create an attractive environment within which new development will be located, encouraging investment as houses become more marketable and commercial investors are attracted by a distinctive new urban character and the ability to recruit locally’.

The Clyde Gateway Green Network Strategy has identified a number of opportunities to introduce green space within existing commercial developments and identifies a number of initiatives within Rutherglen Industrial Estate specifically: •

•

To explore the possibility of providing areas of green space including amenity planting and wood land in association with additional and vacant land leftover after the construction of the M74; To create green links between Dalmarnock River side Park, and the north, to Rutherglen Town Centre.

4.2.2 A Vision for the East End - Clyde Gateway Development Framework ‘A Vision for the East End’ Clyde Gateway Development Framework referred to as the ‘Gensler report’ proposals include recommendations to improve connectivity within the Clyde Gateway through environmental improvements which include: Street lighting; Signage and branding; Tree planting and improved footpaths and cycleways.

Rutherglen Industrial Estate is located within the Shawfield District, specific recommendations here include: •

• •

•

•

Enhancements to the strategic routes into the dis trict and take advantage of the increased visibility offered by the motorway; Creation of high quality business and employment locations as part of the infrastructure interventions; Creation of significant addresses along Glasgow Road. Within these employment plots stand-alone buildings are recommended, each with their own parking and significant green landscape provision; In terms of connectivity, it is proposed that Glas gow Road is environmentally improved to promote the quality of the business zone; The south bank of the Clyde is greened with signifi cant new parks and open spaces connecting eastwards. This green route continues through the retained light industrial business bounded by the M74 and Glasgow Road Rutherglen Industrial Estate.

4.2.3 South Dalmarnock & Shawfield Strate gic Study and Implementation Plan The South Dalmarnock & Shawfield Strategic Study and Implementation Plan provides a framework of aspirational regeneration proposals within the Clyde Gateway.

138

the practical application of place making best practice, these proposals present the opportunity to create a national centre for business and establish a new urban quarter for Glasgow’s east end.

The study defines a new urban framework for South Dalmarnock and Shawfield which includes Rutherglen Industrial Estate. The study outlines the massing of buildings whilst a prescriptive masterplan identifies Development Plots a central component of which is to develop a new high quality business location in Shawfield. Within Rutherglen Industrial Estate the following new land uses have been prescribed: SH4: Core business park office area overlooking the River Clyde with 3 to 4 storey buildings along Glasgow Road; SH5 and 6: A business area comprising of light industrial buildings along Glasgow Road.

The projected phasing of these projects is as follows: SH4: (2015-2020) SH5: (2011-2014) SH6: (2008-2010) The historic contamination of land within Rutherglen Industrial Estate from the Whites Chrome Works has been well documented. Chromium contamination hot spots have been located at numerous locations within the estate and represent a significant deterrent to both the expansion of existing businesses and to inward investment.

4.2.4 Review of Infrastructure Improvements The completion of the M74 will provide a vitally important missing link within in the existing motorway network. Three junctions will be located within the Clyde Gateway study area at the following road intersections: Polmadie, Cambuslang and Fullarton Roads.

The major implications within Rutherglen Industrial Estate are the loss of land to the road corridor which is exacerbated due to the requirement for embankments to raise the road over the adjacent rail and road corridors. The motorway is elevated 12.5m above the existing ground levels.

The realigned New Quay Road runs along the base of embankment to the M74 motorway and forms the new arrival route into the industrial estate. The proposed landscape treatment to the realigned New Quay Road consists of a chainlink fence to motorway embankment and Steel Palisade fence to development plots. The carriageway consists of a 7.3m wide carriageway with 2.5m wide footpath and street lighting to north, industrial estate side only.

A SUDS attenuation feature is located within the industrial estate at the corner of Ashton Road and Quay Road North.

Importantly the construction of the motorway retains the existing link between Rutherglen Industrial Estate with Rutherglen Main Street along Queen Street.

4.2.5 Previous Studies - Recommendations The Clyde Gateway Green Network Strategy identifies a number of initiatives within Rutherglen Industrial Estate specifically, the possibility of providing areas of green space including amenity planting and woodland in association with additional and vacant land leftover after the construction of the M74. We have introduced a uniform planting treatment along the realigned New Quay Road which includes landscaping to accommodation works land. Further we have made specific recommendations to relocate a SUDS feature out of the industrial estate and onto an area of land acquired for accommodation works. In addition The Clyde Gateway Green Network Strategy recommends the creation of green links between the proposed Dalmarnock Riverside Park to the north and Rutherglen Town Centre to the south. These have been specifically addressed by Gillespies in their study regarding access to and from Rutherglen Station, and in particular in their recommendation to introduce a north south pedestrian bridge crossing to former stanchions to a former rail bridge crossing adjacent to Dalmarnock Rail bridge. Consistent with the above report we have as series of environmental improvements to enhance Glasgow Road.

The Gensler proposals include recommendations to improve connectivity within the Clyde Gateway through environmental improvements which include: Street Lighting; Signage and branding; Tree Planting and Improved footpaths and cycleways. The ‘Gensler report’ makes specific recommendations within Rutherglen Industrial Estate, including: Enhancements to the strategic routes into the district and take advantage of the increased visibility offered by the motorway. The environmental improvements prescribed along Glasgow Road corridor.

To create a high quality series of business and employment locations as part of the infrastructure interventions; •

•

•

Creating a series of significant addresses along Glasgow Road. Within these employment plots stand-alone buildings are recommended, each with their own parking and significant green landscape provision; In terms of connectivity, it is proposed that Glasgow Road has significant environmental improvements to promote the quality of the business zone Rutherglen Industrial Estate; The south bank of the Clyde is greened with significant new parks and open spaces connecting eastwards. This green route continues through the retained light industrial business bounded by the M74 and Glasgow Road at Rutherglen Industrial Estate.

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4.3

Key Issues

4.3.1 Key Issues - General Key issues have been identified through the site survey, consultations and the findings of reports previously undertaken in the study areas. Despite the four industrial areas differing in character, location, size and identity, there are a number of key issues which reoccur within each industrial site, these are as follows: • • • • • • • • •

•

Poor condition of footpath surfacing; Disparate, often unattractive boundary treatments; General neglect and maintenance issues; Personal safety issues; Feelings of hostility and anonymity; Pedestrian routes (to schools) perceived as unsafe and unattractive; Vacant plots – emptiness, dereliction; Litter and fly tipping; High usage of vehicles, low usage of public trans port despite close proximity to public transport services in all four sites; Lack of ‘Green’ (street trees, green spaces) and very ‘colourless’ places.

