Clyde Gateway - Industrial Areas Access and Environment Study

MILE END INDUSTRIAL AREA

DALMARNOCK BUSINESS VILLAGE

RUTHERGLEN INDUSTRIAL ESTATE

FARME CROSS INDUSTRIAL ESTATE

CLYDE GATEWAY INDUSTRIAL AREAS

ENVIRONMENTAL IMPROVEMENTS

FINAL REPORT, AUGUST 2008Prepared 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

5Executive 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 identifi ed as der-

elict, 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 Gateways

future environmental quality, community vitality and economic success.

Within this framework the Clyde Gateway Industrial Area Study presented here identifi es specifi c environmental im-

provement projects that assist in implementing this vision. The study shows through detailed site survey, consultation and

documentation the specifi c shortfalls and key issues in the public realm of the four industrial estates and conveys propos-

als 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 benefi ts 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.

Contents

Executive Summary 5

List of Illustrations 9

1 APPROACH 11

1.1 Introduction 14

1.1.1 Study Context 14

1.1.2 Study Aims 14

1.1.3 Study Methodology 15

1.1.4 Study Outputs 15

1.2 Key Issues and Objectives 16

1.2.1 Key Issues 16

1.2.2 Objectives 16

2 MILE END INDUSTRIAL AREA 19

2.1 Existing Situation/ Survey 22

2.1.1 Location 22

2.1.2 Character 22

2.1.3 Existing Land Use 22

2.1.4 Public Transport Infrastructure 22

2.1.5 Road Hierarchy 22

2.1.6 Public Realm/ Pedestrian Activity 22

2.1.7 Surface Materials 23

2.1.8 Street Furniture 23

2.1.9 Boundary Treatment 23

2.1.10 Public Green Space 23

2.1.11 Private Green Space 23

2.1.12 Architecture 23

2.2 Review of Previous Studies 36

2.2.1 Clyde Gateway Green Network Strategy 36

2.2.2 A Vision for the East End - Clyde Gateway Development Framework 36

2.2.3 Glasgow Core Path Plan 36

2.2.4 Glasgow East End Local Path Network and Greenspace Strategy 36

2.2.5 The East End Local Development Strategy Changing Places: Changing Lives 37

2.2.6 Mile End Industrial Area Action Plan 37

2.2.7 Previous studies - Recommendations 38

2.3 Key Issues 39

2.3.1 Key Issues - General 39

2.3.2 Key Issues - Specifi c to Mile End Industrial Area 39

2.4 Environmental Improvements 40

2.4.1 Green Spaces 40

2.4.2 Green Links 40

2.4.3 Priority Projects 40

2.5 Recommendations 44

3 DALMARNOCK BUSINESS VILLAGE 69


3.1.1 Location 72

3.1.2 Character 72















3.2.3 Glasgow Core Path Plan 91

3.2.4 Glasgow East End Local Path Network and Greenspace Strategy 91

3.2.5 The East End Local Development Strategy Changing Places: Changing Lives 91

3.2.6 Review of Infrastructure Improvements 91

3.2.7 Previous studies - Recommendations 92

3.3 Key Issues 92


3.3.2 Key Issues - Specifi c to Dalmarnock 92






4 RUTHERGLEN INDUSTRIAL ESTATE 121


4.1.1 Location 124

4.1.2 Character 124













4.2.2 A Vision for the East End - Clyde Gateway Development Strategy 138

4.2.3 South Dalmarnock & Shawfi eld Strategic Study and Implementation Plan 138


4.2.5 Previous Studies - Recommendations 139

4.3 Key Issues 140


4.3.2 Key Issues specifi c to Rutherglen Industrial Estate 140






5 FARME CROSS INDUSTRIAL ESTATE 169


5.1.1 Location 172

5.1.2 Character 172










8






5.2.3 Glasgow Core Paths Plan 186


5.2.5 Previous Studies - Recommendations 187

5.3 Key Issues 187


5.3.2 Key Issues specifi c to Farme Cross Industrial Estate 187






APPENDIX 213

Study and strategy context - Associated reports, policies and studies 215

Related studies associated with the sites 215

Infrastructure Improvements related to the sites 215

9List of Illustrations

Title Drawing Number Scale

Overview Plan 01 None

Mile End Industrial Area

Land Use 02 1:2000

Road Hierarchy 03 1:2000

Public Utilities 04 1:2000

Aerial 05 Not to scale

Recommendations 06 1:2000

