Glebe Street

Design and Access Statement

University of the Highlands and Islands

Architectural Technology

October 2015 Andrew Maggs 14002754

Figure 1: Arial Map of Inverness (Tullochs Design and Access Statement)

Page 1

Page

1. Front Cover 1

2. Contents 2

3. Historical and Character Analysis 3

4. Site and streetscape analysis 4

5. Review of Supportive/Restrictive planning policy & Constraints 5

6. Development opportunities and potential enhancement to the public realm 6

7. Photographic study 7

8. References 8

9. Bibliography 8

10. Images 9

Contents

Figure 02

Page 2

Historical

1999 saw the close of the Glebe Street Swimming Baths with demolition

beginning in 2000. It stood as a public building since the 1930’s and acted

as a hub for the community bordering the City Centre. The site was mainly

residential from the late 1800’s leading up to shortly before the baths were

put in place. Before the bridge was built there was Factory Street which

connected Friars’ street to Waterloo Place. This road would have acted as

one of the main connections to the Merkinch side of town and would have

access within the riverside roads too. These roads were closed off and made

into cul-de-sacs when the bridge was put down the middle. The bridge

opened on the 23rd of December 1986 which gave better access and more

connections towards Fort William and local access through the city. The

adjacent roads were closed off and one way systems were put in place,

passersby in vehicles and on foot would have dropped a lot and the site was

left on its own in the corner. This could be one of the reasons it had to close

a few years later as business may have been falling. The turn of the

millennium came and the baths were demolished leaving the derelict site

completely empty and flat right up until 2013 where it was then used as a

yard for storage of plant and materials. Over the years there has been

several plans submitted for the site some of which include hotels and

residential housing. Tulloch homes have owned the site since 2005 and are

planning to build 60 residential flats built seven floors on the mentioned

site.

Character

This site is in close proximity to a wide mix-use of buildings which give the

plot at glebe street great potential for a wide scope of designs and uses.

Sitting in the Immediate area there is a cemetery; Commercial Retail units;

Churches; Residential Houses and a Bowling green over the road. Among

these mixed buildings are a number of listed and key buildings like the

telephone exchange and the properties along the riverside.

This site sits within the City Centre zone of inverness so walking time to the

Centre is about two minutes (250 meters). This means that there is great

potential for a public building or space for the community to use whether

its retail outlets or a Community Centre or art gallery. Although this area

was previously residential around a hundred years ago I feel that with this

ever growing city putting residential flat or houses here would have a

negative impact on the area and the site wouldn’t reach its full potential.

My reasons are; the extra traffic would block up roads and put even more

strain on the trunk road; the site also sits in the conservation area so I feel

something has to be built here that will last and be remembered.

Figure 2: 1970 Map of Inverness (Oldmaps.co.uk TM)

Figure 3: 1992 Swimming Team (British Octopush Association)

With a site like this that has such great frontage to the river I think

anything other than a public building or space would be a shame.

There are great views up the river towards the castle and across to

Huntly Street too making the are feel very welcoming and open.

Another benefit with making it something the public could use is

that the connectivity to the site is great, it sits just off the trunk

road and at the end of academy street. The one-way system will

keep traffic moving round the site and other local businesses with

thrive with the small street shops hopefully making their way back

again.

The architecture in the immediate area is typically traditional

Scottish with larger commercial buildings towards the busy roads.

There are different sizes of buildings from averagely sized

residential houses to larger commercial buildings. Although the

buildings follow the same influences there has been an array of

materials used in different forms. This gives our site more

flexibility when it comes to design and how we approach the

different aspects especially when it comes to size as the two

furniture stores are quite dominant

A Historical and Character Analysis

Figure 4: Glebe Street – Site Aspects (Tullochs Design and Access Statement) City Centre Zone Conservation Area Listed Buildings

Page 3

As you can see from figure 5 to the right, the main

entrance to the site has retail units either side.

With a big warehouse store on the left and a

smaller - but still quite bold – store on the right.

This entrance comes directly off the end of

academy street and is next to the shore street

roundabout. The other streets linked to the site

are residential with a one-way system heading

towards Bank Street.