4.3.2 Key Issues specific to Rutherglen Industrial Estate Rutherglen Industrial Estate like Dalmarnock Business Village comprises of two distinct parts, namely Shawfield Industrial Estate bounding Glasgow Road and Rutherglen Industrial Estate located off Seath Road and Quay Road North. Recently Glasgow Road has benefited from well conceived environmental improvements upon which to build on.

Specific issues include: • • • •

•

fly-tipping along River Clyde embankment and vacant plots; no public access or visual perception of the River Clyde despite immediate proximity; long term ground contamination in the form of Chromium waste; impact of M74 (short term: land acquisition and accommodation works land, construction works – traffic interference and obstruction; long term: noise and visual impact as well as physical barrier towards Rutherglen Town centre, change in traffic patterns); uncontrolled and uncoordinated parking obstruct ing pedestrian, vehicular movement and visibility splays.

4.4

Environmental Improvements

The following environmental improvements have been prepared for Rutherglen Industrial Estate and are accompanied by supporting illustrative material. Figure 32 is an aerial sketch of the industrial area which locates environmental improvement projects referred to as Green Spaces, Green Links and also identifies Priority projects. Figure 33 locates the recommendations on a site plan.

4.4.1 Green Spaces Green Space #1 Introduce a pocket park on vacant development plot opposite the main Glasgow Road entrance through a combination of the following environmental improvements illustrated on Figure 38: • • •

Tree and shrub planting; Introduction of bench seating within a viewing area; Selective removal of existing Poplar trees on river embankment to open up views between Glasgow Road and Dalmarnock Rail Bridge.

Green Space #2 The specimen design for the M74 link introduces a SUDS feature within the industrial estate which reduces development plot area. Examine opportunities to relocate SUDS feature onto accommodation works land to the south of the M74 on inaccessible land locked between Borglass and Queen Street road bridge.

4.4.2 Green Links Within Rutherglen Industrial Estate a set of environmental improvements have been identified, these are as follows: Green Link #1 New M74 Glasgow Road over bridge will benefit from elevated views over the city centre and beyond. Announce ones arrival/ departure in/ from Glasgow through a combination of the following environmental improvements illustrated on Figures 34 - 36: •

• • •

Tree planting along existing 4m wide central reservation, subject to exact location of the combined sewer along Glasgow Road; Widen and resurface existing pavements in pc concrete paving units; Bespoke security fencing to plot boundaries; New lighting columns (to match recently introduced over a short length of Glasgow Road to one side only) with a white light source and banner fixings along both sides of Glasgow Road.

Green Link #2 New M74 link is elevated above existing ground levels by 12.5 metres, and commands views over the industrial estate. Enhance Quay Road North through a combination of the following environmental improvements: •

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Tree planting within public and private green space along east side of road;

•

Terminate vista with a river side pocket park with a dominance of Larch trees and cantilevered viewing platforms (including site of a former Sub Station) from river embankment to maximise views over the river to Dalmarnock Rail bridge and to reinforce links with Glasgow Road entrance pocket park. Proposals include seklective vegetation removal along river bank.

Green Link #3 New M74 link results in the realignment of the primary entrance road into Rutherglen Industrial Estate from Glasgow Road. Examine opportunities to introduce landscaping on accommodation works land and private green space associated with realigned New Quay Road through a combination of the following environmental improvements illustrated on Figures 39 and 40: • •

Hedge and tree planting within grass verge along New Quay Road along industrial estate boundary; Bespoke security fencing to plot boundaries.

4.4.3 Priority Projects Priority projects identified and agreed with the client group within Rutherglen Industrial Estate are as follows: 1.

Glasgow Road corridor improvements including tree planting along central reserve and pavement widening and resurfacing. Green Link #1 and Recommendations 4, 7, 8, 14, 18, 18A, 19, 23A, and 28;

2.

Landscape treatment to realigned New Quay Road including secure boundary fence, tree and hedge planting. Recommendation 27;

3.

Green link between Glasgow Road and Seath Road including path link. Recommendation 6;

4.

Selective tree removal along River Clyde embankment to open up views along watercourse.

Recommendation 23;

5.

Introduce pocket park into to vacant plot on Glasgow Road and Quay Road North picnic area.

Recommendations 22 and 26.

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142

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4.5

Recommendations

The following environmental improvements within Rutherglen Industrial Estate have been assigned short, medium and long term priorities. Typically recommendations have been assigned a time-related priority rating: -

Short term priority: represent a quick fix, low in cost items which should be considered as ongoing maintenance items and should be regarded as ongoing maintenance items in the future;

-

Medium term priorities: require the minor infrastructure improvement incl. design detailing and planning;

-

Long term priorities: these form strategic, holistic and aspirational recommendations and represent major infrastructure improvements which by their complex nature may be the subject of a separate study.

Note: The below budget costs exclude professional fees and VAT. They include a 10% contingency allowance.

The costs are based on current tender rates (June 2008) and assume that for each area: all short term priorities are let as a single contract all medium term priorities are let as a single contract Ref.

Recommendation

Objective

Priority

Cost

Public Realm/ Pedestrian Activity

144

1

Introduce white demarcation of parallel parking bays to premises along Glasgow Road inc. no parking areas

Avoid conflict between delivery vehicles and parked cars.

Improve pedestrian safety

short

£7,400.00

2

Introduce white demarcation of parallel parking bays to primary and secondary roads inc. no parking areas

Avoid conflict between delivery vehicles and parked cars.

Improve pedestrian safety

short

£7,400.00

3

Attend to uneven/ neglected pavement surfaces with asphalt

User comfort and promote pedestrian activity

medium

£22,700.00

4

Resurface existing pavement along Glasgow Road User comfort and promote and pavement along business units in Pcc pavpedestrian activity iours and introduce planting along buildings where possible

medium

£90,000.00

5

Demarcation of pedestrian route along Queen Street road bridge where no pavement exists at present to create link to railway station.

medium

£3,700.00

6

Examine opportunities to introduce new pedestrian Improve pedestrian movement long link between Glasgow Road and short length of within Ind. Est. road off Quay Rd. North. Integrate vacant plot at Glasgow Road entrance and tronsform into small riverside green space.