Olympia Street - Plan 07 1:250

Olympia Street - Section 08 1:100

Olympia Street - Detail 09 1:100

Orr Street - Plan 10 1:250

Orr Street - Section 11 1:100

Orr Street - Detail 12 1:100

Camlachie Burn - Plan 13 1:500

Camlachie Burn - Section 14 1:100

Camlachie Burn - Detail 15 1:100

Dalmarnock Business Village

Land Use 16 1:2000





Baltic Street - Plan 21 1:500

Baltic Street - Section 22 1:100

Baltic Street - Detail 23 1:100

Dunn Street - Plan 24 1:200

Dunn Street - Detail 25 1:100

Dunn Street - Section 26 1:100

Bernard Street - Plan 27 1:500

Bernard Street - Section and Detail 28 1:100

Rutherglen Industrial Estate

Land Use 29 1:2000





Glasgow Road - Plan 34 1:500

Glasgow Road - Section 35 1:100

Glasgow Road - Detail 36 1:100

Main Entrance - Plan 37 1:200

Vacant Plot Pocket Park - Plan 38 1:200

Re-aligned Quay Road - Plan 39 1:500

Re-aligned Quay Road - Section 40 1:100

Riverside Park - Plan 41 1:200

Riverside Park - Section 42 Not to scale

Farme Cross Industrial Estate

Land Use 43 1:2000





Baronald Street - Plan 48 1:500

Baronald Street - Detail and Section 49 1:100

Barnfl at Street/ Pocket Park - Plan 50 1:500

Barnfl at Street - Detail and Section 51 1:100

Riverside Park - Plan 52 1:200

Appendix

Survey Physical Features Mile End 53 1:1000

Survey Physical Features Dalmarnock 54 1:1000

Survey Physical Features Rutherglen 55 1:1000

Survey Physical Features Farme Cross 56 1:1250

1 APPROACH

1 INTRODUCTION

14

1.1 Introduction

TGP Landscape Architects are a dynamic and enthusias-

tic 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 Ruther-

glen in South Lanarkshire approximately 30% of which was

identifi ed as derelict, vacant or underused land. The Clyde

Gateway project area is defi ned by eight districts com-

prising Shawfi eld; 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-be-

ing 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 identifi ed 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 Glas-

gow & Clyde Valley Green Network Partnership defi ned

a need turn the whole area into a high quality, dynamic

urban environment and to improve access into the indus-

trial estates, whether pedestrian, cycle or vehicular into the

industrial areas. The East End Local Development Strat-

egy Changing Places: Changing Lives identifi es signifi cant

development proposals for the Bridgeton/ Mile End and

Dalmarnock Hub areas.

These studies together with related strategic context stud-

ies 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 Gate-

way URC regeneration area.

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 signifi cant contribu-

tion which the industrial estate could potentially make to

Bridgeton Cross and the proposed Bridgeton Cross Con-

servation Area which recognises the architectural quality of

buildings surrounding the Cross.

These studies together with related strategic context stud-

ies 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 infl uence 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 infl uence of the proposed line (horizon-

tal and vertical) of the motorway, associated junctions and

land take. Our recommendations for improvements refl ect

this and prescribe strategic approaches to improvements.

In the East End of Glasgow, the main strategic infl uence 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 de-

liver identifi able benefi ts 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 benefi ciaries are the business and resident

communities located within the industrial areas and resi-

dents from the surrounding communities who pass through

the industrial estates on their way to schools, community

centres and retail areas.

15

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 recom-

mendations 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 fl ush 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).