Figure 6 shows a view from the site looking up

Friars street towards the telephone exchange. The

Houses are two storeys with a beige-brown render

with some greenery along the foot paths. This is a

nice, tranquil view with not a lot going on and

seeing as the properties have little or no garden

space, I think they would benefit from a public

venture on the Glebe Street site because there

would be more open and useable space for people

to enjoy and socialize.

There are a wide variety of buildings immediately

surrounding Glebe Street such as; the residential

homes; Ogilvies; The Church of Scotland;

Telephone Exchange; the Cemetery; the Bowling

green and more. With different material types and

facings ranging from stark white paint to beige-

brown render and traditional stone it poses a

challenge for the site as to which materials to use

or take inspiration from. Everything about this site

is quite ambiguous really, from the location and

access to the actual look of surrounding buildings.

In figure 8 you will see the image showing the

surrounding skyline of Glebe Street. Right at the

end of Friars’ street is a Church which looks

directly at the site. The church is directly in line

with Friars’ Street so that could be where the

entrance to the site is so as not to detract from it

and the line of sight. Just off Shore Street

roundabout there is a block of flats with adjacent

flats on the other side of the road above the retail

units. This could set a precedent so we could say

that there is the possibility of splitting our site to

have one part residential and the other part public

or follow suit with flatted accommodation above

retail units, there are many possibilities.

The site is on a low level pitch with a slight dip

in the middle, this means that the site was

very prone to flooding as you can see in

Figure 7. This has been causing problems for

years with roads being covered in inches of

water.

The flood alleviation works have been

completed this year so along the river front

will be a lot better but work may still need to

be done to improve drainage locally for the

site.

There is a foot path which stretches under

the bridge to Riverside Street which passes

the site so with people going to and from

work along the river will see the it every day.

Since the works have been completed more

and more people will be using these paths so

foot travel by the site will be drastically

increased.

The telephone exchange and HIE building –

along with the BT Building – are relatively

high structures so one possibility could be

that a taller building be put up for office

space or flats etc. so that on the lower levels

and site grounds there would be more space

for public entities such as a park or garden

with a visitor Centre.

Site and Streetscape Analysis

Figure 5: Glebe Street View (Google Maps)

Figure 6: Friars Street View (Google Maps)

Figure 8: Glebe Street Flood (Highland Council Flickr)

Figure 7: Surrounding Skyline (Camera)

Page 4

The response letter from the Community council makes some good points too. They mention in that they “strongly support the establishment of residential properties in the town Centre” (Community Council response letter 2015). Their main concern though isn’t about what the site is used for, but what the building actually looks like. They make comments about the massing, building heights and external materials which they stress is paramount in protecting the visual quality of the river frontage and this specific area of Inverness. I totally agree with the community council on these points, with the site sitting within the city Centre boundary and also a conservation area it is very important to preserve and enhance the area at the same time. Further to that, the Community Council go on to talk about plans for play area for kids. “whether 50 or 60 flats…they will generate some proportion of children and there are no provisions for play facilities” (Community Council Response letter 2015). This puts a constraint on the project with regards to open spaces and facilities not just for the adults but also their children and how they will enjoy the area.

With these constraints and restrictions also come support and backing. Some of the individuals like the idea but want it to be higher quality, more provisions for kids and for it to fit in with conservation etc.

Figure 24

In the Scottish Planning Policy for Place Making “It sets out the value that high-quality design can deliver for Scotland’s communities and the important role that good buildings and places play in promoting healthy, sustainable lifestyles; supporting the prevention agenda and efficiency in public services; promoting Scotland’s distinctive identity all over the world; attracting visitors, talent and investment; delivering our environmental ambitions; and providing a sense of belonging, a sense of identity and a sense of community.” (Scottish Government 2012) These are the kinds of places that the Scottish Government wants to be built for future generation to cherish and enjoy. The places with these aspects built in mind give us a sense of belonging and purpose, lift the area and revitalise the community by giving the people pride and identity. In the same article it continues on to say that it’s the people that make the place, by using good planning and place making it will strengthen our communities and be able to support sustainable growth by creating jobs.