£33,300.00

7

Examine opportunities to introduce tree planting Environmental improvements in brick planters along central reserve to Glasgow along strategic road corridor Road between M74 over bridge and main entrance on Glasgow Road and resurface in pcc. setts (subject to sewer location)

long

£175,000.00

8

Redesign main entrance into industrial estate off Glasgow Road incl. street trees, entrance announcement with new gateway feature

long

£59,600.00

Promote pedestrian access to Rutherglen Main Street and Railway Station

Announce entrance off Glasgow Road from M74

Ref.

Recommendation

Objective

Priority

Cost

Public Realm/ Pedestrian Activity 8A

Explore opportunities to introduce a one way traffic Alleviate parking problems management system on Quay Road North/ Seath Road/ Ashton Road and introduce parallel parking to both sides of roads

long

£10,300.00

9

Introduce parallel parking bays and tree planting along the east boundary of Quay Road North using natural stone surfacing

Formalising parking provision

medium

£76,000.00

Raise kerb height to junctions at strategic locations Deter vehicles obscuring turnon primary and secondary roads ing movements

medium

£3,100.00

Surface Materials 9A

Street Furniture 10

Introduce 4 No. estate plan/ orientation boards at strategic locations/ gateways into estate

Promote pedestrian activity, Clarity of navigation

medium

£11,800.00

11

Introduce directional signage to riverside walkway incl. distance and walking times

Promote pedestrian activity, Clarity of navigation

medium

£2,200.00

12

Introduce bespoke signage to the four corners of the industrial site namely junctions of Glasgow Road and Millcroft Road, Glasgow Road/ M74, Queens Street and at the end of Seath Road.

Define and announce the Clyde Gateway industrial estates

medium

£11,800.00

12A

Introduce finger post street signage mounted onto street lighting columns

Improve directional signage

medium

£3,700.00

13

Retro fit white light source to approx. 15 No. existing light columns along primary and secondary roads and principle pedestrian routes

User comfort and promote pe- long destrian activity, public safety

£17,700.00

14

Replace 20 No. existing street lighting columns along Glasgow Road with new lighting columns and banner fixings to match existing. White light source to same.

User comfort and promote pe- long destrian activity, public safety

£70,600.00

15

Replace existing boundary treatments with bespoke security fence along primary and secondary roads (i.e. the realigned New Quay Road and Glasgow Road)

Aesthetic

medium

£200,700.00

16

Secure 2 No. yard entrances to units along Glasgow Road to mitigate fly tipping to river Clyde embankment

Security to mitigate illicit fly tipping

medium

£7,400.00

Boundary Treatment

Public Green Space 17

Introduce bespoke boundary fence and reconstruct existing brick planter retaining wall along Millcroft Road boundary and restock with shrubs

Aesthetic

medium

£15,000.00

18

Replace 1 No. failed Rowan tree standard within brick planter along Glasgow Road

Aesthetic

short

£700.00

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Ref.

Recommendation

Objective

Priority

Cost

Aesthetics, tree health and Health & Safety

short

£3,300.00

Public Green Space 18A

Tree management to 15 No. trees along Glasgow Road

19

Repairs to masonry brick planter to Glasgow Road Aesthetic and replace damaged stainless steel bollards

short

£2,000.00

20

Remove fly-tipping from River Clyde embankment

Aesthetic and environmental

short

£14,200.00

21

Remove stands of invasive Giant Hogweed from River Clyde embankment

Environmental

short

£85,200.00

22

Develop small gap site at corner of Quay Road North into usable formalised public green space.

Introduce tree planting to same

Increase public amenity

medium

£8,800.00

23

Selective tree removal 25 No. to open up views of river meander

Increase awareness of close proximity of River Clyde

medium

£5,500.00

23A

Introduce hedge line along Glasgow Road

Aesthetic and environmental

£14,600.00

Private Green Space 24

Attend to land slip along the river boundary and reinstate fallen security fence to same

Safeguard site security

short

£15,200.00

25

Introduce tree planting along frontage of Quay House in consultation with land owner

Aesthetic

medium

£3,100.00

26

Introduce temporary green space within small gap site on vacant plot opposite main entrance on Glasgow Road incorporating views to the river (in conjunction with item 23)

Increase public amenity and awareness of close proximity of River Clyde

medium

£43,600.00

27

Introduce continuous hedge and grass verge with avenue tree planting along north boundary of realigned New Quay Road

Visual screening of yards

medium

£38,600.00

28

Introduce shrub planting along Glasgow Road premises and restock mature planting beds

Aesthetic and environmental

medium

£17,500.00

Weather proofing and aesthetics

short

£5,904.00

Architecture 30

Paint timber facia boards to 1950’s buildings and make necessary repairs

The above costs amount to £1,087,604.00. One million and eighty seven thousand, six hundred and four pounds.

xx

146

The highlighted box denotes recommendations that for part of the list of Priority Project as described in chapter 3.4.3.

Legend - Recommendations Plan

147

148

149

150

151

151

152

153

153

154

155

155

156

157

157

158

159

159

160

RUTHERGLEN INDUSTRIAL ESTATE Green Link 1 - Glasgow Road

161

RUTHERGLEN INDUSTRIAL ESTATE Green Link 1 - Glasgow Road

162

RUTHERGLEN INDUSTRIAL ESTATE Green Link 1 - Glasgow Road Before and After Further Options

163

Recommendations 10,11,12: Directional signage, orientation maps bespoke entrance signage

RUTHERGLEN INDUSTRIAL ESTATE - CONCEPT IMAGES - SIGNAGE 164

Recommendations 4 and 7: Resurfacing footpaths and introduction of street trees along Glasgow Road

Recommendation 15: Replace security fencing with bespoke black fencing along Glasgow Road and re-aligned New Quay Road

RUTHERGLEN INDUSTRIAL ESTATE - CONCEPT IMAGES - GLASGOW ROAD

Recommendations 6, 22 and 23: Creation of small ‘Lunch time’ pocket parks along river corridor. Selective tree removal to open up views.