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 ac-

cording to:

Public Realm/ Pedestrian Activity;

Surface Materials;

Street Furniture;

Boundary Treatment;

Public and Private Greenspace;

Architecture.

Public utilities information has been obtained and is pre-

sented as a composite plan.

The site surveys, review of previous reports, related studies

and infrastructure improvements has enabled us to defi ne

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 improve-

ment 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 suffi cient 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 fi ve

priority projects and recommendations have been identifi ed

within each industrial site.

Cost estimates have been prepared by Binnie Murray Hut-

ton for each recommendation which are expressed as a

table for each industrial site.

16

1.2 Key Issues and Objectives

1.2.1 Key Issues

Key issues have been identifi ed through the site surveys,

consultations and the fi ndings of reports previously under-

taken 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 fl y 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.

Further problems and issues relating to each of the in-

dividual sites can be found in the following site specifi c

chapters.

1.2.2 Objectives

Objectives have been identifi ed through the survey and

appraisal process. They have been discussed and devel-

oped throughout the preparation of this study report with

the client group.

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. Promote pedestrian activity and create more

pleasant and walkable environments/ neigh-

bourhoods

Promote ease of navigation and legibility of walking

routes (particularly in Mile End and along River

Clyde) through creating an identifi able 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

fl y-tipping; removing barriers to access;

Promote ease of access for less able and disa

bled people through the introduction of dropped

kerbs, reasonable gradients, smooth surfaces,

highlighting edges, obstacles and alleviating exist

ing road fl ooding and surface water ponding.

2. 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.

3. 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.

4. 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.

5. 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 specifi c 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,

traffi c 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.

17

6. 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 pres-

sures 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 fl y-tipping.

7. Promote sustainable modes of transport:

Improve pedestrian links and signage to public

transport hubs and corridors;

Confi rm and promote Glasgows Core Path Plan;

Rationalise the space allocated for vehicular traffi c

with a focus on improving conditions for

pedestri ans and cyclists

Promote cycling by reducing traffi c 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 Regenera-

tion Route, London Road corridor, and to road

corridors with reduced traffi c fl ows following the

completion of the M74 and EERR.

8. 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 mainte-

nance requirements.

9. 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.

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 manage-

ment of existing river corridor vegetation.

In addition to these generic objectives within all of the four

sites, specifi c 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 objec-

tives a set of environmental improvements and recommen-

dations have been developed, which are described and

illustrated in detail in the following chapters.

2 MILE END INDUSTRIAL AREA

1 INTRODUCTION

22

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 benefi ts

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 metro-

politan characteristics. Internally it is typifi ed by building fa-

cades 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 fi ve

storey high buildings.

The physical quality of the industrial estate is in a rea-

sonably 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 sta-

tion with its high fortifi ed 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 02 records land use within Mile End Industrial Area.

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 de-

tract from the overall dense urban impression of the estate.

2.1.4 Public Transport Infrastructure

Mile End Industrial Area is well served by Bridgeton Rail-

way 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.

2.1.5 Road Hierarchy

Figure 03 records the existing road infrastructure surround-

ing 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 fi ve principal entrances, three from Crown-

point 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 offi cial entrances into the industrial estate from Fielden

Street along the sites east boundary, although vehicles

utilise the blocked off Barrowfi eld 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 suffi cient width to ac-

commodate 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.

2.1.6 Public Realm/ Pedestrian Activity

There is a generous footfall along Orr Street (west) bound-

ary 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.

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. Mun-

gos 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-

23

cent premises, notably Fordneuk Street, Crownpoint Street

and St. Marnock Street and ones perception of personal

safety is compromised. There are also instances where

windows to premises have been boarded up, further com-

pounding ones 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 to-

wards the east boundary. In particularly Brookside Street,

Avenue Street and Barrowfi eld Street all display an oppres-

sive 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 an-

nounce ones entry into the Mile End Industrial Area as well

as automatically reducing traffi c 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. How-

ever, 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 exist-

ing green spaces along London Road would be benefi cial

to the usability of these spaces as well as the usability of

London Road as a walking route.

