1 St. Bernard’s Row, Edinburgh, EH4 1HW, United Kingdom

T +44 0131 343 6222 F +44 0131 332 7332

This Report was prepared on behalf of

INEHAZE

By

Lewis & Hickey Ltd

Revision: A

Prepared by: Angus Cowie

Issue Date: 16/02/11

Design & Access Statement

Student Accommodation and Class 1 Retail

Development at 134 Renfrew St. Glasgow

1. Background Information- Introduction

- Client Brief- Design Team

2. Site Details

- Site Location and History

3. Site and Area Appraisals

- Site Constraints and Opportunities- Architectural Context- Building Lines and Heights

4. Design Principles- National guidance- Local Authority Planning Policy

- Supplementary Planning Guidance

5. Pre-Application Consultation- Key Dates

- Scheme1 Application

6. Design Solution

- Scheme2 Concept Development- Massing- Privacy and Overshadowing- Final Proposal

- Ground Floor Plan - Typical Floor Plan- Attic Floor Plan- Standard Bedroom

- Kitchen/Living Room

- Proposed Elevations in Context- Sections

- Proposed Elevations in Detail- Materials- Artistic Impressions

7. Conclusions:- Programme- Summary

Contents

Background Information

Introduction

Inehaze own and manage Fleming House, a 1960’s housing block that is currently occupied by exclusive apartments and retail. The site is part of the Fleming House

development, currently used as a car park, but which forms a vacant gap in the street. The site sits on the corner of Rose St and Renfrew St which slope steeply down to the

South and East. Under the site, are two levels of underground car park, which extend out to the pavement. It is unknown why the site was not filled in the 1960s when Fleming

house was built, but it was previously occupied by the Tram and Omnibus Depot, until Fleming House was built. Glasgow School of Art is located only one block away, and

have several properties in the area. They currently have a shortfall of student accommodation of over 100 rooms. Inehaze has proposed to build student accommodation on

the site, which is ideally located to re-address the Glasgow School of Art’s shortfall.

Client Brief Project Aspirations

� Creation of a safe and inclusive student residence through good design.

� Creation of new student accommodation that contributes positively to its surroundings.

� To re-use a neglected site in the city centre and reinforce the urban fabric

Project Objectives

• To provide accommodation to cater for 85 students, all rooms are to be designed with en-suite facilities and with designated kitchen and living facilities attached.

• To provide Laundry facilities to cater for students, located in close proximity to a suitably sized Common Room which acts as a break out space for the students.

• To create high quality student accommodation for students attending the Glasgow School of Art.

• To create accommodation that encourages a strong sense of ownership in the end users through the application of good design and the utilisation of contemporary materials and practises.

• To ensure that the scheme fits comfortably with the local setting.

Design Team

Architects: Lewis and Hickey Ltd, 1 St Bernard’s Row, Edinburgh, EH4 1HW.

Project Manager and Quantity Surveyors; CRGP Ltd, The Schoolhouse, 101 Portman Street, Glasgow G41 1EJ

Structural Engineer; Fairhurst, 225 Bath St, Glasgow, G2 4GZ

Mechanical and Electrical; RSP, Coach House, 27 Straiton Road, Straiton, Loanhead, Midlothian, EH20 9NL

Planning and Development Consultants; McInally Associates, 6 Newton Place, Glasgow, G3 7PR

Site Details

The Site;

Located in the Garnethill area of Glasgow, it is only a block away from Sauchiehall Street to the South and Glasgow School of Art to

the West. The area is mainly residential, with a large student population attending the Glasgow School of Art and Glasgow

Caledonian University. There is a mix of tenures with varying plot sizes and buildings of different heights. The site sits next to a gable

end of a group of tenement buildings, and forms a small part of the Fleming House plot. There is a small park adjacent and

Kelvingrove Park is only a 10 min walk away.

