Scottish Sustainable Communities Initiative Speirs Locks Glasgow

Scottish Sustainable
Communities Initiative
Speirs Locks
Glasgow

Contents
01
Executive Summary 4
Executive summary 5
02
Background 6
Strategic Vision 7
Partnership 8
Commitment to sustainability 9
03
Policy Context 10
Policy context 11
04
Engagement 12
A Framework developed through meaningful
stakeholder engagements 13
Engagement Methods 14
Stages of engagment 15
05
The Speirs Locks Masterplan Framework 18
Speirs Locks background 19
Site chacteristics 20
Site constraints 21
Masterplan framework guidelines: Built Form 22
Masterplan framework guidelines: Movement 26
Masterplan framework guidelines: Uses 28
Masterplan framework guidelines: Open Space 30
06
Meeting Regional & Local Housing Requirements 32
How does this proposal contribute to meeting
identified regional or local housing requirements
taking account of the economic opportunity of the
area? 33
07
A Sustainable Location 34
What makes this a sustainable location? 35
08
Standards of Quality and Environmental
Sustainability 38
How does the form and layout of the development
and building design contribute to the highest
standards of quality and sustainability and how will
sustainability be addressed in the long term? 39
Environmental Performance: Passive Design
Principles 40
Sustainability Report 42
09
Delivery 44
How will this proposal be delivered? 45
10
Conclusions 48

01
Executive Summary
Executive summary
This report about the Speirs Locks Masterplan Framework
has been prepared by Glasgow Canal Regeneration
Partnership (GCRP) in response to the request by the
Scottish Government for submissions of innovative
proposals to be part of the Scottish Government’s Scottish
Sustainable Communities Initiative.
The Speirs Locks proposals represent an excellent example
of a Scottish Sustainable Communities Initiative (SSCI)
which will encourage transformational change and serve as
exemplar of the highest quality of development that can be
achieved at the beginning of the 21st Century. Speirs Locks
represents one of the first regeneration and development
priorities of the GCRP.
The Speirs Locks proposals have been devised by the GCRP,
an innovative partnership between Glasgow City Council
and ISIS Waterside Regeneration Limited, supported by
British Waterways Scotland. At the heart of our approach
has been an extensive engagement process, with local
communities and stakeholders involved at each stage of
the development of the plans.
The Speirs Locks Masterplan represents an holistic design
approach to create a sustainable community. The key
facets of the Masterplan, setting it apart from traditional
approaches, are-
• Partnership – the Glasgow Canal Regeneration
Partnership is a joint venture between Glasgow City Council
and ISIS Waterside Regeneration Ltd, supported by British
Waterways Scotland
• Community Engagement - the development of the
masterplan was undertaken in tandem with a progressive
learning sequence, whereby local residents, organisational
stakeholders and other interested parties, could contribute
to the process.
• Sustainability Charter – this Charter outlines
the Partnership’s commitment to creating sustainable
communities through a commitment to people, climate
change and place-making.
• Response to Place – the proposals have been
devised with design and place making ambition from the
outset.
• Location – the Speirs Locks proposals will
regenerate an under-utilised yet fantastic inner-city
opportunity with good public transport connections
adjacent to the Forth & Clyde Canal
CANALSIDE PHOTO
Speirs Locks 2008 Page 5

02
Background
Strategic Vision
The Vision for the Glasgow Canal Partnership is to plan
and deliver transformational regeneration of the Canal
corridor and its hinterland communities, to create over
time:
•
•
•
a series of quality, vibrant places of choice for living,
working and visiting (for leisure and tourism) for a
growing population
diverse and sustainable community neighbourhoods
that provide a balanced range of housing types and
tenure for future households, together with facilities
and access to services, shops and employment
a distinctive, well-loved place that makes full use of
the Canal and its links to the city centre in fulfilling a
unique role in Glasgow’s Vision for the future
The intention is to achieve this through developments that:
•
•
•
•
make optimum use of key nodal sites, such as at
Maryhill Locks /Botany and Port Dundas
incorporate principles of sustainability and aims to
reduce carbon emissions
integrate urban design and positive placemaking with
infrastructure upgrade and enhanced carrying capacity
embrace community and stakeholder involvement
throughout the planning, design and implementation
stages
This Vision was distilled from a key stakeholder
consultation event that the Partnership held in January
2007. The purpose of the event was to combine a sharing
of the current position with a recognition of the challenges
the Partnership faces. This collaborative process enabled
the participating bodies to agree the shared Vision for the
future of the Canal.
Speirs Locks 2008 Page 7

Speirs Locks 2008 Page 8
Partnership
GCRP is a joint venture public / private partnership between
Glasgow City Council and ISIS Waterside Regeneration
supported by British Waterways Scotland. In addition to
this central relationship, the GCRP has developed strong
partnership activities with a range of agencies across north
Glasgow in recent years e.g. Scottish Enterprise, Glasgow
Housing Association and other local housing associations.
The activities of the three main partners are as follows:
ISIS Waterside Regeneration Ltd.
ISIS is the UK’s leading waterside property developer,
specialising in the regeneration of waterside brownfield
sites in urban locations. Launched at the Urban Summit
in the autumn of 2002, with a £100 million initial equity
investment from British Waterways, Muse Developments
and Morley Fund Management’s Igloo Fund, ISIS is now
revitalising more than 170 acres of land in 9 towns and cities
across the UK.
The portfolio builds on the natural strengths of the
country’s waterways and offers well-designed, affordable,
high-quality, aspirational and energy-efficient businesses
and residential space. As a regeneration specialist,
ISIS strives to optimise the commercial value of its
developments whilst remaining dedicated to establishing
or renewing sustainable waterside communities. 50% of
the returns are re-invested by British Waterways into revitalising
Britain’s rivers and canals.
Glasgow City Council
The GCRP Vision very much aligns with the City Council’s
vision of Glasgow flourishing as a modern, multi-cultural,
metropolitan city of opportunity, achievement, culture
and sporting excellence where citizens and businesses
thrive and visitors are always welcome. The future
of the Canal Corridor is being driven by Development
and Regeneration Services, with an overall mission to
focus development and regeneration, and co-ordinate
resources towards City regeneration. The Canal Corridor
is located within Glasgow North, which is listed in City Plan
2 as one of the City’s six Key Regeneration Areas.
The Council wishes to see the Canal Corridor as an
attractive, stimulating and unique place to visit, work and
live in at a City, national and international level capable
of improving the quality of life of Glasgow’s citizens and
enhance the status of the City.
British Waterways Scotland
British Waterways Scotland is the Scottish arm of British
Waterways. It cares for more than 200 miles of Scotland’s
canals and is accountable to the Scottish Government. The
document, ‘Scotland’s Canals - An Asset for the Future’ was
published in November 2002 and recognises the potential
of the inland waterways for delivering widespread social,
economic and environmental improvements, and endorses
British Waterways’ partnership approach to unlocking the
potential of inland waterways.
British Waterways Scotland balances the conservation
of waterway heritage and environment with developing
commercial opportunities which generate new income
to reinvest in the waterways for further sustainable
regeneration and restoration. 50% of ISIS profits are
reinvested directly in BW activities.
Commitment to
sustainability
By 2020, the Glasgow Canal Regeneration Partnership
aims to transform the Canal into a fantastic waterside
environment that will bring benefits to those living and
working in Glasgow, whilst providing special destinations
for visitors to the City.
To ensure that sustainability in its widest sense lies at the
heart of this European scale initiative, the Partnership
has adopted a Sustainable Regeneration Charter which
is founded on the three inter-related themes of People,
Planet and Places. In response to the policies and
principles contained in the Charter, a Project Sustainability
Plan for the entire Canal corridor has been prepared to
guide all the Partnership’s day-to-day activities. This
has been prepared with assistance from Kevin Murray
Associates, SUST, (The Lighthouse on Sustainability),
Halcrow Yolles and JM Architects.
Speirs Locks 2008 Page 9