RUTHERGLEN INDUSTRIAL ESTATE - CONCEPT IMAGES - GREEN SPACES 166

RUTHERGLEN INDUSTRIAL ESTATE - CONCEPT IMAGES - GREEN SPACES

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5

FARME CROSS INDUSTRIAL ESTATE

1

INTRODUCTION

5.1

Existing Situation/ Survey

5.1.1 Location Farme Cross Industrial Estate is situated within the southeast of the Clyde Gateway URC regeneration area on low lying land immediately to the south of the River Clyde which benefits from a good road infrastructure. Further the site benefits from its close proximity to the nearby Clyde Walkway and Route 75 of the National Cycle Network. It is directly adjacent to Cuningar Loop - the site of a potential park and new residential development and pedestrian footbridges, which would connect the site with the proposed Commonwealth Games Village, National Indoor Sports Arena and Celtic Park to the north and west.

The industrial estate includes a substantial electrical Sub station and associated pylons and a green space with play area. Consideration should be given to the long term future for the electrical substation and overhead electricity cables and pylons which render a part of the site unfit for development.

The eastern area of the industrial estate to the north of Cambuslang Road and east of Duchess Road is known as the Farme Castle Estate. The industrial estate also includes a small parcel of land between the south of Cambuslang Road and the existing West Coast Main Line which currently includes a disused bowling green and industrial units.

5.1.4 Public Transport Infrastructure 5.1.2 Character It is difficult to prescribe a single character type to Farme Cross Industrial Estate due to its many differing land uses and building styles, however there are identifiable character zones within the estate, these are as follows: •

•

• • • • • • •

Farme Cross typified by red sandstone 1900’s tenements and Barnflat Street grey stone 1950’s tenements; The Sanmex Site which occupies land between Dalmarnock Road, Downiebrae Road and Baronald Street; Avenue Street/ Montrave Street/ Duchess Street 1930’s semi detached housing; Castle Court 1990’s housing; Hunter Road light industrial units; Duchess Road/ Downiebrae Road/ Mathieson Road - large brick built industrial units; Farme Castle Industrial Estate typified by metal shed industrial units; Mixed use area to the south of Cambuslang Road; Electrical substation.

5.1.3 Existing Land Use Farme Cross Industrial Estate measures 39ha. of which 22,500m2 the equivalent to 5.75% is vacant land.

Figure 42 records land use within Farme Cross Industrial Estate.

Farme Cross Industrial Estate is unique amongst the four industrial estates in that it includes three areas of distinctly different residential housing within the site boundary. These include 1900 and 1950’s tenements, 1930’s semi-detached housing and a modern housing estate.

Thought should be given to the introduction of further residential development within certain areas of the estate. Those sites currently accommodating an industrial use which could readily cater for residential include the Sanmex site with its riverside location and frontage onto Dalmarnock Road as well as properties along the eastern boundary of Baronald Street which forms a natural ribbon of residential properties between Rutherglen town centre via Farme Cross Road and into Cuningar Loop.

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Farme Cross Industrial Estate is within a 1km/ 0.6 mile walking/ cycling distance of Rutherglen Railway Station.

Dalmarnock Road is serviced by the No. 16/16A and No. 18 buses. Cambuslang Road is serviced by the No. 12 and No. 267 buses.

5.1.5 Road Hierarchy Figure 43 shows the existing road infrastructure surrounding Farme Cross Industrial Estate. Farme Cross is bounded on 2 sides by major arterial roads, namely: Dalmarnock Road to the west and Cambuslang Road to the south.

Farme Cross Industrial Estate has two principal entrances, Duchess Road from Cambuslang Road along the south boundary and Downiebrae Road from Dalmarnock Road along the west boundary. Although strategically located Baronald Street at Farme Cross intersection is not considered as a principal entrance.

Farme Cross has two secondary entrances, Baronald Street from the controlled junction of Dalmarnock and Cambuslang Roads and Cunninghame Road off Cambuslang Road which serves the Farme Castle Estate.

Internally Downiebrae Road and Duchess Road function as the primary road link to all secondary roads. Barnflat Street, Avenue Street, Riverford Road, Montrave Street, and a short length of Baronald Street are secondary roads.

Baronald Street historically functioned as an important internal road, however, in order to segregate residential and industrial users, bollards have been introduced to close Baronald Street to through traffic.

In the future the completion of the M74 motorway link will improve access within the eastern industrial areas with a proposed junction into the site at Cambuslang Road. The

• • • •

•

•

New length of road to link Duchess Place and Cunninghame Road; Duchess Lane will be closed at the junction of Cambuslang Road; New length of road to link between Duchess Place and Mathieson Road; Junction alterations at Duchess Road/ Mathieson Road to introduce a mini roundabout with loss of existing masonry wall boundary; Duchess Road upgraded to provide a 7.3m wide carriageway with 2m wide pavements to both sides; Downiebrae Road upgrade to provide a 7.3m wide carriageway with 2m wide pavements to both sides.

5.1.6 Public Realm/ Pedestrian Activity Most pedestrian activity is along Baronald Street and Avenue Street off Cambuslang Road.

5.1.10 Public Green Space Figure 43 Land Use records existing green space provision within Farme Cross Industrial Estate. A small play park is located within Farme Cross Industrial Estate opposite Barnflat Street with dilapidated play equipment and a substandard kick about area. The pocket park includes important mature tree cover and currently provides the only area of public green space within the estate.

The River Clyde bounds Farme Cross Industrial Estate in two locations and although it is not possible to view or access the river in the western part of the Industrial Estate, the presence of mature trees along the embankment locates the river corridor visually. Along the eastern boundary of the site there is informal access to the river corridor, which seems well used by dog walkers. The river embankment is compromised by extensive stands of the highly invasive Giant Hog weed.

5.1.11 Private Green Space 5.1.7 Surface Materials Some pavements within Farme Cross Industrial Estate are edged with Whinstone kerbs and a whinstone channel.

The use of indigenous natural stone kerb edging gives a superior appearance to the concrete kerb upstands used in the more recent developed areas of the site.

The environmental improvement works around Farme Cross reflect it’s designation as a Conservation Area.

However the use of precast concrete paving units to the pavements where existing whinstone kerb upstands exist already appears dated and questionable.