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 Rims-

dale Street clutter the pavements. This is in some instanc-

es further exacerbated by the fi xing of telephone wires to

lighting columns.

2.1.9 Boundary Treatment

There is a disparity between boundary treatments through-

out the industrial area, which vary between masonry walls,

wire-mesh fencing and palisade security fencing. Notably

some property boundaries benefi t from the introduction of a

bespoke black metal 3 metre high security fence introduced

under previous environmental improvements.

However both the north and south boundaries benefi t from

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 benefi t 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 bound-

ary 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 traffi c 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 detri-

mental effect on tree health and establishment. Therefore

they should now be removed and salvaged for use else-

where 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, acad-

emy, 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 unman-

aged vegetation, albeit with boundary tree planting.

2.1.11 Private Green Space

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 bounda-

ries 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.

2.1.12 Architecture

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 1930s buildings with pleasingly de-

tailed facades, to single storey metal clad units and newly

conceived brick built four storey offi ces. The area includes

a single row of red sandstone tenements with retail units at

ground level on Broad Street.

24 (Lodged applications)

30

Boundary Treatment

Various types of fencing

Crownpoint Road Orr Street

GCC Vehicle Pound - Avenue Street Crownpoint Road Cnr. Broad Street/ David Street

31

Public and Private Green Space

Trees with Tree guards along London Road

Bespoke artwork

Litter

London Road green spaces

Fly tipping Tree guards

32

Surface Materials

Examples of retained and recently installed reclaimed granite setts

Crownpoint Road/ Brook Street

Brook Street

Fordneuk Street

Crownpoint Road/ St Marnock Street

33

Surface materials

Existing streetscape

Fordneuk Street - North Fordneuk Street - South

Fielden StreetCrownpoint Road

London Road Orr Street

34

Public Realm/ Pedestrian Activity

Particularly neglected areas: Barrowfi eld Street, Avenue Street, Brookside Street, eastern part of

Crownpoint Road

Barrowfi eld Street Crownpoint Road

Avenue Street Brookside Street

Avenue StreetBrookside Street

Barrowfi eld Street

36

2.2 Review of Previous Studies

2.2.1 Clyde Gateway Green Network Strategy

The Clyde Gateway Green Network Strategy identifi es as

a strategic objective to create an attractive environment

within which new development will be located, encouraging

investment as houses become more marketable and com-

mercial investors are attracted by a distinctive new urban

character and the ability to recruit locally.

The Clyde Gateway Green Network Strategy has recog-

nized a number of opportunities to introduce greenspace

within existing commercial developments and identifi es a

number of initiatives within Mile End Industrial Area specifi -

cally 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 recom-

mendations contained within The Clyde Gateway Green

Network Strategy include planting street trees along inter-

nal 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 specifi c recommendations

include exposing the culverted Camlachie Burn water-

course as part of wider fl ood attenuation proposals for the

River Clyde and its tributaries. To strengthen the identity

of the light industrial zone, strategic infi ll projects, upgraded

streets and branding signage interventions are proposed.

Further the Gensler report prescribes to strengthen the

Bridgeton Cross Districts identity whilst promoting better

connectivity, environmental improvements are proposed

to Fielden Street and London Road in order to emphasise

their urban importance, historic signifi cance and to exploit

their visual signifi cance. These corridors should also be

subject to building refurbishments, lighting programmes

and where appropriate, traffi c calming measures.

2.2.3 Glasgow Core Path Plan

The Glasgow Core Paths Plan: Final Consultative Draft

identifi es Orr Street, Brook Street and London Road as

existing paths that could become core paths.

2.2.4 Glasgow East End Local Path Network

and Greenspace Strategy

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 (Crown-

point Hub and Bridgeton Hub)

People feel safe to walk because there is enough traffi c

(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 Bridg-

eton only)

Improve local parks (9 Bridgeton only)

Area needs cleaned (8)

More parks needed (6 - Crownpoint only)

Make area safer (6)

Traffi c is bad (5 Bridgeton only)

More play parks or facilities for young people and children

(4)

Crownpoint Road is identifi ed as an important local route,

however it is considered unsafe by many. Recommended

improvements include lighting, signing and security up-

grade/ assessment.