03
Policy Context
Policy context
The preparation of the Speirs Locks Masterplan Framework
has taken into account the policies and guidance available
nationally and locally.
National Policy Level
At a national level, the ambitions for the sustainable
regeneration of Speirs Locks meet many of the Scottish
Government’s Priorities particularly in relation to our
ambition to regenerate an area to developing a Healthier
community which is Safer, Stronger and Greener. The
GCRP has also made comments in relation to the National
Planning Framework 2 seeking inclusion as a priority
regeneration project contributing to national objectives.
The GCRP approach is also supported by the Scottish
Government ‘Firm Foundations: The Future of Housing
in Scotland’. The Partnership will help to meet targets
on delivery of social, affordable and private housing but
will also exceed current policy requirements in terms of
environmental performance. We also support the call for
exemplary design in new developments sought in ‘Designing
Places’ which is fully underpinned by our Sustainability
Charter.
Glasgow City Plan 2
City Plan 2 identifies policies and opportunities for the
sustainable regeneration of the Glasgow North area,
including the regeneration of the Forth and Clyde Canal
Corridor. It promotes the regeneration of the Canal through
the redevelopment through the Forth and Clyde Canal
Local Development Strategy (LDS). The focus is on creating
attractive and sustainable communities, offering:
•
•
•
•
a range of housing and employment opportunities;
good connections to adjacent areas;
enhanced biodiversity; and
good access to local shopping, greenspace and public
transport services.
Forth & Clyde Canal Local Development Strategy
In order to co-ordinate and channel the emerging
development activity along the Canal corridor, Glasgow City
Council has approved a Local Development Strategy for
the Canal. The LDS for the Forth and Clyde Canal sets out
the context for improving the Canal as a resource and for
ensuring that high standards of development are delivered.
It aims to promote the Canal and adjacent areas as a vibrant
quarter of the City. In key areas of change, the LDS requires
the production of masterplans to provide more detail
regarding the specific development needs of these areas.
The Plan states that the Council will deliver regeneration
along the Forth and Clyde Canal Corridor through the GCRP.
The Canal LDS seeks to ensure that the regeneration of
the Canal Corridor contributes to the economic health of
the surrounding area and overall well being of the City. The
strategy examines the development potential of the Canal
Corridor for mixed uses, to regenerate the southern end of
the Canal and create local job opportunities.
The City Plan states that the Council will continue to work
to deliver the economic development potential of the Canal
Corridor. The Canal LDS incorporates design guidance for
the section of the Canal Corridor between Port Dundas and
Firhill Basin, aimed at ensuring that the form of any new
development integrates with existing areas/the waterway
and enhances the existing environmental quality. This study
informed the development of the Speirs Locks proposals.
Speirs Locks 2008 Page 11

04
Engagement
A Framework developed through meaningful
stakeholder engagements
The SSCI seeks proposals that have been the subject of
discussions with both stakeholders and local communities.
GCRP has embarked upon an extensive engagement
exercise in recent years to ensure that the emerging
proposals have buy-in and involvement in the longer term
by local communities. The Partnership believes that the
approach which we have followed on Speirs Locks is best
practice if not exemplary.
Background and Purpose
A series of earlier proposals had been prepared in 2005
comprising a major development opposite Speirs Wharf and
a tower close to the M8 motorway. Although the latter was
‘called-in’ for a Ministerial determination, these applications
were eventually withdrawn in 2007, due to the lack of
overwhelming support for the proposals, and also the lack
of appropriate consultation during their development. A
fresh approach was embarked upon in 2007, which aimed
to:
•
•
•
Develop proposals strongly rooted in a wider context,
including links to the city centre, and the updated
Council policy context;
Engage residents and other stakeholders in the
process in a creative manner;
Build new relationships, dialogue, aspirations and some
consensus around the regeneration of area.
The GCRP appointed Kevin Murray Associates to facilitate
engagement with key parties in a progressive learning
sequence – whereby participants worked through aspects
of the masterplan process in tandem with the design
team – inputting to and influencing their workIn terms of
4 stakeholder
1
Sept 2007
stakeholder
workshops
Nov 2007
2
stakeholder +
community
event
3 Jan
2008
stakeholder +
community
event
March 2008
+
community event
Design brief refined with community input
Design team selected
Design principles established
development of
masterplan
design
5
final consultation: presentation of
preferred masterplan - June 2008
Speirs Locks 2008 Page 13