Historical Context;

Before Fleming House the Site formed part of the Tramway and Omnibus Depot, which was recessed in the Hill and whose building

lines extended out beyond the tenement buildings along Rose St and Renfrew St.

The original intention for Fleming house was to have a promenade with relatively level access from Rose St, as can be seen in the

photo of Fleming House in 1965. Whether this meant that the current site was never intended to be developed as part of this scheme

is unknown and the promenade at second floor was eventually filled in with Retail Space.

By 1976, the tenements along Rose St were becoming run down and eventually were demolished to make way for the park that now

resides next to St Aloysius Church.

Site Location and History

1857 Ordnance Survey map 1892 Ordnance Survey map

Fleming House 1965

1954 Tram Depot

Site and Area Appraisals

Site Constraints and Opportunities

Site Plan Analysis – highlighting landmark buildings, topography and sun path

The site is currently a tarmac car park, which is unsightly and contains no soft landscaping. There remains a redundant goods lift housing on the site, which hides disused

steps to the retail, that have been blocked off. These steps are currently used by vagrants during the day and at night.

The site is located next to several buildings of historical importance, most notably the Glasgow School of Art, which is located one block to the West of the site. Glasgow Film

Centre sits opposite the site on Renfrew St and St Aloysius Church is nearby on Rose Street. The development would not have any detrimental effect on the views toward St

Aloysius Church, Glasgow Film Centre or the Art School and will afford impressive views for its residents over Central Glasgow.

There are great transport links including; Cowcaddens Subway Station within 250m, a choice of National Rail Stations within 1km with connections to the rest of the UK, good

road linkages via the M8 and less than 30minutes from Glasgow International Airport. Glasgow School of Art is only one block away from the site and the Art Shop adjacent.

Glasgow Caledonian University is also within walking distance of the site. The area also has excellent amenities for students, including Sauchiehall Street shopping precinct,

Buchanan Galleries, the O2 ABC venue, Glasgow Film Centre and the Pavilion Theatre.

Location of site relative to Glasgow City Centre (500m radius circle in green)

Architectural Context

The majority of the traditional buildings are a mix of red and yellow sandstone buildings, however there is a variety of architectural styles. The tenements are largely Georgian,

with large storey heights and a regular fenestration. The Glasgow School of Art is designed by Charles Rennie Mackintosh and together with the Glasgow Film Centre, they

represent the Arts and Craft and Art Deco periods. There is also a mix of 60’s and 70’s buildings which are more modernist in style, Fleming House being the most dominant

example, with a total of 13 floors.

Aerial Photo – Looking North Aerial Photo – Looking East

McLellan Gallery St Aloysius Church 45 Rose St GSA Renfrew St Fleming House Fleming House

Building Lines and Heights

Building Lines:

The current OS Map shows that there is no clearly established building line

along Renfrew St., with it stepping out beyond the tenements at Fleming

House, the carpark to St Aloysius Church and the McLellan Galleries. The

variety of style, form and height of the buildings in the area means that there is

no clear precedent to follow for the proposed site.

The architectural context photos on the previous page, highlight positions

where the building line steps in and out.

Building Heights:

The traditional tenement is no longer the dominant building form in the area and

there is now a mix of buildings of different style and character, many of which are at least taller than the tenement adjacent to the site, as shown by a blue

hatch on the second OS Map on this page.

The proposal will take into account the landmark buildings in the area and does

not detract from the views of these

The proposal is orientated North to South, and this minimises the impact of any

overshadowing.

The slope on Renfrew Street ensures that the top of the sandstone facade, is

similar in height to that of the tenements on Renfrew Street.

OS Map – highlighting dominant building lines

OS Map – Buildings over 4 storeys in height

Design Principles

National guidanceNational and local planning guidelines and design policies have been reviewed whilst developing

the building plan and form. The proposal uses previously developed land in accordance with

SPP: Scottish Planning Policy.