A short section of Downiebrae Road is surfaced in granite setts, albeit in very poor condition, however there are proposals to upgrade this short length to a blacktop carriageway.

5.1.8 Street Furniture At present there is a disparate mix of street lighting columns within the industrial estate. There are oversized metal barriers along Duchess Road which prevent lorry parking along this soft verge.

Dalmarnock Road bridge constructed in 1891 represents the finest bridge crossing within the Clyde Gateway area with it’s whirled gothic arcading parapets which enable views along the river. Next to the bridge, at the entrance of Downiebrae Road there is an example of public artwork in the form of cogs and cables in a small paved area. Despite this setting directly next to the river, views from this area towards the bridge as well as the river are completely obstructed by vegetation. The artwork is continued along the sandstone wall on the opposite site of Downiebrae Road.

5.1.9 Boundary Treatment

Given the large area of Farme Cross Industrial Estate there is little in the way of structure planting either on private or public land. However there are notable stands of mature Lime trees to the north of Cambuslang Road within the Speyside Distillers plot. These trees represent an important green frontage along Cambuslang Road. Within Farme Castle Estate and Taywood Entreprise Centre trees have also been used to define the boundary along Cambuslang Road. Additionally there is semi-mature tree planting along the plot-boundary of UK Assistance, whilst recent landscaping to the Sanmex yard boundary which includes regularly spaced trees still have to establish in order to provide anything of substance.

Trees within the private backcourts and gardens to Barnflat Street, Avenue Street, Mordaunt Street and the southern part of Duchess Road provide welcome screening, seasonal interest and shading within these private areas.

Trees have also been used to screen the north and south boundaries to the Farme Castle Court housing estate.

The undeveloped plot of maintained grass within the Farme Castle Estate immediately to the south of the River Clyde provides an informal recreation area for local dog walkers.

The bowling club to the south of Cambuslang Road is no longer in use.

5.1.12 Architecture Farme Cross has some buildings of architectural merit in the red sandstone tenements at Farme Cross and along Cambuslang Road.

The industrial units along Duchess Lane are in a particularly poor condition.

There are a number of boundary treatments within Farme Cross Industrial Estate including masonry walls constructed in brick and sandstone, palisade fencing, wire-mesh fencing as well as hedging and chespale fencing around the residential area east and west of Montraive Street.

173

174

(Lodged applications)

175

176

177

178

179

Duchess Place

Cunningham Road

Public and Private Green Space Examples Montrose Street

Farme Castle Court

Duchess Place

180

Public and Private Green Space Not so well maintained areas

181

Mathieson Road

Mathieson Road

Surface Materials Examples of poor and neglected surfaces

Mathieson Road

182

Cambuslang Road

Baronald Street

Baronald Street

Boundary Treatments Examples

Mathieson Road

Duchess Road

183

Farme Castle Estate - Development Plot

Public and Private Green Space Examples

River Corridor Planting

184

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5.2

Review of Previous Studies

5.2.1 Clyde Gateway Green Network Strategy

‘With reference to residential uses, it is proposed to complete a 3 to 4 storey terrace along Baronald Street. . .with courtyard apartments facing Cuningar Loop’.

The Clyde Gateway Green Network Strategy identifies as a strategic objective to ‘create an attractive environment within which new development will be located, encouraging investment as houses become more marketable and commercial investors are attracted by a distinctive new urban character and the ability to recruit locally’.

We have also identified Baronald Street as a strategic green corridor and prescribed a series of environmental improvements to maximise it’s future potential. These recommendations will assist in improving connectivity between Cuningar Loop and Farme Cross, a recommendation contained within The Clyde Gateway Green Network Strategy.

The Clyde Gateway Green Network Strategy has identified a number of opportunities to introduce green space within existing commercial developments and identifies a number of initiatives within Farme Cross Industrial Estate specifically:

Further recommendations identified within The Clyde Gateway Green Network Strategy which we have embraced include the introduction of a continuous path/ cycle route between Dalmarnock Road Bridge and new Riverside Park off Cunningham Road which will serve the Farme Cross business and resident communities whilst recognising the River Clyde as a strategic Green Network corridor for pedestrians and cyclists. This route along the south bank of the River Clyde is a constituent part of a strategic route with the potential to link Glasgow Road at Shawfield with Cambuslang Road at Farme Cross via. Cuningar Loop.

•

• • • •

•

•

To protect and enhance the Clyde Walkway as a strategic Green Network corridor for pedestrians and cyclists on both sides of the river; To increase pedestrian and cyclist access to the Clyde from the surrounding area; To increase pedestrian and cyclist crossings over the Clyde at strategic points; To protect and enhance existing woodland adjacent to the river; To explore the possibility of providing areas of green space including amenity planting and woodland in association with additional and vacant land leftover after the construction of the M74; To incorporate two regional SUDS features. These should be designed to combine a high quality landscape setting for industrial and commercial development with creation of wetland habitats which enhance the area’s biodiversity; To provide further areas of green space and woodland as and when development allows.

Further our recommendations retain, protect and enhance existing woodland adjacent to the River Clyde along it’s south bank.

The major implications within Farme Cross Industrial Estate concern the alterations to the existing road network which include, the termination of Duchess Lane at a new Cambuslang Road Junction and extending Duchess Place to meet Cunninghame Road.

5.2.3 Glasgow Core Paths Plan The Glasgow Core Paths Plan: Final Consultative Draft identifies the River Clyde Cycle Path at Dalmarnock Road Bridge as existing path that could be a core path.

5.2.4 Review of Infrastructure Improvements 5.2.2 A Vision for the East End - Clyde Gateway Development Framework ‘A Vision for the East End’ Clyde Gateway Development Framework referred to as the ‘Gensler report’ proposals include recommendations to improve connectivity within the Clyde Gateway through environmental improvements which include: Street Lighting; Signage and branding; Tree Planting and Improved footpaths and cycleways.

Within Farme Cross specific recommendations include allowing low lying ground adjacent to the River Clyde to sporadically flood and introduce pedestrian bridge structures to improve connectivity within the Clyde Gateway.