Speirs Locks 2008 Page 14
Engagement Methods
increasing public awareness of our activities, letters were
sent to known residents and stakeholder parties sent out to
an ever growing database. In addition, posters/flyers were
disseminated to the local area in advance of each stage
and information was communicated to local Community
Councils and Speirs Wharf Residents Group.
The events were planned and held in evenings nearby
to Speirs Wharf – to enable attendance and during the
daytime, for officer and organisational stakeholders, again
to optimise attendance.
In addition to some innovative means of engagement with
schools using local artists, most of the sessions involved
workshop style approaches to enable close scrutiny of
plans, photos, ideas, options etc. These sessions were
accompanied by plenary discussions. Site visits and canal
trips also featured as part of the shared appreciation of the
area.
Stakeholder Engagement – Developing Relations with
Stakeholders
SUST at the Lighthouse were involved in preparing the
initial design brief, design competition and selection
process. GCRP continue to work with SUST on a regular
basis e.g. in the production and monitoring of both the
Partnership Sustainability Charter and individual project
sustainability plans. The project team have also presented
on several occasions to Architecture & Design Scotland and
Historic Scotland both of whom have endorsed the process
followed to date.
POST IT NOTES IMAGE
Stages of engagment
Stage 1: September 2007
On behalf of the Partnership, Impact Arts carried out a
programme of schools and youth group engagement, which
revealed that local children either did not know there was
a canal nearby or that they thought the canal was privately
owned. This highlighted the scale of the task facing the
partnership in trying to change the area for the better. A
residents-oriented session was also held on the evening
of 13 September 2007 in Woodside Community Hall to
explain the process, and to draw out issues and aspirations
to be fed into the masterplan design brief, before any
appointment was made.
1 PHOTO
Stage 2: November 2007
A well-attended ‘open’ community and stakeholder session
was held at Scottish Opera on the evening of 12 November
2007, as part of a two stage selection process for a
masterplanner. Following presentations by each of the
short-listed design teams a decision was taken by the
Canal Partnership Steering Group to select the MAKE
design consortium in recognition of their experience
and commitment to collaborative working and their
proposal for changing the area incrementally rather than
comprehensively.
2 PHOTO
Stage 3: January 2008
Once appointed, Make architects and their colleagues
quickly met with local stakeholders, at an evening session
at Scottish Opera on 23 January which established a set of
design to develop a series of design approaches toward
the site centred around Placemaking, Connection and
Environment.
3 PHOTO
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Speirs Locks 2008 Page 16
Stage 4: March 2008
On March 23 a four- part intensive ‘design day’ was held
to explore different design approaches involving a
morning stakeholder session, a walkabout study visit in
the afternoon, an evening drop-in , especially for local
businesses and an open evening workshop at Scottish
Opera for the wider community. This day focused on
different approaches to development – headlined as
Courtyards, Fingers and Terraces - and some of the
implications and trade-offs involved. On balance, there was
a preference emerging for the components of Approach 3:
Terraces.
4A PHOTO
Session 4B: April 2008
Because some local people – especially residents from
Speirs Wharf – were unable to attend Session 4 – an
additional session on the development approaches was
held in Café Ocho on 17 April 2008. There was support for
doing things to make the area more attractive, safe and
convivial to live, such as the Landscape Link, and also some
support for the process. However, there was also concern
expressed about development opposite Speirs Wharf, the
impact on the setting of and views from the listed building.
Information from both of these sessions was fed into the
design process.
4B PHOTO
Stage 5: June 2008
On Thursday 19th June 2008, two workshops (morning
and evening) and a lunch-time boat trip along the canal
were held as part of the Speirs Locks Masterplan Final
Consultation Day. These events formed the final stage with
presentations on the emerging ‘preferred’ framework.
There was considerable support expressed at the
Stakeholder session for the approach, aspiration and
ambition. There was a keenness to engage further with
local people, especially younger ones, in a process of
community capacity building and cultural development.
The evening session did still raise some concerns from
residents about the height of development opposite
Speirs Wharf although the principle of change was
accepted and the openness and thoroughness of the
engagement process was endorsed.
CONSULTATION PHOTO
Speirs Locks 2008 Page 17

05
The Speirs Locks
Masterplan Framework
Speirs Locks background
The Speirs Locks masterplan site
(approx. 14 hectares) is located to
the north of Glasgow’s city centre,
adjacent to the Glasgow Branch of
the Forth and Clyde Canal. The site is
in close physical proximity to the city
centre; George Square is within 1 mile
of the site and it is possible to walk
there in less than 30 minutes. However,
the perceived distance of this area
is restricted by the poor connection
under the M8 motorway which bisects
the site from Cowcaddens.
The canalside setting is dominated
by the renovated, listed Speirs
Wharf warehouse to the east of the
site, creating an attractive urban
environment. Garscube Road bounds
the site to the western edge. Industrial
warehouses fronting this busy
thoroughfare do little to activate the
hostile environment of this street
with poor connection to the Woodside
community opposite.
Speirs Wharf sets the local precedent
for successful canalside regeneration;
it places the canal at the heart of the
community creating a unique urban
environment with a distinct sense of
place and identity. However, despite
being converted in the late 1980s,
there remains a significant lack of
awareness of the canal in the city.
Reconnecting
city centre
Speirs Locks 2008 Page 19

Speirs Locks 2008 Page 20
Site chacteristics
Connections to the site
Located on the fringe of the city centre, connection to the
Speirs Locks study area is limited and restricted by the M8.
Direct access to the site from the city centre is via
Garscube Road, under the elevated carriageway of the
motorway. Limited access is provided to the canalside from
steep steps and pathways, whilst road access to Speirs
Wharf is via Craighall Road. Although access is far from
ideal, the site is well served by a local bus corridor and is in
close proximity to Cowcaddens Underground.
Utilities
The site is a key route for services utilities i.e. gas mains,
water mains, drainage networks, Low Voltage & High
Voltage electricity cables and communication lines. The
main routes for these utilities are underneath Garscube
Road and Craighall Road; however there are areas where
cables and pipe work are distributed throughout the site.
emerging arts and
cultural identity
potential to build on
this; encouraging other
organisations to the area
no relationship to canal
a strong canal
identity
attractive waterside
location
rich historical legacy
divorced from the
city
limited activity on
waterspace
great views across
Glasgow
steep level changes
across the site
exposed to prevailing
wind and noise from the
M8
Local Heritage
The canal network provides a rich historical legacy and is
protected as an Scheduled Ancient Monument. Addressing
the site is Speirs Wharf, originally constructed in the 1850s
as grain mills and stores. The Category B listed building was
converted into offices, small business units and flats in the
early 1990s. Little remains of the former canalside
buildings and much of the site has been cleared. Light
industrial business units and storage facilities are located
within the development area. Although many of the
businesses are successful, the shed structures do little to
activate Garscube Road and have no relationship to the
canal.
successful light
industrial businesses
making use of low land
values
no activation to the
street
part of the broader
canal regeneration
inking with local
improvement
strategies
Open Space
Public open space in the vicinity of the masterplan area
other than streets is primarily concentrated on; the Forth
and Clyde Canal and towpath, the ‘landscape link’ providing
access to the canal towpath from Garscube Road and an
area of open space in Woodside which was created by the
demolition required for construction of the M8 motorway.
Whilst each area has is own identity and character, there
are several common characteristics. Most of the public
open space above has little or no relationship to adjacent
buildings. This lack of enclosure and overlooking can create
perceptions of remoteness and lack of safety.
strong chinese
community presence
potential to enrich the
development
no relationship to
canal
within short walking
distance of the city
centre
close proximity to public
transport
the barrier of the
motorway
distinct character of the
local communities
lack of local amenities
and a high street
Site constraints
The Speirs Locks site contains a number of physical
constraints that will impact on the built form of the
masterplan; an overview of which is below:
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•
•
•
M8 - physically and visually disconnecting the site from
the city
garscube road - a 4-lane distributary road in and out of
Glasgow that forms a barrier to neighbouring
communities
major utility lines - poses certain limitations on
development within the south of the site
scottish opera - the site boundary occupies a
significant central portion of the site.
pylons and overhead lines - residential development is
currently restricted to 30m either side
scheduling of the canal - development is only permitted
behind the scheduled retaining wall.
Some of these constraints also pose fantastic
opportunities for the site, such as historic asset of the
canal and listed Speirs Wharf building and the cultural
opportunity that Scottish Opera presents.
pylons
scottish opera shed
Pylons and
overhead lines
Travellers
site
Existing land
ownerships
Speirs Wharf
M8 Garscube Road
scheduled status of canal wall
The canal as scheduled monument
Scottish Opera
Garscube Road
travellers peoples site
M8
Major utility lines
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Speirs Locks 2008 Page 22
Masterplan framework
guidelines: Built Form
Concept
The masterplan design introduces green roofed terraces
of development which sweep across the length of the site,
orientated to maximise daylight and sunlight penetration
to private and public spaces between buildings. Building
heights are generally restricted to towpath level to
maximise views across the site to the City skyline from the
canalside. Rising above the terraces are higher elements
signalling the site on the City skyline, reminiscent of ship
masts that once moored alongside the canal. This in turn
will help to create a distinctive and unique skyline; an
aspect which there was strong desire for from both the
community and stakeholders.
Massing and views
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•
•
The massing of development must be carefully
considered to respect the identified views cones to
Speirs Wharf; from the city, from the M8, from further
north along the canal towpath and from within the site.
The massing of development must be carefully
considered to respect view cones out to the identified
prominent landmarks on the city skyline visible from
the canal towpath.
Parts of the site that fall under the identified views
cones form an area of ‘low development’. Consideration
should be given so that massing within this area does
not rise above the level of the towpath
•
•
Parts of the site that fall outwith the identified view
cones form an area of ‘high development’. The placing
of taller ‘point blocks’ should only be positioned within
this area.
The proposed massing should take into account the
impact of taller development on views of the Speirs
Wharf listed building so that framed views to large
parts of the building are maintained.
Garnethill
Lansdowne Parish Church
St. Mary’s Episcopal Cathedral
City Centre
Park Circus
West End
Glasgow University
Glasgow Tower
Illustrative Heights
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•
The built form of the masterplan should create a rich
and varied skyline that accommodates a range of
forms, typologies and scale. The following guidance
should be considered in arriving at detailed design
proposals:
Adjacent to the motorway, height must be sufficient
to reduce the visual and physical noise impact of
the motorway on the Speirs Locks area, acting as a
buffer to the Landscape Link and associated buildings
positioned along the northern edge of this urban park.
a rich and varied skyline
12 storeys
10 storeys
9 storeys
8 storeys
7 storeys
6 storeys
5 storeys
4 storeys
3 storeys
2 storeys
1 storey
•
•
•
At the bottom of the Landscape Link, height must
be significant to mark the gateway point of the
development and should ideally be taller than the
motorway to be clearly visible from the city centre.
Along the key routes up to the canal, the taller blocks
of development should be positioned at either end of
these routes to become points of orientation and also
at points along a rich and varied skyline these routes to
reinforce the street hierarchy.
At the canalside, a combination of tall point blocks
and 2 to 3 storey terraces should be positioned
opposite Speirs Wharf to create a distinctive canalside
development. Building heights should provide a
•
•
•
sufficient degree of enclosure without significantly
compromising key views into and out of the site.
At the top of the Landscape Link, this site must create
a focal point at the basin and mark the arrival point at
the canal from the city. Consideration should be given
to this as the highest point in the development.
At Dundas Basin, the prominence of the basin should be
taken into account and consideration should be given
to creating a marker for the development on this site.
Along Garscube Road, heights must be of at least 4
storeys to form a strong line of built development,
that creates a traditional Glasgow street frontage and
rebuilds the important role of this road.
Speirs Locks 2008 Page 23