Other National Guidance that has be used include; Scottish Executive - A Policy on Architecture,

Scottish Executive - Designing Places

Local Authority Planning PolicyThe proposal has been designed with reference to the Glasgow City Plan 2, and the following

Sections have been noted as relevant to the proposal:

DEV2 – Residential and Supporting Uses

The site lies in the Garnethill area which has been designated for residential and supporting uses

by the City Plan. It also falls within the Metropolitan Growth Corridor for the City Centre.

DES1 – Development Design Principles

-Demonstrate the highest standards of urban design which respects context, setting, local

townscape and landscape character

-relate well to existing settlements, infrastructure, local services, reinforce connectivity to the green network and safeguard the local historic and natural environment

-protect important public views of landmark buildings, vistas, landscape features and the skyline

- reflect high quality contemporary design, where appropriate, which is imaginative, innovative

and sympathetic to local traditions, and which creates a strong sense of place

-create a clear distinction between public and private space (where appropriate)

-embrace the principles of sustainable design and construction

-embrace the principles of inclusive design

It also refers to the policies regarding transport, landscaping, waste and materials.

Supplementary Planning GuidanceThis Design Statement was prepared using PAN68 on Design Statements. Other planning advice notes referred to include; PAN77 - Designing Safer Places and Pan 78 -

Inclusive Design.

The construction of the proposal will be managed using best practice on pollution prevention as described in SEPA’s Pollution and Prevention Guidance, and CIRIA

publication C651 Environmental Good Practice Pocket Book.

Control of Pollution Act 1974 and Environmental Protection Act 1990 dictate the responsibilities for new developments.

DES3 – Protecting and Enhancing the City’s historic Environment

This section acknowledges the city’s rich architectural heritage within conservation areas. The policy applies to all development in conservation areas and as the site falls within the Central Conservation Area, is relevant to the proposal. New developments must;

-Preserve and enhance the special character and appearance of the area, respect its historic context and have regard to the historic plans of the area.

-Be of a high standard of design, respecting the local architectural and historical context and use materials appropriate to the historic context.

-Protect significant views into and out of the area.

The area of Garnethill is described in the city plan as follows - 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.

Fleming House is not a listed building, so therefore no Listed Building Consent is required.

ENV2 – Open Space and Public Realm Provision

The policy requires that new developments should provide some open space and soft landscaping to improve the Public Realm. An appropriate portion must be included in the

site, and any additional requirements provided, can be met by an equivalent financial contribution to addressing deficiencies in open space in the local area.

TRANS 4 – Vehicle Parking Standards

Sets out vehicle parking standards for development. This is considered on a case by case basis and for city centre sites with good transport links, there may be no requirement

for additional parking.

TRANS 6 – Cycle Parking Standards

There will be a requirement for Cycle Parking in the development, with a communal facility that is secure and protected from the weather. This has been agreed to be located

in the underground car park to Fleming House, with direct access into the new Student Accommodation.

Pre-Application Consultation

2003 – Planning Consent granted for an apartment block

ADF Architecture and Design submitted a planning application

for housing and offices that are similar in scope to the current

application, but was deemed economically unviable by the client. The Planning Consent (ref 03/01668) has since been

allow to lapse.

2009 – Pre-Planning Consultation for Housing withdrawn

Armitage Associates submitted a housing scheme for one and

two bed apartments, that was criticised by the Urban Design Panel in April which was considered ‘over complicated’ and

‘fussy’.

2010

Lewis and Hickey Ltd approached Glasgow City Council with a

proposal for Student Accommodation with Retail, in February,

and began Pre-Applications discussions to agree the building

lines, massing and height.

The first planning application (Scheme1) was submitted on the

9th April.

The project was presented to the Urban Design Panel on the 3rd June, and was received well.

The application (Scheme1) was recommended for ‘approval’

by Glasgow City Council, but was refused consent at

committee on the 2nd July.