Review of Supportive/ Restrictive

Planning Policy and Constraints

“Public Space is the City” –

Oriol Bohigas

When Tullochs were liaising with transport Scotland for the proposed flatted accommodation this year they said “With the exception of the proposed pedestrian link to the existing steps leading to Friar's Bridge, there shall be no additional means of direct access to the trunk road either pedestrian or vehicular” (Transport Scotland Response letter 2015). My reasoning behind this was that risk to pedestrians and road users was kept at a minimum and to keep a free flow of traffic on the trunk road. This restricts the design with regards to the access layouts. Although seeing as there is already access for cars and pedestrians it shouldn’t be a major problem.

As the site sits in the conservation area of inverness there are lots of things to think about when it comes to the materials used and the style of the building. In a response letter from the conservation officer it speaks about the massing and proportions regarding the Tulloch Homes’ proposed flatted accommodation. One part of the letter reads “In terms of design details, materials and finishes it is difficult to envisage that this development proposal will, if built, either preserve or enhance the character and appearance of the designated conservation area” (Conservation Officer Response letter 2015). This implies that he wants whatever development that goes there to be in tune with and compliment the local area. This restricts the way the building is put together and what materials can be used. If the building and space is to enhance the area, then special consideration has to be taken so it doesn’t over power the other buildings or belittle the neighbourhood. As you can see in Figure 9 the proposed building is much taller than its surrounding and its flat roofed unlike the pitched roofs of the residential properties. Facing brick has been show where the other building are wet dash render or traditional stone and slate roofs.

Figure 9: Tullochs Proposed Development (Tullochs’ Design and Access Statement)

Figure 10: Glebe Street Swimming baths (Tullochs’ Design and Access Statement)

Page 5

Development Opportunities and Potential enhancement to the public realm

Architecture should speak of its time and place, but yearn for timelessness – Frank Gehry

There are lots of different ways to enhance the public realm. By creating high quality open spaces that the public can use for different purposes we change the people and their mind sets. Take the Olympic stadium in London for example, as you see in figure 11 on the right. It was built in a socially depressed area to a very high standard with open spaces and facilities the public can use. This gives people a sense of pride and belonging therefore revitalizes the area.

This kind of thinking could be achieved with the site at Glebe Street but obviously on a smaller scale. Although it lies within the city Centre range it also borders the more socially depressed areas of Inverness so in my opinion something like a public facility or Visitor Centre with open space for gardens would benefit the area more than domestic housing. If you think about it, it would be the optimum site for something like that. The site is only 250 meters to the city Centre so it is very accessible from that side of town. Also with it being so close to the other side means that if something social and public was built, it would act as a connection between the two and bring the people from these areas closer together. Dalneigh and Merkinch would become closer to the Centre socially and strengthen the community as more people would be interacting and using the space.

of that would be surrounded by carefully planned landscaping, arranged in such a way with innovative seating and lighting to make being in that space as relaxing and friendly as possible. An addition to the thought I had was to re-light the flame of the old swimming baths and incorporate a small gym, swimming and leisure Centre on the site alongside this. I feel that bringing something like this back into the area would be great for people who wanted to get away or relax after city Centre shopping without having to go far at all. Also it would be of great benefit to the bordering areas such as Merkinch and all other regions east of the River Ness because of the convenience of being so central along with not having to cross the river just to go for a swim or relax.

Figure 11: London Olympic Stadium (Jason Hawkes)

Figure 12: The ‘Interchange’ Minneapolis (ITS International)

The picture above shows a part of Minneapolis designed as a transportation hub which serves to bring in residential and commercial development. This specific hub connects three commuter towns and pulls them together which essentially creates the beginnings of a new city. This same aspect could be used for the Glebe Street site but with a different approach. Instead of physically connecting different parts of the town/city it could be a social connection which creates a miniature utopia in the heart of the city. I would put something there that was very open with different levels; seating and a performing stage with a small café/bar on the side. You could even put a community run Centre on the side for events, fundraising seasonal markets etc. all

Figure 13: Waterfront Toronto (new blue edge)

Figure 13 portrays what I think Glebe street would look like if something public and social was to be put there. You can see there are people from all age ranges and lifestyles here from cyclists to families with children to the older generation. this park has paths; trees; benches; a gazebo and a raised stage like area which makes it very versatile and with lots of open space too it is an effective space that all can enjoy.

