REVISED development plans have been submitted for Glasgow’s massive High Street goods yard site with more than 800 flats and nearly 700 student rooms now proposed.
Build-to-rent operator Get Living already secured planning permission in 2018 for development of the 7.5-acre derelict site between Collegelands and Bell Street, beside Parsonage Square, but has now applied for permission for an updated masterplan for the land.
The new proposals emphasise an ‘intergenerational community’ with 823 flats for rent (compared with 727 in the earlier scheme) and 687 student accommodation rooms (up from 99 in the initial proposal). The flats would be a mix of studios (121), one-bed (325), two-bed (327) and three-bed (48) units.
There would also be a mix of retail, leisure, food and drink and commercial/business space.
Outwith the application, a pedestrian/cycle bridge is proposed over the High Street railway line at Collegelands and this would connect with a north/south route through the goods yard development.
A design statement included with the application explains: “The proposals will create a high quality residential neighbourhood supported by a mix of new green spaces, amenity provision and ground floor commercial uses.
“The development will create a vibrant urban quarter that is well integrated with its wider urban context, unlocking new pedestrian and cycle connections to the east of the city centre.”
The statement continues: “At its core, the High Street Goodsyard vision will deliver an intergenerational community combining build-to-rent and student provision within a cohesive neighbourhood that services the needs of a diverse community.
“As well as providing new commercial spaces within the site, the development will positively contribute to the wider local economy, bringing increased footfall to surrounding high streets.
“The proposals will deliver a significant amount of new green space providing a mix of informal and formal play as well as a range of amenity spaces for residents and the wider community to enjoy.”
The consented scheme included a variety of building heights with seven buildings of 12 storeys or above and three buildings of 17 storeys and above. The revised proposal creates a more consistent predominant building height of nine to 10 storeys, with a single taller building of 20 storeys.
The primary vehicle access would be from High Street with a one-way loop serving all buildings. Secondary emergency vehicle access would be from Bell Street.
There would be a range of public spaces plus external amenity spaces at roof level and podium level across the different buildings.
Various factors led to the earlier plan not being implemented, including:
• Viability and delivery challenges, particularly related to civil engineering costs including cut and fill.
• Evolution of the development of the Get Living build-to-rent product and lessons learnt from other delivered schemes
• Development of regeneration vision in response to the covid pandemic.
• Better understanding of the viability and demand for non-residential uses on the site.
• Development of Glasgow City Council’s City Centre Living Strategy and the city’s regeneration priorities post-pandemic.
The new proposals are pending assessment by City planners.