Following a meeting with Glasgow City Council on the 6th July

it was decided to submit a second application (Scheme2) on

the 26th July. The proposal has been developed since then,

through extensive discussions with the planning department of

Glasgow City Council in order to achieve a solution that addressed the criticisms of Scheme1.

2011

An amendment to the current Application (Scheme2 ) was submitted on the 11th February, which adjusted the design in

line with the Council’s recommendations.

Key Dates

ADF Scheme in 2003Armitage Associates Scheme in 2009

Scheme 1 Application

Pre-Application Discussions with Glasgow City Council

Lewis and Hickey first approached the Planning Department in February 2010,

and discussed the suitability of student accommodation in the area. It was

agreed that this fell under the designated uses for the area.

The site boundary extends out to 2meters from the kerb, but despite this it was agreed to push the building line back to 4meters from the kerb. This was

the same line that had been agreed for the previous consent that had been

granted for the site in 2003. It was also discussed that the site would become

unviable if the building line was pushed any further back, due to the narrow

site and constraints imposed on the structure due to the underground car park

beneath the site.

A introduction of additional retail was met with approval by the Council as it

continued the existing retail found in the plinth of Fleming House. The City

Design Advisor also recommended that the proposal formed part of the

Fleming House development and as such should adopt a simple form that

‘fitted in’ with the style of the 60’s building. There was also agreement that the

site should be developed as it forms a gap in the urban fabric.

Lewis and Hickey developed concept sketches that used and translated the

comments into a scheme with a uncomplicated massing, that was described

as a ‘little brother’ to Fleming House, and adopted colour to present a youthful

style in line with the use of the building.

Urban Design Panel Comments

Building use: The Panel considered the provision of student accommodation

plus ground floor retail unit to be an appropriate use for the site. The Panel

welcomed additional residencies for GSA students in this location.

Massing: The Panel accepted the approach taken towards massing i.e. that

the new storey building be considered a ‘little brother’ to Fleming House.

Basement accommodation: The Panel noted disappointment at the provision

of communal basement facilities with no natural daylight.

Ground level: The Panel suggested a more civic approach to the ground floor

level should be investigated to activate the long, street-facing elevation. This could involve relocation of communal facilities (as noted above) or an

extension to the retail accommodation.

Rose Street elevation: The Panel suggested that the treatment of the Rose

Street elevation should be further investigated to reflect communal use and prominent city centre location eg. Articulated bay windows to living area.

Scheme 1 Application

Planner’s Report

Prior to the committee meeting the Case Officer requested Lewis and Hickey

to investigate issues that had been raised by planning objections, in relation to

overshadowing and privacy to the neighbouring properties. The result of these

investigations suggested that there would be very little impact on day-lighting

of the neighbouring buildings due to the North-South orientation of the

building. The layout of the proposal also conforms with Building Regulations in

regard to privacy distances, and this addressed the most common concerns

that formed valid objections.

The Planning Report Concluded by stating; The proposal subject of this

application provides the opportunity to utilise a vacant site for a contemporary

building compatible with its City Centre Conservation Area setting. It is

considered to be a bold and modern although appropriately scaled and

fenestrated scheme, which adds significant definition to a prominent site.

As demonstrated above, it is considered that the proposal, on balance,

complies with the provisions of the Glasgow City Plan 2 and there are no

material considerations that would outweigh this conclusion. Accordingly it is

recommended that planning permission be granted.

Committee Feedback

The Refusal Notice dated 2nd July, outlines the reasons for the decision as

follows:

The proposal was not considered to be in accordance with the Development

Plan and there were no material considerations which outweighed the

proposal’s variance with the Development Plan.

The proposed development is contrary to Policy DES 1 and Policy DES 3 of

the Glasgow City Plan 2 by reason of scale, massing, design, inappropriate

use of materials and deviation from the established building line. In particular,

these aspects of the proposal would result in a development that would not be

in context, setting or local townscape character of this area of the City of

Glasgow and, as a consequence, would have a significant adverse impact on

the character and setting of the Outstanding Central Conservation Area.