Figure 14: Improvements Hopkins Plaza (Project for Public Spaces)

Page 6

Photographic Study

Page 7

Figure 15: View down Friars’ Street and towards Douglas Row. (Andrew Maggs)

This photo shows the close relationship Glebe Street has to both joining streets.

Figure 16:Good Wood Interiors (Andrew Maggs) Figure 17: Ogilvies (Andrew Maggs)

Two large furniture stores welcome you as you come through the main entrance to glebe street. These large buildings create an unintentional perimeter around the area and make the site feel quite quiet and secluded.

Figure 18: View over bridge, West (Andrew Maggs) Figure 19: View over site from bridge (Andrew Maggs)

Figure 20: Skyline showing River Ness, the site and towards Shore Street Roundabout (Andrew Maggs)

Figure 18 is a photo from the top of the steps by the site. The bridge sits directly next to site so great for pedestrian access via the steps. Figure 19 gives us an idea of how flat the site is, but also shows that there is asphalt and concrete so there could be some problems there when it comes to developing the site.

At the end of Friars’ Street, you can see the Church in the middle which is the main focal point. With the site being so close to the other streets you have to think what would be best so as not to overpower the residents and affect local traffic too much.

1 - http://www.livablecities.org/articles/painting-town-part-1-enhancing-public-realm 2 - https://www.pressandjournal.co.uk/fp/news/inverness/437600/housing-plan-for-swimming-pool-site-to-go-before-councillor 3 - http://www.sabre-roads.org.uk/wiki/index.php?title=Friars_Bridge 4 - http://www.showcase.co.uk/property/Glebe-Street/Scotland/Inverness/8090899 5 - http://canmore.org.uk/site/196631/inverness-glebe-street-inverness-swimming-pool 6 - http://www.highland.gov.uk/site/index.php 7 - https://uhi.blackboard.com/

1 - gov.scot. 2012. Sottish Planning Policy. [ONLINE] Available at: http://www.gov.scot/Resource/0045/00453827.pdf. [Accessed 15 October 15]. 2 - IV1 1RF - Check My Postcode. 2015. IV1 1RF - Check My Postcode. [ONLINE] Available at: http://checkmypostcode.uk/iv11rf#.Vh4tgNY6HFI. [Accessed 14 October 2015]. 3 – Transport Scotland. 2015. Highland Council - eplanning. [ONLINE] Available at: http://wam.highland.gov.uk/wam/files/6F278EF74DD5BAD64BB9B31C2C2A92F2/pdf/15_02556_FUL-RESPONSE_-_TRANSPORT_SCOTLAND-873736.pdf. [Accessed 15 October 15]. 4 - Conservation Officer of Inverness. 2015. Highland Council - eplanning. [ONLINE] Available at: http://wam.highland.gov.uk/wam/files/A17512CD0A1D52B1A21932ACB08CCDB5/15_02556_FUL-RESPONSE_-_CONSERVATION_OFFICER-875597.txt. [Accessed 15 October 15]. 5 - Oriol Bohigas. 2015. Public space. [ONLINE] Available at: http://www.publicspace.org/en/post/oriol-bohigas. [Accessed 15 October 15]. 7 - Community Council response letter. 2015. Highland Council. [ONLINE] Available at: http://wam.highland.gov.uk/wam/files/73F8E0814A4A82DA9B075577E1D2F0C3/pdf/15_02556_FUL-RESPONSE_-_CROWN_AND_CITY_CENTRE_COMMUNITY_COUNCIL-876727.pdf. [Accessed 15 October 15]. 8 - Frank Gehry. 2015. abduzeedo. [ONLINE] Available at: http://abduzeedo.com/architect-day-frank-gehry. [Accessed 15 October 15].

