The development pattern across the City Centre is highly varied in its building style and architecture. This is due largely to historical development, the evolving spatial pattern of development that has emerged over time in relation to land use and the functional relationship to building design. This is reflected in distinctive built forms, street layouts, and strong visual barriers, e.g. the late Georgian architecture of Blythswood Hill, or reflected in the eclectic styles of the Victorian Business Centre.

Street layouts are also distinctive. The Victorian grid contrasts with the Eighteenth Century off-set pattern of the Merchant City, the parallel street pattern at right angles to the River Clyde that characterises the Broomielaw area or the street patterns of the redeveloped Cowcaddens and Townhead of the 1960s/70s. The City Centre subdivides into a series of localities that either reflect a consistent architectural character and/or street pattern or that are recognisable as separate entities. For the purposes of the Plan, these are defined as Identity Areas (see Map).

This policy, where appropriate, should be read in conjunction with policy CC/DEV 1: Development Guidelines for the City Centre.

In assessing new development within the City Centre, the nature of the identity area will be taken into account, along with other policy considerations, particularly built form, continuity of building lines, street containment and elevational proportions. New development should, therefore, respect the individual characteristics of each identity area.

(A) ANDERSTON/CHARING CROSS (M8 WESTERN FRINGE)

Identity: This area is an architecturally varied buffer zone. The few Victorian buildings remaining are in the eastern part of this area, whereas development near the M8 motorway comprises large modern buildings accommodating office and hotel uses.

Guidance: In the Anderston/Charing Cross Identity Area, buildings should address the locational qualities of the City Centre edge that affords a high profile to the motorway. The street pattern will be retained, and building scale and building line maintained (see policy CC/DES 4).

(B) BLYTHSWOODHILL

Identity: The summit of Blythswood hill is occupied by Blythswood Square, a Georgian residential development that continues the grid-iron layout westward from the heart of the City Centre. The largely two-storey domestic character and scale of this area has survived despite its original residential use being superseded by commercial and business uses. The area retains a coherent architectural style with a strong individual character that contrasts with the rest of the Central Area.

Guidance: In the Blythswoodhill Identity Area, every effort shall be made to preserve the architectural cohesion of the area. Any new development permitted shall maintain the character of the area including the sense of enclosure in the back lanes.

(C) BROOMIELAW

Identity: A series of parallel streets running from Argyle Street to the Clyde, this area originally comprised a dense development of grand warehouses and commercial properties associated with the City’s shipping interests. Its designation in the 1980s as a Special Project Area led to large scale redevelopment mainly for office uses resulting in major physical change. Although this identity area borders the north side of the River Clyde, development on the south bank of the River should reflect and acknowledge the character of the Broomielaw.

Guidance: In the Broomielaw identity area the existing urban characteristics such as street pattern, consistent building line and diversity of building type shall be maintained. Every effort shall be made to retain and re-use the existing listed warehouses and retained facades. Local public open space should be introduced into the area (see policy CC/DES 5).

(D) VICTORIAN BUSINESS CENTRE

Identity: This area accommodates much of the shopping/commercial core of the City Centre, with Buchanan Street as the central spine. It is characterised by many large buildings, set on a regular grid-iron street plan on ground rising to the north and west from the heart of the modern City Centre. Victorian grandeur, reinforced by more recent developments, is the predominant architectural theme.

Guidance: In the Victorian Business Centre Identity Area the existing urban character and the balance between diverse building styles shall be maintained. Where possible, older buildings should be refurbished and re-used. Where this proves impractical or inappropriate every effort should be made to incorporate the existing facade into new development. In the case of Royal Exchange Square, existing facades will be maintained or replicated.

New buildings shall be of a high standard of architectural design. They should reflect the existing diversity and not necessarily imitate adjacent buildings. They should reflect their height, building line, sculpting and modelling of facades, and proportion of window to solid wall.

(E) STRATHCLYDE UNIVERSITY/COLLEGE CAMPUS

Identity: Large scale redevelopment of this area has occurred in recent decades resulting in a significant number of multi-storey towers with landscaped areas and this forms the back-drop to the north-eastern part of the City Centre. In recent years considerable progress has been made in enhancing the campus through high quality landscaping (now maturing), and this has helped to strengthen the sense of campus and improve its visual cohesion. However, opportunities remain to improve on that cohesiveness.

Guidance: In the Strathclyde University/College Campus Identity Area, there are opportunities for innovative building designs that would assist in bringing further visual cohesion to the area. The provision of high quality hard and soft landscaping currently found within the campus should continue to feature in any new development.

(F) CALEDONIAN CAMPUS

Identity: This Identity Area is an urban campus with many new high-tech buildings and reflects building designs from the 1970s, 1980s and 1990s.

Guidance: In the Caledonian Campus Identity Area there are opportunities for innovative building designs that would assist in bringing further visual cohesion to the area. The provision of high quality hard and soft landscaping currently found within the campus should continue to feature in any new development.

(G) CATHEDRAL/LADYWELL

Identity: The northern part of this area is dominated by the modern extension of the Royal Infirmary complex. The older 19th century parts of the Royal Infirmary relate to Cathedral Square. Although the Cathedral was at the historic heart of the City, it now lies in the north east of the central area. Ladywell, a 1960’s housing development, lies to the south of the Cathedral precinct on the eastern fringes of the central area.

Guidance: New development within the Cathedral/Ladywell Identity Area should respect the context, massing and texture of the area.