Design Solution

Scheme 2 – Concept Development

Scheme2 considerations

Following the Refusal of Scheme1, a meeting was held with Glasgow City

Council on the 8th July to discuss a way forward. It was agreed that the site

should be developed in principle as it formed a gap site, and that a second application would be accepted. The second application was made quickly

with a Scheme2, where the materials and colours were revised, but essentially

the scope remained the same.

During further discussions with the Council it was suggested that in fact the scope of the proposal should be revised, by reducing the height. The

committee objected to the materials used and the concept based on

integrating with Fleming House, stating the proposal should compliment the

traditional sandstone of tenement buildings in the Conservation Area.

A meeting on the 21st December 2010 with the Planning Department, agreed the building line could not be moved any further back and that the only issues

that could be addressed were the height and the materials. Inehaze conceded

to lowering the proposal by one storey and reducing the perceived height

another storey by creating an attic level, that would step back from the main

façade. Lewis and Hickey tabled some sketch options to illustrate what could

be achieved by articulating the façade in different materials and styles, while

maintaining the footprint of the building. These materials were also chosen to

be more in keeping with it’s sandstone neighbours.

Scheme 2 – Concept Development

Feed back from Glasgow City Council on sketch options

Following the meeting the Council commented on the basis of the sketch options, that they were ‘encouraged that

the scheme was now moving in a different direction’ and the ‘reduction in height was welcomed’. Lewis and Hickey

presented the Planning Department a more developed option based on the sketches, which was discussed with the

City Design Advisor in a meeting on the 20th January 2011. At this meeting, it was discussed that the proposal be

given a more ‘residential feel’ by looking again at the fenestration and not grouping the windows together vertically.

It was also proposed that the corner windows were not framed out, but recessed into the building and suggested that

a glass façade at the top level would create a ‘penthouse effect’ . It was also agreed the proposal need not line

through with the plinth of Fleming House as this resulted in the ground level being extended too high.

Further Sketch Options

Lewis and Hickey explored further sketch options in response to the Council’s comments. From these an Option 6

was decided to be addressing most comments, and the design would be based on this sketch proposal. Some of the additional suggestions proposed by the Council to this option were; that the top glazed storey be set back a

meaningful distance, the angled windows should be removed, colour panels should be avoided and that further

detailing was required.

Addressing Comments

These comments were all taken into account while developing the final proposal; the top level was set back, the

windows articulated within the façade and the detailing given some more consideration.

Initial Sketch development

Sketch Option 1 Sketch Option 6Sketch Option 3

Massing Building Height

The building height is similar to that of the previous consent, but the floor

to floor levels have been reduced to increase the economic viability of

the proposal. The drawings adjacent, compare the outline of the

previous consent (red dashed line) with Scheme1 and Scheme2.

Currently the proposal sits at just over 1.5 meters above the proposal

that was granted consent, but the perceived height at the eaves of the sandstone façade is lower.

The top of the sandstone on the proposal, is now approximately the

same level of the eaves on the uppermost tenement in the adjacent

block on Renfrew Street.

On the directly opposite corner of Renfrew Street and Rose Street from

the site, the tenements also go from 3.5 storeys to 4 storeys in height.

The tenements further to the North on Rose St are therefore the lowest

level tenement buildings in the area, at just over 3 storeys in height.

Form

The proposal is a strong form that reinforces the corner of the block and

the traditional grid pattern. It steps down from Fleming House and back

from Renfrew Street in order to comfortably sit within this difficult site.