Speirs Locks 2008 Page 24
The Speirs
Lock
Masterplan
Green roofs over terraces of
development restricted to height of
towpath level to maximise views over
Home zone areas
running North - South
Mixed use buildings to Garscube Road
with local amenities at street level.
Industrial units and commercial space
Studio space providing active
frontage to street
A two storey plinth of mixed use
accommodation along the canal
towpath
Temporary structure on the canal
towpath
New bridge connection at the end of
Farnell Street
Cultural centre at the canal knuckle
Views and links between gaps in the
buildings
North to South orientated blocks to
maximise daylight and sunlight
penetration
Scottish Opera with extended
facilities and public frontage
Higher rise development at signalling
the site on the city skyline
Existing street patterns adjusted to
form new links and emphasise routes
to the canal
Lower rise ends enclosing private
amenity space
A landmark tower at the canal basin
Listed former bank retained
A prominent corner to welcome and
celebrate the gateway to the site
Prominent canal side commercial space
An urban link up to the canal from the
underpass
Built development against the motorway
shielding the development from noise
and air pollution
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Speirs Locks 2008 Page 26
Masterplan framework
guidelines: Movement
Street hierarchy
The proposed street layout is broadly in keeping with the
existing street pattern. It aims to significantly improve
access up to the canal and create safe and attractive
opportunities for movement in and around the Speirs Locks
area. The layout establishes a hierarchy of routes where the
highest priority is given to the streets that run east- west up
the slope of the site leading to the canal. Transition points
then terminate these routes to allow pedestrians access
to the towpath via a series of public steps and ramps. The
north -south streets run between the primary routes and
have been given pedestrian priority to create a tranquil
environment for families and residents. Smaller pedestrian
only streets permeate between the blocks allowing for a
finer grain of movement within the site. A ‘green route’ for
pedestrians and cyclists connects the city centre to the
canal in the form of the Landscape Link. This in turn leads
directly to the canal towpath, itself a pedestrian and cycle
route, giving access to the wider canal network.
Existing built form - lack of definition
Overall the street network must:
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physically reconnect the canal with Garscube Road, the
Round Toll and the City Centre.
have the ability to enhance the future east-west
linkages across the site
link St. George’s Cross, Woodside communities, and
Port Dundas with the Speirs Locks area.
be future-proofed to allow greater physical
connections between the Speirs Locks area and the
city Centre
key vehicular and pedestrian routes up
to the canal
pedestrian access transition points to
the towpath
pedestrian priority streets
pedestrian only streets
Pedestrian and cycle
green routes from city
Proposed built form - reinforcing street hiearchy
Pedestrian and cycle
‘green’ routes along canal
vehicle access
Rodney Street
Farnell Farnell Farnell Street Street Street
Sawmillfield Sawmillfield Sawmillfield Sawmillfield Sawmillfield Sawmillfield Street Street Street Street Street Street
Edington Edington Street Street
Corn Corn Corn Corn Street Street Street Street
Civic Civic Civic Civic Civic Civic Street Street Street Street Street Street
Accessibility
The topography of the site poses certain challenges in
creating a truly accessible environment for all to experience
from the city centre to the canal. At present there are only
two publicly accessible routes up to the canal within the
site; neither of which are DDA compliant. Although the
topography is such that it will not be possible to make every
route up to the canal fully accessible the masterplan must:
•
•
•
•
Landscape Link
provide the best level of accessibility for as many
people as possible given the constraints of the physical
environment.
establish a network of streets that completely opens
up the site to the canal, both physically and visually
create new pedestrian routes up to the towpath that
encourages visitors and residents to enjoy the city’s
unique asset of the canal .
contain a a variety of of routes that that where the topography
allows, are accessible for all.
accessibility consultation
Speirs Locks 2008 Page 27