Specific environmental improvements within Farme Cross District contained within Gensler include to condense and improve light industrial accommodation adjacent to the proposed M74 junction on Cambuslang Road. Create a more legible residential enclave based on the current street pattern. Retain the current pattern of successful businesses

186

The completion of the M74 will provide a vitally important missing link within in the existing motorway network. Three junctions will be located within the Clyde Gateway study area at the following road intersections: Polmadie, Cambuslang and Fullarton Roads.

5.2.5 Previous Studies - Recommendations The Gensler report makes specific recommendations within Farme Cross which include allowing low lying ground adjacent to the River Clyde to sporadically flood, whilst we have proposed a riverside park, a part of future development proposals on vacant land parcels should include the attenuation of water generated within these plots.

Environmental improvements within Farme Cross District contained within Gensler include condensing and improving light industrial accommodation adjacent to the proposed M74 junction on Cambuslang Road. Create a more legible residential enclave based on the current street pattern.

Retain the current pattern of successful businesses and create a high quality office and business environment along Dalmarnock Road.

We have also identified Baronald Street as a strategic green corridor and prescribed a series of environmental improvements to maximise it’s future potential. These recommendations will assist in improving connectivity between Cuningar Loop and Farme Cross, a recommendation contained within The Clyde Gateway Green Network Strategy.

Further recommendations identified within The Clyde Gateway Green Network Strategy which we have embraced include the introduction of a continuous path/ cycle route between Dalmarnock Road Bridge and new Riverside Park off Cunningham Road which will serve the Farme Cross business and resident communities whilst recognising the River Clyde as a strategic Green Network corridor for pedestrians and cyclists. This route along the south bank of the River Clyde is a constituent part of a strategic route with the potential to link Glasgow Road at Shawfield with Cambuslang Road at Farme Cross via. Cuningar Loop.

Further our recommendations retain, protect and enhance existing woodland adjacent to the River Clyde along it’s south bank.

The major implications within Farme Cross Industrial Estate concern the alterations to the existing road network which include, the termination of Duchess Lane at a new Cambuslang Road Junction and extending Duchess Place to meet Cunninghame Road.

5.3

Key Issues

5.3.1 Key Issues - General Key issues have been identified through the site survey, consultations and the findings of reports previously undertaken in the study areas. Despite the four industrial areas differing in character, location, size and identity, there are a number of key issues which reoccur within each industrial site, these are as follows: • • • • • • • • •

•

Poor condition of footpath surfacing; Disparate, often unattractive boundary treatments; General neglect and maintenance issues; Personal safety issues; Feelings of hostility and anonymity; Pedestrian routes (to schools) perceived as unsafe and unattractive; Vacant plots – emptiness, dereliction; Litter and fly tipping; High usage of vehicles, low usage of public trans port despite close proximity to public transport services in all four sites; Lack of ‘Green’ (street trees, green spaces) and very ‘colourless’ places.

5.3.2 Key Issues specific to Farme Cross Industrial Estate Farme Cross Industrial Estate is unique in that it includes large areas of private housing including 1930’s semi-detached, turn of the 1900’s red sandstone tenements, 1950’s tenements and modern brick houses types. It has large areas of vacant development plots, both brown and green field, and a variety of users. The major benefit is the estate’s location within the heart of a major area of redevelopment which has the potential to reinvigorate and transform the area.

Specific issues include: • •

•

• •

no public access or visual perception of the River Clyde despite immediate proximity; impact of M74 (short term: land acquisition and accommodation works land, construction works traffic interference and obstruction; long term: noise and visual impact as well as physical barrier to Rutherglen Town centre); uncontrolled and uncoordinated parking obstructing pedestrian movement and visibility splays; drainage and road flooding issues (Downiebrae Road); unrealised asset of Baronald Street with the potential to become a vital link between Rutherglen Main Street/ Farmeloan Road/ Farme Cross and Cuningar Loop.

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5.4

Environmental Improvements

The following environmental improvements have been prepared for Farme Cross Industrial Estate and are accompanied by supporting illustrative material. Figure 46 is an aerial sketch of the industrial area which locates environmental improvement projects referred to as Green Spaces, Green Links and also identifies Priority Projects. Figure 47 locates the recommendations on a site plan.

Within Farme Cross Industrial Estate a set of environmental improvements have been identified, these are as follows:

5.4.1 Green Spaces Green Space #1 Upgrade the existing Barnflat Street neighbourhood park, illustrated on Figure 50 as part of future development proposals for adjacent land parcels through a combination of the following environmental improvements: • New path network; • New street furniture; • New tree and shrub planting; • New play equipment; • Surface existing pavement along Barnflat Street in natural stone and introduce street trees.

Green Space #2 New Riverside Park as part of future development proposals for adjacent land parcels, illustrated on Figure 52.

Riverside Park terminates new path link along south side of River Clyde (Green Link #2).

Green Space #3 Public Realm improvements to existing pocket park/ site of ‘wire works’ art installation on south bank of River Clyde on Downiebrae Road adjacent to Dalmarnock Road Bridge, refer to before and after proposals. Terminates new path link along south side of River Clyde (Green Link #2). Through a combination of the following environmental improvements: •

• •

Selective removal of existing vegetation to river embankment to open up view of Dalmarnock Road bridge and river corridor; Resurface in natural stone paving; Introduce bench seats.

5.4.2 Green Links Green Link #1 Promote Baronald Street as a strategic route within the existing urban fabric linking Rutherglen Main Street, Farmeloan Road, Farme Cross (Conservation Area) and Cunningar Loop. Through a combination of the following environmental improvements: • •

188

Resurface a short length of Baronald Street granite setts; Resurface existing pavements in pc concrete units;

• • •

Formalise parking along Baronald Street and resurface in granite setts; New boundary treatment; Tree planting.

Green Link #2 Introduce a continuous path/ cycle route between Dalmarnock Road Bridge and new riverside park off Cunningham Road (Green Space #2) along south side of River Clyde through a combination of the following environmental improvements: • New 2m wide designated cycle path along Downiebrae Road as part of future upgrade works; • New 3m wide cycle/ pedestrian path between Downiebrae Road and Riverside Park.

Green Link #3 New M74 Cambuslang Road junction will give prominence to Cambuslang Road as a strategic arterial road corridor.

