CONTEXT AND JUSTIFICATION

 

The City Centre is the historical, cultural, commercial and business heart of Glasgow and the Clyde Valley metropolitan area and it contains a complex and inter-active range of uses. These reflect the predominant and strategic functions of offices, business, shopping, tertiary education and civic, culture and media services. There is also a significant residential presence strengthened in recent years by new investment. The Council wishes to retain these functions and, in line with Joint Structure Plan policy, will support and encourage development that sustains the City Centre as the regional capital and enhances its economic, social and cultural vitality.

 

Many of the functions are clustered together and this has given rise to an established use character in many parts of the City Centre (e.g. offices, shopping, media services) (see policy CC/DES 2: Identity Areas). In addition, the City Centre contains mixed development areas.

 

The Plan confirms and defines the established use character of the City Centre broadly as:

• Offices (the Principal Office Area);
• Shopping (the Principal Retail Area);
• Civic, Hospitals and Tertiary Education (Strathclyde and Caledonian University campuses, colleges, Royal Infirmary and civic or local government offices and buildings);
• Industry and Business (Cowcaddens (East) and Townhead (North));
• Residential (Garnethill, Cowcaddens (West), Townhead (South), Ladywell/High Street, Glasgow Cross and Anderston (part)); and
• Mixed Developments (Merchant City, St Enoch and Sauchiehall Street (West)).

The City Centre includes the largest concentration of high quality nineteenth century architecture in the United Kingdom and one of the foremost in Europe with fine, and in some cases, exceptional examples of late Georgian, Art Nouveau and Modern Architecture of which a large part is contained within the Central Conservation Area. This rich and varied architectural heritage makes a major contribution to the high quality environment within the City Centre and is a key component in contributing to the economic and social vitality of the City and wider Conurbation. It is, therefore, essential that this built heritage is fully protected, maintained and enhanced and that development proposals (whether for refurbishment, facade retention or redevelopment) are assessed in relation to the exceptional architectural qualities, character and amenity of the area as a whole. It is also essential that particular attention is paid to the detailed effects of any alterations or repair schemes on listed buildings to ensure that the quality and character of listed buildings is  retained.

 

Taking all these positive characteristics into account, key considerations in all decisions will be:

• economic, social and cultural vitality;
• the achievement of high standards of design and outstanding quality in the public realm;
• the preservation of the integrity of the historic core comprising the Central Conservation Area; and
• the continued growth of a residential community.

This policy provides an overview and general guidance on development within the City Centre and should be read in conjunction with:

 

1. the Development Policy Principles Map (City Centre)

 

2. the following dedicated City Centre policies covering:

• Residential;
• Shopping;
• Parking; and
• Urban Design.

3. the appropriate City-wide development policies and design standards, in particular, those dealing with:

• residential development (policies RES 1 - RES 3);
• business class development (policy IB 4);
• retail development (policies SC 1 - SC 4);
• vehicle parking guidelines (policy TRANS 4);
• design standards for listed buildings and properties in conservation areas (policies HER 1 - HER 3); and
• urban design policies (policies DES 1 - DES 9).

 

POLICY

 

The following broad guidance will apply to the established use character areas within the City Centre:

 

1. OFFICES

 

Within the Principal Office Area, the primary use shall be for offices and ancillary uses (see policies DEV 6: Principal Office Area and IB 4: Business Class Development). A range of office accommodation should be provided which meets user requirements for high technology and a suitable range of floor plates, while protecting and enhancing the historic and architectural quality of the area. Existing active ground floor uses (see Definition) should be retained and should be incorporated into new developments to provide for activity and vitality and reduce dead frontages. Complementary upper floor uses could include residential (subject to amenity considerations - see policy CC/RES 1: Development Guidelines for the City Centre) and hotels. In parts of the Principal Office Area arts, culture and leisure uses may also be acceptable. Multi-business centres would be an appropriate use within the Broomielaw area. The eastern part of the Principal Office Area overlaps with the Principal Retail Area (see Development Policy Principle Map). Within this area, of overlap, offices are normally found on the upper floors of buildings with shops on the ground floor. These uses are compatible with one another.

 

2. RETAIL

 

Within the Principal Retail Area, the primary use shall be for shopping at ground floor level (see policies DEV 7: Principal Retail Area and SC 4: Retail Development). Upper floors may be used for other purposes, including office, residential and arts, culture and leisure uses (subject to complementing the retail function and achieving high quality). Those parts of the Principal Retail Area that fall within the ‘establishing residential areas’ shall also be subject to policies designed to protect residential amenity (see policy CC/RES 1: Residential Development and Amenity). Major retail investment should be located in the Principal Retail Area. The Primary Retail Streets will be retained principally for retail outlets (see policy CC/SC 2: Retail and Non Retail Uses in the City Centre). Non retail uses that support the retail function (particularly Class 2 and 3 uses) will be acceptable outwith the primary retail streets. There will be opportunities to develop certain food and drink uses within the Principal Retail Area (see policy CC/SC 3: Food and Drink Uses in the City Centre). The western part of the Principal Retail Area overlaps with the Principal Office Area (see Development Policy Principles Map). Within this area of overlap, offices are normally found on the upper floors of buildings with shops on the ground floor. These uses are compatible with one another.