Speirs Locks 2008 Page 28
Masterplan framework
guidelines: Uses
A mixed use masterplan
The proximity of the site to the city centre together with its
elevated position along side the canal gives it the potential
to accommodate a variety of residential, commercial,
leisure, cultural and canal uses, where families, businesses,
services and communities can flourish. To create a truly
mixed use masterplan with a unique and vibrant atmosphere
consideration must be given to:
•
•
•
the design of building footprints to allow for a vertical
mix of uses.
the flexibility of floorplates to allow for the possibility
of change of use over time.
accommodating where possible the existing uses within
the Garscube Industrial Estate within the proposals.
Garscube Road
commercial at
ground level
flats overlooking
communal gardens
family housing
duplex units
Illustrative active ground floor
The intention of the Partnership is to ensure there is a
mix of uses capable of supporting interest and activity at
ground floor, particularly around key routes and spaces.
Consideration should therefore be given to the following
guidelines:
•
•
live/work units
activating the street
provision of commercial uses at ground level along
Garscube Road to encourage activity along the street
and to form a traditional Glasgow street frontage.
placing of retail on the corners of blocks along
Garscube Road and on the corners of blocks along the
east / west streets leading to the canal to reinforce
the hierarchy of these key public routes and to provide
a range of local amenities for the residents within the
masterplan area.
occupied roof
terraces
traditional
town houses
communal
garden space
offices
15m deep flexible floor
plates accommodate
both commercial
and residential while
still allowing natural
ventilation
•
•
•
•
•
provision of a mix of public and private uses along the
canal-side at ground floor to create a rich and varied
experience along the towpath.
provision of commercial and live/work at the base of
the residential point blocks along the towpath.
provision of cultural uses along the towpath including a
public building associated with Scottish Opera.
marking the arrival point of the development at the
bottom of the landscape link with a public use such as a
cafe/restaurant to animate the city gateway.
celebrating the arrival at the canal lock, at the top of
the Landscape Link with a public use at the base of
the prominent building, such as a public visitor centre,
reinforcing this as a key canalside destination and
creating a sense of arrival.
flexible canal-side units studios,
commercial or townhouses
temporary structures
cafes, studios
Speirs Wharf
Upper floor plan
Consideration must be given to provision of :
• a mix of public, commercial, community and hotel uses
along the Landscape Link route
• a mix of residential typologies within the central area
of the site
• a mix of cultural and commercial uses along Farnell
Street to reinforce this key public route
• a mix of commercial and cultural uses to the north east
to establish this site as a future cultural hub
Residential mix
The masterplan must deliver a range of housing typologies
to encourage people of all ages to work and live in the
area; helping to build a diverse and sustainable community
neighbourhood
•
Along the canalside a range of town housing, flats and
live work units should be accommodated to provide
a layer of activity to the waterspace beyond the
operating hours of commercial units.
Cultural
Scottish Opera have been operating within the centre
of the site for over ten years. Within this lottery funded
shed, all sorts of creative activities go on, from orchestra
rehearsals
and set-making, to costume design and community
workshops. Having already outgrown their purpose
built facilities Scottish Opera are looking to expand and
open out these activities to the public. The development
proposals must consider:
•
•
•
•
building on this opportunity and seek innovative
ways to integrate this established arts organisation
into the heart of the masterplan. making use of the
dramatic change in level to the rear of the shed to
accommodate much needed black box rehearsal
space
accomodating two wings of development on each
side of the existing shed to house studio and office
space
positioning a new frontage to connect the existing
shed and the new buildings along Edington Street to
redefine it as a vibrant creative street.
proposing a public building that projects out onto the
towpath, providing Scottish Opera with a public face
to the canal situated within a proposed public space
where open air performances and recitals could take
place.
Parking
The Partnership intends to be an exemplar in reducing
carbon emissions caused by private cars. For this reason,
the following best practice techniques must be considered
and explored further in preparing detailed proposals for any
individual development parcel:
• shared parking programmes for a mix of uses
• car free residential uses
• support for car clubs
• home zone style streetscape
• measures to promote cycling and walking
• personalised travel planning
Full details are provided in the ‘Achieving a Sustainable
Travel Mode Share’ report by Colin Buchanan that
accompanies the masterplan. Any parking that must be
provided should follow these guidelines:
•
•
•
Development proposals must make use of the steeply
sloping site to conceal the necessary car parking
facilities within the slope, whilst creating active
frontages along the streets.
Access arrangements must be considered across the
length of the site to accommodate and facilitate a
variety of different users, whilst taking into account
level restrictions set by major utility routes.
Inclusion of visitor parking here possible for visitors to
the canal.
Speirs Locks 2008 Page 29

Speirs Locks 2008 Page 30
Masterplan framework
guidelines: Open Space
Landscape Link
The landscape link is a new urban park at the start of the
development area. It forms the most direct route up to
the canal from the city centre and has the potential to act
as a catalyst for regenerating the area by encouraging
more people to use the canal. It is vital for the success of
the masterplan that this experience is as accessible as
possible.
ment title 2008 Page 48
Canalside
The initial concept was that the canalside public realm
could become the highlight of a newly conceived linear park,
a ‘balcony for the city’ and through an interaction of unique
canalside identity and adjacent new and existing built form
could become a hub for a new city quarter where people
would live, work and visit.
Streets
The proposed street network is broadly in line with the
existing street pattern and is designed to order what is
a steeply sloping site. The longest streets run along the
contours and the shorter streets facilitate movement up
the contours. The materials proposed for streets should
reflect the use of the spaces where a more conventional
relationship between pedestrians and vehicles exists.
Shared surface solutions or ‘home zones’ are proposed for the long streets such as Edington Street which run along the contours. This solution is intended to differentiate
these streets as residential zones making them safer places for families and improve the quality of life of the residents. The majority of exits from the adjacent building open
onto these spaces. The priority here will be clearly pedestrian rather than vehicular and the intention is to make them safe by design through radically reducing the average
speed of the vehicles that use them. This will be achieved primarily through material choice and spatial arrangement, where conventional road devices such as kerbs are
dispensed with. These aspects will communicate clearly to drivers that this is not a conventional road. These streets can then become real places for children to play and
people to use and enjoy. In the case of Edington Street the current practice of using the street as a temporary parking space for large delivery vehicles will obviously have to
cese.
Edington Street as existing Example of shared surface in Bordeaux
Speirs Lock
Shared Surface
Shared surface solutions of ‘home-zones’ are proposed for
the long north south streets such as Edington Street which
run along the contours and are intended to differentiate
these streets as residential zones making them safer places
for families and improve the quality of life of the residents.
Courtyards
Development proposals must consider the provision of:
Typical • a Section range of thro’ private Shared amenity Surface space within the internal
courtyard space of each block.
• overlooked communal gardens for residents situated
within the centre of the courtyard.
• private back gardens which connect to the residential
units around the perimeter of the courtyards
• pedestrian routes through the courtyards, connecting
to the outer streets and to the sub-basement parking,
creating a truly permeable amenity space that
encourages neighbourhood interaction and a sense of
community.
Roofscape
The green roof strategy stems from the original design
concept of creating a ‘green lawn’ in front of Speirs
Wharf and aims to maximise the potential of the
development roofscape as amenity space. Development
proposals must consider:
•
•
the inclusion of a variety of planted roofs,
communal terraces and private terraces on the
proposed buildings roofs.
the illumination of this varied ‘green’ roofscape
as part of a wider lighting strategy for the area,
creating a distinctive skyline at night.
Temporary structures
A strategy for “growing the place” is proposed to develop
the area over time and to establish a rolling process
of development which would be instigated as the area
becomes more recognised; built upon the growing assets of
the site.
Consideration should be given to:
•
•
focussing limited initial investment on high profile,
entrepreneurial design initiatives such as the M8
underpass and temporary structures on and around the
canal
forming a creative, arts led community from such
initiatives that enhances the character and identity of
the area, its profile and connections
Public Art
Opportunities for integrating art within the proposals
should be considered with reference to ‘The Phoenix’ -an
Arts Strategy for Speirs Locks prepared by KOAN 3. This
strategy sets out a process by which collaboration with the
community will be central to delivering high quality public
art. It also includes inspiring ideas and themes for these
projects to help guide delivery.
Parking zone to alternate across street 4 - 6m wide shared surface 5m wide clear pedestrian zone
Speirs Locks 2008 Page 31