Orr Street and Crownpoint Road require lighting upgrade

and general improvements to the area.

37

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 propos-

als for Mile End. Nine key development opportunities are

prescribed for underused or derelict land parcels within

Mile End.

2.2.5 The East End Local Development Stra-

mmm tegy Changing Places: Changing Lives

Changing Places: Changing Lives East End Local De-

velopment Strategy places Mile End Industrial Area within

the Repair and Reconnection zone.

The study identifi es signifi cant 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 com-

munity and also serves as a hub for the industrial district of

Mile End to the north of Bridgeton Cross.

The report identifi es the signifi cant 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 sur-

rounding the Cross.

The Olympia Building on the corner of Bridgeton Cross has

been identifi ed as a Key Development Site. This listed

building would be included within the proposed designa-

tion of the Bridgeton Cross Conservation Area. Further the

Olympic Street/ Summer Street/ Broad Street/ Orr Street

block has been identifi ed as a key development site within

the Local Development Strategy.

38

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 refl ect these through the introduction

of widenend pavements and avenue trees at regular spac-

ing.

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 con-

fi ned 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 recommenda-

tions contained within the Green Network Strategy.

The DTZ study prescribes a vision as well as concrete de-

velopment proposals within Mile End Industrial Area. Nine

key development opportunities are prescribed for under-

used or derelict land parcels.

Recommendations contained within the Changing Plac-

es: Changing Lives East End Local Development Strate-

gy 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

signifi cant 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 signifi cant 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.

Specifi c proposals include:

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 develop-

ment opportunities within Mile End have been identifi ed

through the preparation of the DTZ Action Plan. The Action

Plan identifi es the key development opportunities in Mile

End and where public realm and environmental improve-

ments should be targeted for maximum benefi t.

39

2.3 Key Issues

2.3.1 Key Issues - General

Key issues have been identifi ed through the site survey,

consultations and the fi ndings of reports previously under-

taken 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 fl y 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 - Specifi c to Mile End

Industrial Area

In contrast to the other three industrial estates Mile End

Industrial Area draws great benefi ts 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 en-

vironmental improvements. These are all existing qualities

on which to build upon.

Other specifi c 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 Barrowfi eld Street, Avenue

Street and Brookfi eld Street;

Location along London Road major arterial road

between City Centre, future Commonwealth

Games Village and National Indoor Arena.

40

Green Space #4

Introduce a small pocket park within small gap site at cor-

ner of Crownpoint Road/ Brook Street into usable formal-

ised (temporary) public green space through the following

environmental improvements:

Tree planting;

Bespoke street furniture (tree grilles, bench

seating, bollards and bins).

2.4.2 Green Links

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 activ-

ity 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.

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 identifi ed 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.

2.4 Environmental Improvements

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.

2.4.1 Green Spaces

Green Space #1

Provide a new public realm/ streetscape proposal fronting

the former Olympic Cinema building on Bridgeton Cross in-

corporating 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 loca-

tion through a combination of the following 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 faade/

temporary installation to project movie classics

onto faade;

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 il-

lustrate 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 water-

course 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:

44

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 fi x, 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


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 rec-

ognise 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. Rein-

state areas of missing setts.

Aesthetic and robust medium 53,800.00

5 Resurface pedestrian area around Olympia Build-

ing at Bridgeton Cross with natural stone paving

integrate design of pedestrian area with recom-

mendations 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

pedestrian activity, create

community atmosphere

around group of Nursery/

NHS buildings

long 62,300.00

Street Furniture

7 Introduce seats and litter bins within existing green

spaces along London Road

Aesthetic short 13,600.00

45


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 bol-

lards 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 activ-

ity 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-

destrian activity, public safety

long 76,800.00

14 Introduce 15 No. white light source wall mounted

luminaries where possible (Broad Street, St. Mar-

nock Street, Fordneuk Street)

User comfort and promote pe-

destrian activity, public safety,

remove clutter

long 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 plant-

ing 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/

Brook Street into usable formalised (temporary)

public green space.