Scheme 1 – South Elevation

Scheme 2 – South Elevation

Scheme 2 – West Elevation

Corner opposite site on Renfrew St and Rose St

Privacy and Overshadowing

Privacy

Overshadowing

As part of the Planning Drawings Lewis and Hickey have carried out

daylight modelling to explore the effects the proposal has on the

surrounding buildings. The results showed that the orientation of the

building meant that the proposal had minimal overshadowing of the

adjacent buildings throughout the year. There is a garden at the rear of

Fleming House which we were concerned would suffer from the

proposal, but most of the daylight is blocked by Fleming House and

this garden currently only receives a couple of hours of sunshine in the

summer months, when the sun is high in the sky. Even with the

proposal, the study indicated that the garden would still receive some

sunlight in the summer and the reduction in the amount would be negligible.

Privacy

The minimum distance required between two windows at 90 degrees to

each other is 2 meters. This distance is exceeded in relation to Fleming

House and to the tenement buildings on Rose Street.

Final Proposal

Description of Project

In light of the committee’s comments the Scheme2 proposal no longer tries to

imitate Fleming House, but attempts to integrate a contemporary design into

the Conservation Area. The footprint has remained the same, but the building

is now considerably different in it’s appearance, with a more interesting

fenestration and considerate design of the elevations. The number of bedrooms has also been reduced from 94 to 85.

Building Line

The planning drawings and contextual photos have illustrated that there is no

clearly established building line for the site, it is now 4m back from the kerb-

line on Rose Street, with landscaping that links into the tenement gardens and

softens the edge of the building. It is also considerably set back from the outer

most part of Fleming House on Renfrew St. The historical maps have shown

that the Tram Depot on the site sat further forward than the current proposal

and that it is in line with that of the previous consent.

Building Height

The perceived height of Scheme2 has been reduced from Scheme1 by almost

2 storeys. As a result the overall scale and mass has also been reduced, and

the proposal now respects the context by relating well to the neighbouring

traditional tenements and local townscape. The middle section has also been

lowered to reduce height of the ground floor in elevation.

Materials

After removing the colour panels found in Scheme1, Scheme2 is more in keeping with Conservation Area. By using sandstone for the façade, the

proposal now uses appropriate materials that don’t have an adverse effect on

the setting and contribute in a positive manner to the character of the area.

Open Space and Environment

Due to the constraints of the site, Glasgow City Council has concluded that it

would be not be feasible to fulfil the ENV2 policy conditions on site, so a

contribution will be agreed to be paid towards the upkeep of neglected open

spaces in the area under the s75 agreement. Lewis and Hickey have had a

number of consultations regarding the utility connections to the proposal and in

regard to waste disposal. There were no objections raised by SEPA, Scottish

Water or the Land and Environmental services.

Ground Floor Plan

Ground Floor Plan - Not to Scale

The Common Room has been positioned on the ground floor to gain natural light, and services such as the laundry are adjacent. A new retail unit is located in an ideal position

on the corner of the junction Renfrew St and Rose St to gain maximum exposure and turn the corner.

Typical Floor Plan

Typical Floor Plan - Not to Scale

There is a regular plan for most floors with bedrooms along the long elevations and communal spaces at the corners to take advantage of the best views. Each level is

serviced by two stairs and a lift. The simple nature of the plan, allows for the minimum footprint on the site.

Attic Floor Plan

Attic Floor Plan - Not to Scale

The plan is stepped back away from Renfrew St and Rose St to reduce the overall perceived height and form a stepped roof, similar to that of the previous consent.

Each of the bedrooms has its own en-suite shower room. A built in desk with shelving above provides an area for study whilst there is also a recess for a built in bed with

storage below. A double fronted wardrobe offers suitable hanging space with shelving internally and two number drawers at the lower level. Open shelving located behind the

door has been designed for flexibility and has a larger compartment for such items as suitcases/ sports bags etc.

Standard Bedroom

Kitchen/ Living Room

The Kitchen/Living Room utilizes the modern apartment aesthetic in keeping with the bedroom. The provision of an American style fridge freezer offers a modern alternative to

the traditional separate fridge and freezer but also reduces the space required. The formal dining table has been replaced with a modern breakfast bar combining food prep

and dining in one area creating a distinct living area with soft seating.