06
Meeting Regional &
Local Housing
Requirements
How does this proposal contribute to meeting identified regional or local
housing requirements taking account of the economic opportunity of the
area?
The proposals contribute to identified housing needs in the
area, as they are based on the development plan strategy.
The City Plan Development Strategy seeks to :-
• Advance social renewal by providing for the City’s
varied housing needs, for the maintenance, protection and
enhancement of residential amenity and for easy access to
services, local and otherwise, for all residents regardless of
life circumstances:
• Promote sustainability through the development
of attractive and highly accessible mixed use city
neighbourhoods where the services, facilities and
greenspaces desired by residents can be easily accessed
by foot, bicycle or public transport, and which are designed
and constructed to be energy efficient and to enhance
biodiversity; and
• Improve residents’ health by providing for local
access to facilities, including greenspace, cultural and
sporting facilities, helping to cut traffic-related pollution
and providing for increased walking and cycling.
The strategic aim for PEOPLE is the creation of successful,
sustainable and attractive places which offer a choice of
residential environments and provide for all sectors of the
housing market, helping to stabilise Glasgow’s population
level and retain and attract families.
GCRP have been in discussions with both Glasgow Housing
Association and Queens Cross Housing Association about
the proposals for the area which we see as accommodating
both private and social housing.
The Partnership is currently undertaking a study of the Port
Dundas area (within which the Speirs Locks proposals sits)
to examine the existing industrial and business activities in
the area and how the area could in future provide further
economic growth and diversity.
Part of the Masterplan area is covered with Industry &
Business Policy Principle. Since ourt ambition is to grow the
place as a working location rather than move businesses
out, the net business floorspace proposed in the Spiers
Locks Masterplan Framework would represent a significant
increase in the number of jobs the area provides for the city
than at present. The design solution also provides a flexible
building typology which will allow businesses to remain in
the area.
footway
4 lane carriage-way footway grass bank
3m 12m
3.8m 1.5m
Garscube Road today
The Masterplan Framework is based on developing vacant
sites alongside the canal for mixed-use (housing and
commercial uses) and assisting the gradual change of
an adjoining low-rise industrial estate into a place with
more intense and diverse uses including residential and
commercial. The framework aims to create a cultural and
creative hub around existing uses like Scottish Opera.
footway
car parking,
cycles,
lighting,
seating,
signage
2 lane
carriage-way
car
parking,
bus stop,
drop off
lighting,
planting,
furniture,
cycles,
bus shelter,
signage
footway
3m 3m
6m
3m 2.5m 3m
Garscube Road 2020
commercial
units
Speirs Locks 2008 Page 33

07
A Sustainable Location
What makes this a sustainable
location?
Proximity to the City Centre
The Speirs Locks area is located
only a mile from George Square,
separated from the City Centre by
the M8 Motorway. This means that
the full range of City Centre services
and facilities, including workplaces,
shops and leisure, are capable of being
accessed on foot.
Proximity to Public Transport Routes
The majority of the site already
benefits from being within high
accessibility to public transport
(Glasgow City Plan). The location
is well-served by the Garscube Rd
Quality Bus Corridor and is located
close to the Glasgow Subway
(Cowcaddens Station). The site is also
connected to the towpath and other
long distance cycle routes.
COWCADDENS
TUBE
city centre
Proximity to Forth & Clyde Canal
The sustainability of the Speirs Locks
location is enhanced by its proximity
to the Forth & Clyde Canal, which
makes the area uniquely attractive as
a setting for new development and in
environmental terms.
Health and Well-Being
The site sits within one of the worst
wards in Scotland in terms of multiple
deprivation statistics, particularly in
relation to health. The Canal provides
opportunities for leisure, walking
and cycling, thereby contributing
to the health and well-being aspect
of sustainability. The Speirs Locks
location has been chosen for an active
outdoor water fun-day this September
including Dragon Boat Racing, Canoe
Polo and Sailing.
CARROT GIRL
Speirs Locks 2008 Page 35

Speirs Locks 2008 Page 36
Recycling of long-term vacant land and buildings
Extensive acres of vacant and derelict land have been
identified in the vicinity of the Canal, following the
decline of traditional industries and the closure of old
factories. This has left a legacy of poor ground conditions
and contamination, which are being addressed by the
Partnership with assistance from Scottish Government
Vacant & Derelict Land funding. Much of the land at Speirs
Locks has already been developed upon twice since the
industrial age and indeed used to be developed at a far
greater density than at present.
AREIAL VIEW CROP
Cultural Quarter
The presence of creative industries in the area – Scottish
Opera and Glasgow Academy of Musical Theatre Arts –
provides an opportunity to develop interesting uses in
conjunction with housing and commercial development.
The Partnership is currently refurbishing an existing
industrial building in the area to house the National Theatre
for Scotland who came to ISIS through Scottish Opera as
part of the engagement process.
SCOTTISH OPERA
Ecology
The Canal corridor provides a key landscape and wildlife
corridor that interfaces with the urban fabric and adjacent
greenspaces. It is recognised as a Corridor of Wildlife and
Landscape Importance in the City Plan and is important in
attracting wildlife to adjacent parks, wildlife sites, green
spaces and gardens.
TOWPATH CLOSE
UP
SCOTISH OPERA
TERRACE VIEW
Speirs Locks 2008 Page 37

08
Standards of Quality
and Environmental
Sustainability
How does the form and layout of the development and building design
contribute to the highest standards of quality and sustainability and how
will sustainability be addressed in the long term?
Design Principles
The design principles provide a design framework which
sets quality standards and gives design coherence to the
regeneration of Speirs Locks as it is developed over time
whilst allowing an appropriate degree of variety, flexibility
and innovation which will enhance the creation of a vibrant
place.There are four key principles:-
1 Defining routes
Reinforcing the exisitng routes up to the canal and establishing
the desire line of movement from the city up to the
towpath through the green link.
2 Topography and orientation
Working with the slope of the site, placing development
along the countours while orientating development to
maximise daylight and sunlight
3 North / south blocks
Positioning green fingers of development in a north-south
orientation to provide sheltered private amenity between
the blocks
4 Grass roofs and point blocks
Terminating the terraces are elements of taller
development that animate the skyline and are positioned
to respect key views to an from the Speirs Wharf building.
1
2
3
4
Speirs Locks 2008 Page 39

