Redesigning Glasgow: City set to change dramatically over next decade
Over the next decade Glasgow is set to undergo major changes, with investment into the hundreds of millions of pounds - but what will the city look like when it's finished?
Knocking down Buchanan Galleries, redesigning George Square, a Clyde Metro, a bigger and better St Enoch Centre, housing, offices and the creation of new streets...
These are just some of the many major redevelopments and projects on the cards for Glasgow, with many more already underway.
On the surface, many of these appear to be standalone projects, but over the next decade they will all come together as part of a new masterplan for the city to address the changing ways we live, shop and work in Glasgow.
A changing city
A growing population, the climate crisis and the Coronavirus pandemic have all been sited as reasons why Glasgow needs to change.
With large portions of retail moving online, an emphasis on shopping more locally and supporting independent businesses, much of Glasgow's dedicated retail space will have to change and adapt.
Experts are predicting that people will turn their backs on large shopping centres in favour of independent markets and traders closer to home.
In November 2019, Glasgow City Council also published proposals to double the city centre population to 40,000 over the next 15 years. In order to do that, the local authority has also published plans to repurpose vacant commercial properties into housing.
Reconnecting the city
Part of the Council's plans to create a more inclusive and sustainable city includes reconnecting areas that have been disconnected by the construction of the M8.
This includes the £250million regeneration of Sighthill. When complete, the project will have created a new neighbourhood on the north side of the city centre, within walking distance of George Square.
There will be a total of 1,000 new homes, a new school and two new bridges to connect this new community to the neighbouring parts of the city.
The first is a pedestrian and cyclist bridge over the M8 motorway and the second is a road-bridge over the Glasgow-Edinburgh railway.
The council is also proposing to reconnect the city centre to the west end by creating a 'roof garden cap' which would be fitted at street level.
New Sighthill bridge over the M8 motorway during construction, Glasgow, Scotland, UK
The structure would be built over the busy motorway, which runs underneath the area between the Mitchell Library and Sauchiehall Street.
There's also plans for a bridge reconnecting Govan and Patrick around the Riverside Museum area.
Reinventing Glasgow's 'Golden Z'
Glasgow City Council has also announced plans to review the ‘Style Mile’ - Argyle, Buchanan and Sauchiehall Streets - in the face of changing retail trends and an increase in vacant units.
A priority in this review will be Sauchiehall Street - with a vision to develop and drive footfall in this key city centre street with the creation of new homes, office space, hospitality and retail units.
The local authority has also entered negotiations with Landsec - the head tenant of the Buchanan Galleries - on the proposed redevelopment of the Galleries into a new masterplanned mixed-use quarter.
While still at the concept stage, proposals for the Galleries - to be delivered through a decade-long project between 2023-2033 - will involve the demolition of the current shopping centre.
As well as creating a new mixed-use retail, office, leisure and residential quarter, the Buchanan Galleries development could improve access across the city centre to allow for more people to travel by bike or on foot while also boosting links between Queen Street Station and other public transport hubs.
The delivery of a new mixed-use urban neighbourhood has the potential to generate significant jobs and economic benefits, developers have said.
Over 850 construction jobs could be created each year during the build phase leading to over 9,500 permanent jobs for the city centre. On completion, this could result in over £1 billion of Gross Value Added to the economy each year.
The St Enoch Centre is also being redeveloped and work there is already underway. Plans include a roof top bar and restaurant, a cinema, a four-star hotel, 1,700 homes, new shopping and leisure facilities, a performance space and a civic square.
A new way to get around
First proposed back in 2019, the Clyde Metro has now had the official backing of Transport Scotland and the Scottish Government.
The major infrastructure project would see Glasgow Airport connected to Paisley Gilmour Street station - on a line which would also include a stop at Queen Elizabeth University Hospital - with Glasgow Central and Queen Street stations also linked by a tunnel.
The city-wide network would also include further lines crossing the city from a central point in the city centre to areas such as Tollcross, Easterhouse, Summerston, Drumchapel and Robroyston.
A different looking George Square
The future of George Square is also to be shaped by the public, following the launch of a four-week consultation. Glasgow’s main civic space, and the surrounding streets, will be redeveloped under the council’s £115m Avenues project.
People are being asked whether private vehicles should be banned, if a water feature should be included and for their thoughts on monuments and statues, including the possibility of repositioning some.
"A vibrant, sustainable future for the city centre"
Councillor Angus Millar, Depute Convener for Inclusive Economic Growth at Glasgow City Council and Co-Chair of the City Centre Task Force, said: “We all want our city centre to be a place where people want to live, work, shop, visit, invest and do business. Sauchiehall, Argyle and Buchanan Streets are at the heart of Glasgow’s shopping district, but we know that the retail sector is changing.
"Securing a vibrant, sustainable future for the city centre will mean supporting a range of uses - including retail, hospitality, office and residential - and undertaking a masterplanning approach will help identify the right mix for these key destination streets.
"It’s vital that we take a strategic approach to supporting areas like Sauchiehall Street, identifying opportunities for the repurposing of vacant retail/commercial units, redeveloping gap sites and reviewing the balance of different uses of property there. This review will make a significant contribution to our recovery efforts and promoting a positive future for our city centre.”
Stuart Patrick, chief executive of Glasgow Chamber of Commerce, said: “Glasgow has a city centre that relies not only on the footfall of local residents but on the wider catchment areas where the population traditionally depends on Glasgow for their shopping and leisure needs.
"As such, our city centre was disproportionately impacted by travel restrictions amid the pandemic, with recent closures such as Next on Argyle Street and Marks and Spencer on Sauchiehall Street highlighting just how in need of a masterplan our city is.
“We warmly welcome this recent announcement and look forward to working closely with the CCTF to consider how we create the conditions that will breathe life into the core of the city to increase footfall and attract future investment as we continue to grow and develop. This is an exciting time for Glasgow city centre and news of development proposals from St Enoch Centre, Buchanan Galleries and the City Innovation Districts will play a significant role in those plans.”
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