(H) GARNETHILL

Identity: The physical form of Garnethill is defined by a steep-sided drumlin that affords the area fine views in all directions. A strong grid-iron of residential terraces, villas and tenements grew up from about 1800 onwards and the area remains largely residential interspersed with commercial, educational and medical uses.

Guidance: Within the Garnethill Identity Area any new development should respect the context, massing and texture of the area.

(I) COWCADDENS (EAST)/TOWNHEAD (NORTH)

Identity: This area occupies a transitional zone of industrial/warehouse and commercial interests between the City Centre and the M8 motorway. It forms an effective buffer between the motorway and the more sensitive parts of the Central Area. However, it lacks a strong physical identity due to demolition and clearance, and the fragmentary nature of recent development. A land use identity has emerged in recent years which is characterised by mixed warehouse type development and ancillary uses. Its identity could be enhanced by the encouragement of physically integrated mixed use developments, including industry and business uses.

Guidance: In the Cowcaddens (East)/Townhead (North) Identity Area, new development should enhance urban scale, and be predominantly mixed-use. These developments should adhere to building lines formed by the existing street pattern and re-establish continuity of street containment. The motorway edge may provide the opportunity and potential for the development of landmark buildings.

(J) COWCADDENS (WEST)

Identity: This area contains a variety of building types and uses, some undeveloped land, combined with a relatively undefined street pattern. A lack of cohesion caused by the absence of mature trees and planting creates a harsh visual environment.

Guidance: Development within the Cowcaddens (West) Identity Area should be of a high quality architectural design reflecting the existing diversity and not necessarily attempting to match existing buildings. Its gateway location offers potential for the development of landmark buildings.

(K) TOWNHEAD (SOUTH)

Identity: The Townhead housing area comprises 4-storey terraces and 25-storey tower blocks with no reference to the original street pattern and a general lack of mature planting. Public buildings, including the Martyrs School and St Mungo’s Church and Retreat, provide the only links with the historical development of the area and are now separated from the north and eastern parts of the City Centre by the Townhead Interchange.

Guidance: Within the Townhead (South) Identity Area, any new development should be of a high quality of architectural design reflecting the existing diversity and not necessarily attempting to match existing buildings. Permeability from the south should be improved and maintained. The eastern boundary of this area is an important access point to the City Centre with potential for the development of a gateway building.

(L) ST ENOCH

Identity: Dominated by the St Enoch shopping centre, this area forms the transition between the main shopping core and an area of more mixed uses which line the riverside. A diverse range of architectural styles exists. This area lacks cohesion and the less regular street pattern provides further contrast with most of the remaining City Centre.

Guidance: In the St Enoch Identity Area the existing urban characteristics shall be enhanced by presenting frontages of suitable height to all principal streets. On the River frontage there is an opportunity for good quality contemporary architecture with varying massing. In urban design terms this frontage must acknowledge the south bank of the River which forms part of the Central Conservation Area (see policy CC/DES 5: River Frontage Development). Future development within the St. Enoch Identity Area should provide a consolidation and clearer definition of its character.

(M) MERCHANT CITY

Identity: The Merchant City was the first phase of Glasgow’s westward expansion from the medieval town around the High Street and Glasgow Cross. Its 18th Century origins are apparent in the street layout. The present character of the Merchant City emerges as a rich texture of shapes and colours unified by a rigidly consistent building line and predominant 4-5 storey building height.

Guidance: The existing urban character of the Merchant City Identity Area should be retained as far as possible. Where demolition is necessary, or where a gap site already exists, new development shall maintain the existing street pattern and building lines, and where appropriate, take account of the role of terminal vistas. New buildings should be of a high quality of architectural design reflecting the existing diversity and not necessarily attempting to match existing buildings.

(N) GLASGOW CROSS

Identity: Glasgow Cross is situated at the southern end of the High Street which formed the spine of the Medieval Burgh. The Tollbooth Steeple still dominates this meeting of principal routes that echo the original street patterns. Unfortunately the importance of this junction, in traffic terms, has a negative influence on the area’s ambience. Otherwise the strong residential component, mainly in handsome tenements around the Saltmarket, combines with mostly commercial uses to provide a lively neighbourhood centre on the edge of the City Centre.

Guidance: The existing urban character of the Glasgow Cross Identity Area shall be retained. Buildings as far as possible should remain. Where demolition is necessary, or where a gap site already exists, new development shall maintain the existing street pattern and building lines. Any new development should respect the context, massing and texture of this historic area.

(P) SAUCHIEHALL STREET

Identity: The Sauchiehall Street corridor is situated between the distinctive built character of the office areas to the south (M8/Western Fringe, Blythswoodhill and Victorian Business Centre) and the mainly residential and education areas to the north (Garnethill, Cowcaddens (West), Caledonian Campus). The corridor is a major route in the City Centre, linking Charing Cross with Buchanan Street.

The built form reflects the influences of adjacent areas, with large 6-8 storey buildings dominating its western end (between Charing Cross and Cambridge/West Campbell Streets). The high quality built form is reflected in the use of red and yellow ashlar sandstone facades which incorporate fine carved features. Part of the corridor is located in the Central Conservation Area and most blocks are listed. The quality of building design is more fragmented further to the east and north.

Guidance: New development proposals should aim to improve the quality of design within this area having regard to massing, scale, articulation and materials. The design of ground floor frontages will have regard to proportion, design detail and use high quality materials (see policy CC/DES 7: Shop Frontage Design in the City Centre).

Identity Areas