Increase public amenity medium 33,000.00

20A Introduce linear greenspace along Camlachie Burn

when redeveloping adjacent land parcel. De-ca-

nalise burn introduce areas of hardstanding, 1 No.

bridge crossing and bench seating.

Increase public amenity. Al-

low local fl ood attenuation

long 181,400.00

46


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 Builders Merchant car parking

area along Crownpoint Road

- GM Radiator MFG (to replace Leylands

cypress hedge)

- Private car park on Broad Street cnr.

Summer Street (to replace Leylands

cypress hedge)

Aesthetic, environmental medium 13.900,00

Architecture

21 Enter into negotiations with owner of Orr Street 82,

90 (James Watt Motors) regarding advertisement

display on north facade

Aesthetics, community in-

volvement

medium No cost

allowance

22 Enter into negotiations with owners of 76-176

Fordneuk Street to introduce artwork along faade.

Explore opportunity to develop artwork in conjunc-

tion with St. Mungos Academy

Aesthetics medium 7,400.00

23 Amendments to recessed doorways:

set-back 5 No. doors to front of faade in agree-

ment 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 proper-

ties along Crownpoint Road, Rimsdale Road and

Fordneuk Street

Public safety, increase pedes-

trian activity, aesthetics

medium No cost

allowance

25 Illuminate faade of Olympia Cinema Aesthetics, pride, Assist in

attracting new user

medium 14,800.00

26 Free up land parcels for re-development as indi-

cated in plan

Economic growth long No cost

allowance

27 Design and build temporary structure to house

public consultation events, exhibitions to promote

the Clyde Gateway and East End regeneration lo-

cated within green space opposite Bridgeton Cross

Economic growth, public-

ity, raise local awareness of

change

long 548,800.00

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

xx The highlighted box denotes recommendations that for

part of the list of Priority Project as described in chapter 3.4.3.

47

Legend - Recommendations Plan

63

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - BRIDGETON CROSS

Recommendation 5:

Natural stone surfacing around Bridgeton Cross

Recommendation 27:

Temporary Exhibition/ Info Building for Clyde Gateway Area

62

63 63

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - ORR STREET

Recommendation 6:

Central Space on Orr Street

Recommendation 21:

Resolve advertisement signage

on building facade

Recommendation 3:

Widen and resurface footpaths,

introduce street trees where possible

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - SIGNAGE

Recommendations 9, 10:

Directional signage, orientation maps bespoke entrance

signage

64

65

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - STREET FURNITURE

Recommendation 23:

Existing recessed doorways to be amended

Recommendation 15:

Extend use of existing bespoke fencing

Recommendation 7:

Introduction of seating and litter bins

66

MILE END INDUSTRIAL AREA - CONCEPT IMAGES - CAMLACHIE BURN

Recommendation 20A:

Regenerate Calmachie Burn

and create linear green space

66

3 DALMARNOCK BUSINESS VILLAGE

72

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 Regenera-

tion Route. The site is near to the proposed Common-

wealth Games Village, directly adjacent to The National In-

door Sports Arena and will benefi t 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 con-

sidered 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 struc-

tures, 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 re-

quires 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 cohesive-

ness in the estate. Elsewhere palisade security fencing

has also been fi nished in black which helps to promote a

uniformity of boundary treatments within the estate. Out

of the four industrial sites it has benefi ted from an infl ux of

new businesses.

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 busi-

ness, 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/ Moth-

erwell/ 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.

A small number of businesses are within a 4 minute walk-

ing 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 Dal-

marnock 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 Dal-

marnock 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 en-

trances, 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

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 con-

trolled 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 fenc-

ing 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 undefi ned expanse of hardstanding on

Dunn Street which visually and physically detracts when

travelling south along this road corridor.