 

3. TERTIARY EDUCATION

 

Within the Campus Areas (comprising Strathclyde University, Glasgow Caledonian University, the Royal Scottish Academy of Music and Drama, Glasgow Art School, the Colleges of Commerce; Building and Printing; Food Technology and Hospitality and Stow College), the primary use shall be for higher and further education. All institutions will be encouraged to prepare Campus Plans that shall be utilised as guidance for their present and future development programmes (see policy DEV 9: Civic, Hospital and Tertiary Education). Land designated for Civic, Hospital and Tertiary and Education purposes on the Development Policy Principles Map City Centre will not preclude the development of other compatible uses.

 

4. HEALTH

 

Within the Royal Infirmary Campus, the primary use shall be for health uses. The development programme to upgrade and consolidate the Royal Infirmary on the northern portion of the Campus will be encouraged. Should the complex of older Royal Infirmary buildings (mainly Grade B Listed) become surplus to the NHS Greater Glasgow Board’s requirements, appropriate alternative uses will be encouraged. Uses that should be considered include residential, hotel or tertiary education related functions.

 

5. ARTS, CULTURE AND MEDIA

 

The Arts, Culture and Media facilities, e.g. concert halls, theatres, art galleries and television studios, have tended to cluster together and are focused on the following areas:

• Sauchiehall Street Corridor (concert hall, theatres, contemporary arts and galleries, night clubs);
• the southern portion of the Cowcaddens Area (television and news media);
• the Renfield/Union/Jamaica Street Corridor (cinemas, night clubs and theatre);
• the Merchant City (concert hall, festival venues, night clubs);
• Glasgow Cross/St Andrews Square (theatres, traditional music); and
• the Cathedral Precinct (cathedral, museums and heritage).

The retention of these facilities will be supported and new uses that relate to existing cultural activity and that relate to and reinforce the establishment of a creative industry in the City Centre will be encouraged.

6. INDUSTRY AND BUSINESS

 

Within the Industry and Business Area within Cowcaddens (East) and Townhead (North), business, manufacturing, and wholesale storage and distribution uses will continue to be acceptable (Use Classes 4, 5, and 6)(see policy DEV 3: Industry and Business). Mixed use schemes that incorporate a substantial element of industry and business use will be supported. Major office development will not be acceptable within this area (see policy IB 4: Business Class Development). Car showrooms may be appropriate. Such schemes will have to be of a suitable urban scale and achieve a high standard of design. Where car showrooms are proposed encouragement will be given to mixed use schemes which incorporate industry and business uses.

7. RESIDENTIAL

 

Within the Primary Residential Areas of Garnethill, Cowcaddens (West), Townhead (South), Ladywell/High Street and Glasgow Cross, the primary use will continue to be housing (see policies CC/RES 1 - 3). New housing developments within these areas will be encouraged where appropriate. There will be a presumption against the encroachment of offices into traditional residential areas, unless it can be demonstrated that they will fulfil a local need and are compatible with residential amenity.

 

Garnethill

The acceptable complementary uses will generally be for local education, community, health and social facilities.

 

Cowcaddens (West)

The acceptable complementary uses will generally be for local community, health and social facilities.

 

Townhead (South)

The acceptable complementary uses will generally be for local education, local community, health and social facilities.

 

Ladywell/High Street

The acceptable complementary uses will generally be for local community, health and social facilities. Active ground floor uses will continue to be encouraged in High Street and Duke Street.

 

Glasgow Cross

The acceptable complementary uses will generally be for local community, health and social facilities. Active ground floor uses will continue to be encouraged under tenements.

8. MIXED DEVELOPMENT

 

The Primary Mixed Development Areas are Sauchiehall Street (West), the Merchant City (East), and St Enoch. These areas have a broad range of uses, many of which have been developed in recent years, e.g. conversion of former warehouses for housing and shopping/commercial use in the Merchant City. Developments of a mixed nature will continue to be encouraged within these areas, subject to the provisions of other policies of this Plan. Any new development proposals will require to take into account the other uses in the area and the potential impact the development proposal may have on those uses or the nature of the balance between them.

 

Sauchiehall Street (West)

Existing residential uses on the upper floors of buildings will be retained and new residential uses will be encouraged in appropriate buildings. A range of active ground floor uses will generally be acceptable within the area, subject to design and residential amenity considerations.

 

Merchant City (East)

A wide range of uses will generally be acceptable including housing, hotels, arts, culture, leisure, civic uses, multi-business centres and small scale business and manufacturing uses. While housing will continue to play a prominent role in the regeneration of the area, encouragement will also be given to mixed developments. Active ground floor uses should be retained and new development should incorporate such uses, wherever possible. Proposals will be considered on their merits having regard to other policies of the Plan.

 

St Enoch

The area includes commercial, leisure/entertainment, residential, multi-business centres, manufacturing uses and shopping. A range of uses will generally be acceptable including further shopping, housing, civic, arts, culture, leisure, hotel, and small scale business and manufacturing uses. Active ground floor uses should be retained and new development should incorporate such uses, wherever possible. Proposals will be considered on their merits having regard to other policies of the Plan.

DEFINITION

 

ACTIVE GROUND FLOOR USES

 

For the purposes of the Plan, these include Class 1 (Retail), Class 2 (Financial, Professional and Other Services), Class 3 (Food and Drink) and Class 7 (Hotels and Hostels) and specific ‘sui generis’ uses (theatres, amusement centres, public houses and hot food carry out shops). These would also include services that support the office and business function (i.e. stationers, printers, computer services, etc.).