Figure 16

Figure 17

Bibliography

Page 8

References

Figure 1 - Tulloch Design and Access Statement, (2015), Arial Map of Inverness [ONLINE]. Available at: http://wam.highland.gov.uk/wam/files/4D75D733A5468465D64C7439FD3DEFAF/pdf/15_02556_FUL-DESIGN___ACCESS_STATEMENT-861500.pdf [Accessed 13 October 15]. Figure 2 - OS County Series, (2015), 1970 Map of Inverness [ONLINE]. Available at: https://www.old-maps.co.uk/#/Map/266500/845500/12/100750 [Accessed 11 October 15]. Figure 3 – British Octopush Association, (2015), 1992 Swimming Team [ONLINE]. Available at: http://www.gbuwh.co.uk/club.php?id=811 [Accessed 12 October 15]. Figure 4 - Tulloch Design and Access Statement, (2015), Glebe Street - Site Aspects [ONLINE]. Available at: http://wam.highland.gov.uk/wam/files/4D75D733A5468465D64C7439FD3DEFAF/pdf/15_02556_FUL-DESIGN___ACCESS_STATEMENT-861500.pdf [Accessed 14 October 15]. Figure 5 - Google Maps, (2015), Glebe Street View [ONLINE]. Available at: https://www.google.co.uk/maps/@57.481298,-4.2315353,3a,90y,315.96h,72.85t/data=!3m6!1e1!3m4!1sCAmHng0Omdh76bDoFGyqJA!2e0!7i13312!8i6656?hl=en [Accessed 14 October 15]. Figure 6 - Google Maps, (2015), Friars Street View [ONLINE]. Available at: https://www.google.co.uk/maps/@57.481298,-4.2315353,3a,90y,124.58h,73.32t/data=!3m6!1e1!3m4!1sCAmHng0Omdh76bDoFGyqJA!2e0!7i13312!8i6656?hl=en [Accessed 14 October 15]. Figure 7 - Andrew Maggs, (2015), Surrounding Skyline [ONLINE]. Available at: https://www.dropbox.com/home/AT2%20Glebe%20Street/Glebe%20Street%20Photos%20Andy?preview=Photo+30-09-2015%2C+15+19+42.jpg [Accessed 15 October 15]. Figure 8 - The Highland Council, (2015), Glebe Street Flooding [ONLINE]. Available at: https://www.flickr.com/photos/highlandcouncil/11223075103 [Accessed 14 October 15]. Figure 9 - Tulloch Design and Access Statement, (2015), Tullochs Proposed Development [ONLINE]. Available at: http://wam.highland.gov.uk/wam/files/4D75D733A5468465D64C7439FD3DEFAF/pdf/15_02556_FUL-DESIGN___ACCESS_STATEMENT-861500.pdf [Accessed 15 October 15]. Figure 10 - Tulloch Design and Access Statement, (2015), Glebe Street Swimming baths [ONLINE]. Available at: http://wam.highland.gov.uk/wam/files/4D75D733A5468465D64C7439FD3DEFAF/pdf/15_02556_FUL-DESIGN___ACCESS_STATEMENT-861500.pdf [Accessed 15 October 15]. Figure 11 - Jason Hawkes, (2012), London Olympic Stadium [ONLINE]. Available at: http://stock.jasonhawkes.com/media/92117096-bee0-11e1-9d68-4dc0dbead68f-aerial-view-of-the-olympic-stadium-london [Accessed 15 October 15]. Figure 12 - ITS International, (2014), The ‘Interchange’ Minneapolis [ONLINE]. Available at: http://www.itsinternational.com/categories/detection-monitoring-machine-vision/features/transportation-hub-the-centre-of-sustainable-urban-development/ [Accessed 15 October 15]. Figure 13 - Connie Tsang, (2014), Waterfront Toronto [ONLINE]. Available at: http://www.newblueedge.ca/nbe/portal/wt/home/blog-home/posts/corktown+common+opening+01 [Accessed 15 October 15]. Figure 14 - Mahan Rykiel in partnership with PPS, (2005) Improvements Hopkins [ONLINE]. Available at: http://www.pps.org/projects/a-focus-on-place-for-downtown-baltimores-new-master-plan/ [Accessed 19 October 15]. Figures 15 – 20 – Maggs, Andrew (2015) Photographic Study [Photograph, shutter speed: 1/100, ISO: 100, DSLR] (Photos taken on 10/10/2015)

IMAGES:

Andrew Maggs Inverness College UHI 14002754

Page 9