73

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 Whin-

stone stone kerbs. The use of indigenous natural stone

kerb edging gives a far superior appearance to the con-

crete 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 ar-

eas 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 fea-

tures.

3.1.8 Street Furniture

Trip rails have been deployed to protect areas of amenity

shrub planting and grass areas from unwanted foot traffi c.

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 fi xtures at Celtic Park.

At present there is no seating provision within the industrial

estate to cater for lunch breaks etc. Further there are over-

sized metal barriers along Bernard Street which appear

visually intrusive.

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 selec-

tion. The good work undertaken to date can be built upon

in the future to further unify boundary treatments within the

estate.

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 benefi t 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 appear-

ance 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

shrub beds along a short length of Nuneaton Street

at the frontage of the Calder Millerfi eld 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 contain-

ing Lime trees and evergreen shrubs. In places the cope

course of engineering brick has become dislodged. In ad-

dition to requiring repair, its dated and dilapidated appear-

ance is not befi tting of this major road corridor.

3.1.11 Private Green Space

Overall there is little notable private green space within Dal-

marnock 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 plant-

ing 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 fi n-

ish 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 fi nish. Gener-

ally the buildings within the estates interior are of a smaller

scale, with larger units occupying plots around the estate

perimeter.

Dalmarnock Business Village has some buildings of archi-

tectural merit and longevity including the church building

on Boden Street. However the sandstone to the principal

faade 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 architec-

tural quality, these include Glasgow Taxis, PR Print Design,

and SRS developments.

The clusters of single storey brick-built units with a curved

metal roof within Nuneaton Street Industrial Estate promote

a unifi ed and domestic scale when entering from Dalmar-

nock Road. However these units have been designed with-

out 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 compro-

mised this brick band.

74 (Lodged applications)

80

Character - The good things fi rst:

mature amenity planting, modern architecture, historic St. Francis in the East church building

with vegetation

81


London Road Nuneaton Street

Dunn StreeetBaltic Street/ Dunn Street

Baltic Street

82

BoundaryTreatment

Use of unifi ed black fencing at properties throughout the estate and amenity planting

83

Nuneaton Industrial Estate

Baltic Street/ Dunn Street

Boden Street Nuneaton Street

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

84

Public Green Space

General lack of maintenance, neglect and litter

London Road

Bernard Street

Mordaunt Street

Boden Street

85

Public Green Space

86

Poor quality surfacing examples

Bernard Street

Baltic Street

Boden Street

87

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Go

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Good

Bad

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Ba

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88

Public Realm

Unregulated Parking

Boden Street Boden Street Nuneaton Street

Dunn StreetDunn StreetDunn Street

Boden Street Dunn Street

91

3.2 Review of Previous Studies

3.2.1 Clyde Gateway Green Network Strategy

The Clyde Gateway Green Network Strategy identifi es

as a strategic objective to create an attractive environment

within which new development will be located, encouraging

investment as houses become more marketable and com-

mercial investors are attracted by a distinctive new urban

character and the ability to recruit locally.

The Clyde Gateway Green Network Strategy has also iden-

tifi ed a number of opportunities to introduce green space

within existing commercial developments and identifi es a

number of initiatives within Dalmarnock Business Village

specifi cally in relation to the landscape proposals associat-

ed 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 recom-

mendations include increasing the area of woodland cover-

age 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 Districts identity whilst promoting better

connectivity, environmental improvements are proposed

to . . Dalmarnock Road, Dunn Street . . to emphasise their

urban importance, historic signifi cance and to exploit their

visual signifi cance. These corridors should also be subject

to building refurbishments, lighting programmes and where

appropriate, traffi c calming measures.

3.2.3 Glasgow Core Path Plan

The Glasgow Core Path Plan: Final Consultative Draft

identifi es Mordaunt Street, Baltic Street and London Road

as existing paths that could be core paths.

3.2.4 Glasgow East End Local Path Network

and Greenspace Strategy

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 relev

Clyde Gateway - Industrial Areas Access and Environment Study

Documents