Announce industrial estate through a combination of the following environmental improvements: • Tree planting along south verge of Cambuslang Road; • Positive management of existing mature trees within Private Green Space (Speyside Distillers); • Upgrade existing fencing to plot boundaries; • Upgrade existing masonry wall to plot boundaries; • New lighting columns (to match used on Dalmarnock Road at Farme Cross) white light source along both sides of Cambuslang Road; • Resurface existing pavement within Conservation Area along short length of Cambuslang Road at Farme Cross.

Green Link #4 New M74 Cambuslang Road junction will give prominence to Cambuslang Road as a strategic arterial road corridor.

Improve secondary roads (Duchess Road, Avenue Street) through a combination of the following environmental improvements: • • •

Formalise parking, introduce pavement nibs and tree planting; New Street trees; Formalise boundaries to front gardens of existing private properties (with owners approval).

Green Link #5 New M74 Cambuslang Road junction will give prominence to Cambuslang Road as a strategic arterial road corridor.

Introduce landscape treatment along Duchess Place as part of infrastructure improvements through a combination of the following environmental improvements: • New Street trees; • Formalise boundaries to existing development plots.

5.4.3 Priority Projects Priority projects identified and agreed with the client group within Farme Cross Industrial Estate are as follows: 1.

Upgrading existing Barnflat Road play area/ green space. Recommendation 19 incl. 19A;

2.

Formalise parking and pedestrian footpath along Baronald Street. Recommendation 4;

3.

Riverside Green Link between Dalmarnock Road bridge and Cunningham Road including new Riverside path and park. Recommendations 5, 5A, and 22;

4.

Environmental improvements along Cambuslang Road including tree planting, tree works and tree protection within privately owned green spaces.

Recommendations 23, 25;

5.

Illumination of electricity sub-station and pylons.

Recommendation 28.

189

190

191

5.5

Recommendations

The following environmental improvements within Farme Cross Industrial Estate have been assigned short, medium and long term priorities. Typically recommendations have been assigned a time-related priority rating: -

Short term priority: represent a quick fix, low in cost items which should be considered as ongoing maintenance items and should be regarded as ongoing maintenance items in the future;

-

Medium term priorities: require the minor infrastructure improvement incl. design detailing and planning;

-

Long term priorities: these form strategic, holistic and aspirational recommendations and represent major infrastructure improvements which by their complex nature may be the subject of a separate study.

Note: The below budget costs exclude professional fees and VAT. They include a 10% contingency allowance.

The costs are based on current tender rates (June 2008) and assume that for each area: all short term priorities are let as a single contract all medium term priorities are let as a single contract Ref.

Recommendation

Objective

Priority

Cost

Public Realm/ Pedestrian Activity 1

Attend to uneven/ neglected pavement surfaces

User comfort and promote pedestrian activity

short

£28,200.00

2

Introduce 2m wide asphalt paving pavement along Duchess Road as part of new road link

User comfort and promote pedestrian activity

medium

£29,800.00

3

Introduce continuous 2m asphalt pavement along north side of Mathieson Road as part of new road link

User comfort and promote pedestrian activity

long

£40,700.00

4

Formalise parking along Baronald Street. Introduce road kerb upstand, new pavement, parallel parking bays and tree planting in front of Cladco Property. 90-degree parking including tree planting and new paving along electrical sub-station

User comfort and promote pedestrian activity, Formalise parking and introduce green link

long

£125,000.00

5

Create 2m wide car-free cycle route along Downie- User comfort, promote brae Road as part of road upgrading works pedestrian activity, wider strategic footpath network

long

£125,700.00

5A

Examine opportunities to create riverside footUser comfort, promote path link along south bank of river Clyde between pedestrian activity, wider Downiebrae Road/ Duchess Road to north of Cun- strategic footpath network ningham Road units linking into proposed pocket park and existing informal path network. Include for land purchase as part of Imuya junction access upgrade.

long

£182,600.00

Surface Materials

192

6

Resurface short length of Baronald Street carriageway between Farme Cross and Barnflat Street in granite setts

Respond to residential use, user comfort and respond to civic quality

medium

£250,000.00

7

Introduce granite sett trim along kerb lines to Avenue Street, Duchess Road, Mathieson Roads

Aesthetic, robust and unifying

medium

£154,300.00

7A

Introduce wide pavement surfaced in Pcc or natural stone, including street trees along north side of Barnflat Street (subject to detailed investigation of PU locations in road and pavement)

Formal parking provision, promote pedestrian activity, wider strategic footpath network

medium

£164,800.00

Ref.

Recommendation

Objective

Priority

Cost

Surface Materials (cont.)

7B

Introduce natural stone paving and introduce bench seats to cog and wire art installation

User comfort and promote pedestrian activity

medium

£56,100.00

8

Resurface pavements to Farme Cross conservation area in natural stone

Aesthetics, respond to civic quality

medium

£189,000.00

9

Re-surface carriageway of Duchess Lane and reorganise verges

User comfort and promote pedestrian activity

medium

£174,800.00

10

Re-surface pavement along Cambuslang Road in PCC Paviours

User comfort and promote pedestrian activity

medium

£139,500.00

User friendliness

medium

£20,700.00

Street Furniture 11

Introduce 7No. interpretation/ signage boards at entrances to primary roads

12

Retrofit approx. 30 No. white light source to reUser comfort and promote place existing sodium light source to primary roads pedestrian activity (new road link along Downiebrae Road, Duchess Road, Mathieson Road as part of road upgrading works).

Note: New lighting columns are assumed as part of road corridor upgrade and have therefore not been included.

medium

£35,400.00

13

Introduce 4 No. bespoke signage to the entrances corners of the industrial site namely:

medium

£11,800.00

14

Introduce lighting along proposed Clyde side walk- User comfort and safety way (item 5A and 22)

Define and announce industrial estates

long

£182,100.00

Boundary Treatment 15

Repair works to existing sandstone wall along Dalmarnock Road.

Aesthetic, structural

short

£8,800.00

16

Replace wire mesh and barbed wire fence with black metal railings along top of low level masonry wall to Jehovah Witness Church on Baronald Street opposite Cladco

Aesthetic

medium

£7,300.00

17

Replace existing wire-mesh and barbed wire fence Aesthetic with black post and railing fence (e.g. Speyside Distillery) along Duchess Road and Mathieson Road

medium

£72,900.00

17A

Replace existing chest pale fence to private gardens of 1930’s housing and unify with new 1m high fence and privet hedging

Aesthetic

medium

£155,500.00

18

Replace existing brick boundary wall to Speyside Distillery along Cambuslang Road with sandstone wall along Duchess Road/ Cambuslang Road

Aesthetic

long

£150,000.00

193

Ref.