Speirs Locks 2008 Page 40
Environmental Performance:
Passive Design Principles
A range of passive design principles have been embedded
into the masterplan design. Proposals for the site should:
•
•
•
•
•
•
promote the utilisation of natural daylight as
the primary means of illuminating the internal
environments contained within the development.
promote natural ventilation as the primary means of
ventilating the internal environments contained within
the development.
promote green roofs as a highly visual sustainable
measure within the masterplan that attenuates
rainwater run off and reduces the volume of water
required to be treated at a later point therefore
conserving energy.
promote a Sustainable Urban Drainage System
(SUDS) to reduce the quantity of water reaching the
conventional drainage system.
be orientated to shelter the development from high
southern solar heat gains. The north-south orientation
of the blocks helps to reduce cooling loads particularly
for the non-domestic sector of the masterplan.
have blocks that are predominantly orientated
north to south to connect these buildings with the
external environment; this will result in long eastern
facing facades which will receive direct sunlight
when dwellings are occupied in the morning and long
western facades which will receive direct sunlight in the
evening, again when dwellings are occupied.
•
•
•
•
•
•
incorporate solar shading devices to counteract solar
heat gains, where facades are exposed to the southern
sun
create a suitable microclimate that allows natural
light into the internal and external spaces between
the proposed buildings. It must also be designed and
orientated at canalside in such a way as to allow the sun
into key canal-side spaces and the waterspace itself
contribute to attenuating the wind over a large portion
of the site particularly to the tow-path and canal area
thus creating a calmer environment for residents and
pedestrians, given that the site is particularly exposed
to wind.
reduce noise transmittance onto the site from the
M8 by positioning built development to absorb noise
generated by the associated traffic.
provide specific focal points within the layout that will
encourage community interaction; a fundamental for
social sustainability.
promote the use of the public bus services along
Garscube Road and Craighall Road and provide strong
pedestrian and cycle links to Cowcaddens underground
therefore connecting Speirs Locks to the city centre
and providing a sustainable means of travel which
deviates from resource depleting private car usage.
Speirs Locks: Sustainability Project Plan
The GCRP is commited to sustainable regeneration and
in order to manage this, the Partnership devised a Project
Sustainability Plan for the Speirs Locks Project in line with
the Partnership’s Sustainability Charter. In summary, the
Speirs Locks PSP sets out an ambition (which is checked
throughout the course of the project) to address the
following:
People: Regeneration
The project concerns much more than bricks and mortar.
Any future proposals must therefore contribute to the
lifeblood of the area and help strengthen and integrate
existing communities. Measures adopted must build upon
the engagement and community building already being
carried out by the Partnership, which include open public
events to discuss proposals through to dragon boat racing
on the canal.
•
•
•
•
•
Exemplar stakeholder and community engagement
process proposed through innovative techniques
involving arts and local youth groups / schools.
Good public transport links – within 5 mins walk of tube
station and bus corridor. 10 mins walk to city centre.
Glasgow Canal Regeneration is identified as a priority
regeneration project by the Scottish Executive and
one of the three most important regeneration projects
within the city by Glasgow City Council.
Opportunity to integrate existing communities and
businesses into a canal quarter with mixed-use and
busy streets. Scope to build upon existing businesses
in the area and nurture local entrepreneurs.
Key strategic location on canal. Development required
to bring life and secure mooring areas back to this part
of the canal. Ideal venue for waterway based activities,
events and festivals.
Planet: Environmental Performance
The Partnership is keen to ensure that any future proposals
demonstrate that more environmentally friendly forms of
development have been explored fully, so that Speirs Locks
is future proofed, against higher energy costs, for example.
Synergy with the adjoining sites and ambition to link in with
proposed district-wide community owned CHP. Car club –
first to be invited onto GCC car club scheme.
Place : Urban Design
Through the Masterplan, the Partnership has made an early
and significant investment in placemaking to try and create
an exciting new neighbourhood. Once approved by GCC, any
future proposals must respect this Masterplan Framework
and be of the highest quality in terms of architecture
and public realm.Designer Selection process supported
by GCC Design Champion and The Lighthouse Centre for
Architecture and Design. Stakeholders and community
will also get the chance to help select a designer for the
area. Design Framework completed before masterplan
to help guide proposals for the area. Third party review
of proposals and process undertaken. Future design
competitions for individual phases / buildings.
Enhancement of existing areas of public realm connecting
site with the city centre, have already been undertaken by
the Partnership with further commitment in place.
Speirs Locks 2008 Page 41

Speirs Locks 2008 Page 42
Sustainability Report
The Speirs Locks Masterplan has been based on a detailed
Sustainability Report prepared by consultants, Whitby Bird,
based on the Partnership’s Sustainability Charter and the
particular issues arising from the specific location.
Low Carbon Energy Technologies
The four low carbon energy technologies that have been
looked at are water source heat pumps (WSHP), combined
heat and power (CHP), solar power and wind turbines. These
were all discussed because the natural resources at Speirs
Locks site can be exploited by these technologies.
The canal provides the opportunity to use high efficiency
WSHP systems to provide heating and cooling to the
buildings for space heating. Since the development is
intended for mix use; energy profiles shall augment the
contribution which a system such as CHP can have. The CHP
system will provide electricity to the development with the
waste heat being recovered for space or water heating.
Certain buildings would benefit from on-site electrical
energy production, mainly the non-domestic buildings.
There is limited roof space to incorporate photovoltaic cells
onto due to the green roof strategy however, the Scottish
Opera building provides a large area where PV arrays can be
located.
Environmental Performance
The Partnership will encourage and promote proposals
that meet and exceed the following standards in terms of
environmental performance, (these will be reviewed on an
ongoing basis to ensure that proposals meet the then ‘good
or best practice’ benchmark);
Water
• To achieve an average internal potable water
consumption of 105 l/p/d to be accomplished through
the installation of water saving fittings internally and,
if feasible, grey and rain-water recycling to assist in
fulfilling the water requirements of the home.
Ecohomes / BREEAM
• To achieve an Excellent rating.
Waste
• To significantly exceed the baseline targets for
the recycling, recovery and diversion of waste as
established by the Scottish Executive for Glasgow City
Council.
• To work with others to investigate the provision of
a municipal waste collection infrastructure that is
capable of facilitating maximum recycling participation
levels from the residents and businesses in the new
area.
Materials
• Materials which have a low environmental impact
should be prioritised.
• A target of 50% of the elements of the buildings
should achieve an A rating from The Green Guide to
Specification.
• At least 90% of the timber should be sourced
responsibly, with documentation from a recognised
timber certification scheme.
Ecology
• The content of the Ecological Survey of the Speirs
Locks area concludes that there are 2 areas considered
worthy of specific protection on conservation grounds.
Further, efforts should generally be made to enhance
the quality of the local biodiversity in terms of species
support
sustainable
lifestyles
micro
encourage the use of
cycles for commuting and
recreation
encourage household
waste separation
waste: minimisation,
disposal and recycling
use energy efficient
everyday appliances
provide local
recycling facilities
improve pedestrian
connections and safety
create safe outdoor
space for play
promote community
fitness with associated
landscape amenities
provide places for social interaction /
markets for sustaining small
businesses
create spaces for learning
and creativity
soft surfaces and sustainable
drainage strategies
investigate the use of renewables as a green
energy source for the development
design an environment
which encourages
biodiversity
an efficient masterplan /
building footprint
macro
build
sustainable
places
Speirs Locks 2008 Page 43