Recommendation

Objective

Priority

Cost £310,100.00

Public Green Space 19

Renovate/ re-design public green space (Possibly as part of planning conditions or planning gain) including refurbishment of play park and new provisions of seating provisions

User comfort and promote pedestrian activity

medium

19A

Introduce shrub planting to left over space on Avenue Street

Aesthetic

short

£1,500.00

19B

Remove existing vegetation along short section of Aesthetic, orientation, ansouth bank adjacent to cog and wire art installation nounce presence of river to open up views onto the River Clyde and Dalmarnock Bridge and re-plant with shrub planting

short

£12,000.00

20

Plant avenue trees along Cunningham Road and along verges in easternmost area of the estate

Aesthetic and environmental

medium

£15,000.00

21

Ensure proposed road corridor receives green verge including tree planting

Aesthetic and environmental

medium

No cost allowance

21A

Introduce street trees along east side (housing) of Avenue Street to complement existing parallel parking

Formalise parking and environmental

medium

£21,000.00

21B

Introduce street trees and parallel parking bays along west (housing) side of Duchess Road

Formalise parking and environmental

medium

£30,200.00

22

Create riverside pocket park incl. walkway and links, seating provision.

Flood attenuation, aesthetic and environmental

long

£187,700.00

Private Green Space

194

23

Recommend applying TPO to mature Lime trees along Cambuslang Road boundary within Speyside Distillery property inc. management. Crown lift to 3m clear stem to ensure usability of pavement along Cambuslang Road

Tree longevity and public safety, User comfort and promote pedestrian activity

medium

£7,300.00

23A

Introduce 10 No. tree standards to south of Speyside Distillers goods yard entrance off Duchess Road

Aesthetic and environmental

medium

£5,200.00

24

Introduce 3 No. specimen trees to gable ends of Barnflat tenements in under-used corner areas in residential development

Aesthetic and environmental

medium

£1,500.00

25

Examine opportunities to introduce continuous row Aesthetic, screening of M74. of Lime trees along south verge to Cambuslang Road.

long

£20,100.00

25A

Ensure tree planting along verge of undeveloped plot within Farme Castle Estate (adjacent to proposed Riverside Pocket Park)

Aesthetic and environmental

medium

£10,300.00

25B

Clear areas of Giant hogweed along South Clyde embankment and selective woodland management

Environmental

medium

£11,500.00

Ref.

Recommendation

Objective

Priority

Cost

Architecture 26

Refurbish cast iron parapet to former railway bridge on Dalmarnock Road

Aesthetic

medium

£3,000.00

27

Demolish and re-develop units along Duchess Lane

Economic growth

long

No cost allowance

28

Illuminate the electrical sub-station as a land mark along the River Clyde corridor (to build upon the excellent illumination of Glasgow’s land marks under the City of Light initiative)

Aesthetic

long

£37,000.00

The above costs amount to £2,978,400.00. Two million nine hundred and seventy eight thousand and four hundred pounds.

xx

The highlighted box denotes recommendations that for part of the list of Priority Project as described in chapter 3.4.3.

Legend - Recommendations Plan

195

196

197

198

199

199

200

201

201

202

203

203

Farme Cross Industrial Estate Green Space 3 - Riverside Artwork

204

Farme Cross Industrial Estate Green Link 1 - Baronald Street

Farme Cross Industrial Estate Avenue Street

206

Farme Cross Industrial Estate Green Link 4 - Duchess Street

207

Recommendations 28: Illuminate electrical sub-station to create landmark along River Clyde

FARME CROSS INDUSTRIAL ESTATE - CONCEPT IMAGES - ILLUMINATION 208

Recommendations 19: Re-design and refurbish public park including play area along Barnflat Road

FARME CROSS INDUSTRIAL ESTATE - CONCEPT IMAGES - POCKET PARK 209

Recommendations 21A, 21B: Introduce Street trees into Avenue Street and Duchess Road

Recommendation 4: Organise parking along Baronald Street (90ยบ parking along electrical substation)

Recommendation 6: Granite sett surfacing short section of Baronald Street at Farme Cross similar to Mile End precedent

Recommendation 8: Natural stone paving at Farme Cross Conservation area

FARME CROSS INDUSTRIAL ESTATE - CONCEPT IMAGES - ILLUMINATION 210

Recommendations 11, 13: Signage and orientation maps

FARME CROSS INDUSTRIAL ESTATE - CONCEPT IMAGES - SIGNAGE

212

APPENDIX

214

Study and strategy context - Associated reports, policies and studies: • A Vision of the East End Clyde Gateway Development Framework Final Draft Gensler Report, March 2004 • The Clyde Gateway Green Network Strategy, July 2007 • Glasgow Core Path Plan, Final Consultative Draft February 2008-07-04 • Glasgow East End Local Path Network and Greenspace Strategy • PAN 65 Planning and Open Space • A Management Strategy for South Lanarkshire Council Woodlands . A Consultative Draft • Changing Lives ‘East End Local Development Strategy’ Including: - The Surface Water Management Network - Sustainable Development Policy Framework - Place Making: A neighbourhood Policy Framework • Glasgow and Clyde Valley Joint Structure Plan

Related studies associated with the sites: • South Dalmarnock & Shawfield Strategic Study & Implementation Plan, October 2007 • Mile End Industrial Area Study Action Plan, December 2007 DTZ • Schedules of Opportunities Farmecross Industrial Estate, November 2006 Halcrow / SLC/ SEL • Schedule of Opportunities Rutherglen Industrial Estates • Cunningar Loop / Farme Cross Planning Study Gillespies, May 2008 • East End of Glasgow Local Path Network and Greenspace Study • Clyde Gatway Integrated Water Plans : Surface Water Management Plan – Phase 2, February 2007 Hyder Consulting • Clyde Gateway Remediation Strategy

Infrastructure Improvements related to the sites: • M74 Link and associated junctions and road improvements • East End Regeneration Route (EERR)