09
Delivery
How will this proposal be
delivered?
a) Planning Status
The Speirs Locks Masterplan will be submitted to Glasgow
City Council in the autumn, with the intention of securing its
approval as supplementary planning guidance in relation to
City Plan 2.
b) Timescale
The Speirs Locks Masterplan is a long-term plan – it is
expected that it will take a number of years to deliver
and that it will be reviewed and will evolve over time. A
site of ‘Initial Regeneration Priority’ has been identified
within the masterplan which is intended as the first phase
of development and will ultimately become a detailed
planning application. A strategy for “growing the place”
is proposed to develop the area over time, focussing
limited, initial investment on high profile, entrepreneurial
design initiatives such as the M8 underpass and temporary
structures on and around the canal to form a creative Arts
quarter and sponsoring community led events like the
Speirs Locks Boats Open Day and the Big Man Festival at
Maryhill Locks. This will help to enhance the character and
identity of the area while also improving its profile and
connections.
underpass flowers
illuminting links temporary
structure
Speirs Locks 2008 Page 45

Speirs Locks 2008 Page 46
c) Philosophy, intentions and commitment of landowners,
developers, local government
The masterplan creates a framework for development to
take place over time, in a coherent way. It does not propose
the wholesale clearance of existing businesses today.
Rather, it is envisaged that the transformation of the area
will start with the development of the vacant, derelict and
under-used land and property; the majority of which is
owned by Canal Partnership. However, as there are other
land owners and tenancy agreements in place, these have
influenced the phasing strategy.
The framework is based on developing vacant sites
alongside the canal for mixed-use (housing and commercial
uses) and assisting the gradual change of an adjoining
low-rise industrial estate into a place with more intense
and diverse uses including residential and commercial.
Our framework aims to create a cultural and creative hub
around existing uses like Scottish Opera. Our approach to
engagement introduced us to a national cultural agency
which we are now moving into vacant commercial premises
in the area. We are also encouraging another creative
industry interested in occupying another building and
ultimately helping to grow the place and develop a creative
hub around the canal.
d) The business case for the development, demonstrating
financial viability
The business case has been prepared by Isis, who have
identified a demand for around 600,000 sqft of new
development space within the initial regeneration area and
approx 2,000,000 sqft of floorspace across the entire area
through time.
e) Infrastructural requirements and proposed
implementation plan
The next stage of work at Speirs Locks is to concentrate
on the preparation of an implementation plan. However,
GCRP has already completed a number of projects in the
Speirs Locks area, demonstrating a commitment to the
sustainable regeneration of the area. These projects
include:-
New Canal Basin - The Partnership’s first project was the
creation of 300 metres of new canal, a mooring basin,
spectacular cascading wall of water and two lock structures
between Speirs Wharf and Pinkston Basin in Port Dundas in
2006, at a cost of £6.2 million. As a result of these works,
boats can now travel past Speirs Wharf for the first time in
over 40 years.
Illuminating Links - The Partnership was a key sponsor of
the Illuminating Links Canal Festival, a day long series of
community activities, the centrepiece of which was a
stunning torchlight procession to mark the rebirth of
Glasgow’s historic canal corridor. As a finale to the festival
school children living in and around the Canal created and
paraded a series of spectacular lanterns along the Canal to
Firhill Basin, The event was also used to bring residents up
to speed with long term regeneration plans by the
Partnership for the Canal.
Landscape Link Project - The Partnership has identified a
need for an attractive and accessible route from the City
Centre to the Canal. Phase 1 of the project has been
completed and comprises a quality paved, lit and
landscaped public realm area between Cowcaddens
Subway Station and the motorway, including the artwork
landscape link
canal basin
within the Cambridge Street underpass, the provision of a
pedestrian crossing facility and associated improvements
at the Craighall Junction under the M8 and improvements
to the footbridge over Garscube Road, including
illuminated feature guardrails. Phase 2 of the project is
currently at the design stage and will secure major
improvements to the underpass under the M8/Dobbies
Loan, including drainage, surfacing, lighting and
landscaping.
We propose to establish a procurement club to not only
ensure long-term training and employment benefits for
local people but also to develop out the sites across the
area using a number of contractors at the same time to
complete the development quicker.
The GCRP Regeneration Fund
By combining the land ownerships and strategic vision
of Glasgow City Council and British Waterways Scotland
with the development expertise and skills of ISIS, the
Partnership is aiming to maximise the regeneration
potential of the Canal corridor in these areas. To maximise
the benefit to the Canal, the Partnership has made
provision to channel part of the profits from development
projects into an Investment Fund to target a range of
eligible projects from infrastructure to regeneration aimed
at tackling social inclusion.
f) Structure of delivery body
The delivery of the proposals will be determined as part of
the implementation plan.
g) The proposed design and development process
including the potential for use of design competitions
The GCRP has already demonstrated a willingness to adopt
innovative methods to securing high quality design in its
process for the appointment of the masterplan design
team.
h) Proposed evaluation measures/indicators of success
In terms of evaluation of the success and benefits of the
project, we have been working with Glasgow University Dept
of Urban Studies throughout the project who have been
observing and providing a critical eye to the masterplan
process. We have also been working with Strathclyde
University and Glasgow School of Art during the last
academic year using the canal project and Speirs Wharf as a
case study.
i) Outline the ways in which the Scottish Government
might assist the delivery of this project
The Glasgow Canal Regeneration Partnership understands
that masterplanning is a process that is only completed
through successful implementation, delivery and ongoing
management. Delivering sustainable and cohesive
communities depends on ongoing commitment of project
management of all partners over a number of years. In
Glasgow we have put in place innovative partnerships with
public involvement recognising this.
Speirs Locks 2008 Page 47

10 •
Conclusions
The GCRP believes that this report demonstrates an
innovative and inspiring approach to Canal Regeneration at
Speirs Locks, based on sound sustainability principles:-
• Engagement
Everyone gets a voice. Bespoke stakeholder and community
consultation to ensure buy-in to the project and benefit
from invaluable input from local people.
• Regeneration
Acknowledging that existing land values are low and that
there will be a multi-stage process in order to increase
value and sustain long term growth.
• Identity
Enhance existing qualities of the site and build new identity.
Integrate all local communities.
• Landscape
Introducing a strong landscape development framework
that is integral to the built form and ensures access for all
to the public realm
towpath view
Sustainability
Ensuring that a low energy strategy is developed with
proposals from the outset, pervading all aspects of
sustainable design in an holistic manner.
• Urban Waterside
Ensure that successful waterside neighbourhoods are
designed with the consideration to key design principles of
permeablity, hierarchy and urban grain.
Speirs Locks 2008 Page 49