Proposed Elevations in ContextThe form of the building has considered the heights of the surrounding buildings and the site’s contextual position. As it is a dominant corner site, the building is required to

complete the block, and a broken form would not be suitable, therefore a solid, clear form was chosen for the building to define the block. The proposal also needs to step up

from the adjacent tenement buildings on Rose Street to form a transition to the much higher Fleming House, while on Renfrew St the eaves of the sandstone façade, is at

approximately the same height as the highest tenement building in the block to the West of the site, which is further uphill from the proposal.

West Elevation in Context - Not to Scale

South Elevation in Context - Not to Scale

SectionsThere are two storeys of underground car park beneath the site that dictate the building line of the proposal. There is a step in level from the retail level of Fleming House to

the ground level of the site, and this has been reflected in the design of the elevations. The new building will integrate with the structure of Fleming House and reinforced

where necessary. Therefore a lightweight construction method has been chosen for the upper level using a modular construction with lightweight steel sections.

Section AA and BB - Not to Scale

Proposed Elevations in DetailConsideration has been given to a number of factors that impact the elevations including; aesthetic appearance, context and maintenance. The nature of a student residence

scheme such as this dictates a rhythm of fenestration, but this has been designed to also give some movement in the elevation whilst reflecting the residential function of the

building. As such much of the task in designing the elevations is providing a façade that retains interest whilst also articulating the internal spaces. Through the use of the

materials it is possible to articulate the façade, and still respecting the traditional character of the area.

West Elevation - Not to Scale South Elevation - Not to Scale

Materials

Selection of the materials has been driven by the surrounding character and the setting of the building. It has been important to retain a unified image for the block whilst developing a distinct identity for the student residences. External facades are clad in sandstone, zinc, polished block and curtain walling, chosen to respond to the surrounding buildings but also to break up the facade and create a distinct identity to the building. Spandrel panels have been incorporated throughout the design to create a continuity of glazing where necessary in the elevations. Through the selection of these materials we feel the building sits comfortably in its environment, and chosen to be robust and easy to maintain.

Zinc Cassettes:

Parts of the fenestration have

been recess to articulate the

façade. The bedroom windows have been given movement by

shifting alternatively at each

level and this is complimented with accents of zinc cladding.

Florentine Polished Block:

At ground level a this material

has been chosen to contrast

with the sandstone and

reinforce the lower part of the

building while continuing the plinth of Fleming House. The

polished block is robust and

resistant to vandalism.

Peakmoor Sandstone:

A yellowish sandstone colour

has been chosen to match the

traditional tenements in the area. This material is currently

in use in other parts of Glasgow

to retain the character of conservation areas

Curtain Walling:

The glazing will fit in with that

found in Fleming House and

give a light feel to the top level of the proposal while allowing

large amounts of light into the

communal spaces

Artistic Impressions

South Elevation from Sauchiehall StSouth Elevation from Rose St

Artistic Impressions

West Elevation from Glasgow School of ArtWest Elevation from Renfrew St

Artistic Impressions

East Elevation from further down Renfrew StEast Elevation from Cambridge St

Artistic Impressions

North Elevation from further down Rose StNorth Elevation from Hill St

Conclusions

Programme

The programme presumes that planning consent will be achieved in March 2011, and the construction will be procured through an Management Contract to enable the

use of off-site production techniques while integrating into the existing structure. The Stage 1 warrant has been submitted and the programme takes into account lead in

times and manufacture of prefabricated elements. This off site approach not only ensures a good standard of finish, but will mean there will be minimum noise and

disturbance on site. Deliveries to the site can be kept to a minimum also and the fast track approach mean there will be less time spent on the main construction elements,

allowing the site to be kept clean, organised and minimise pollution and waste. The handover coincides with the Glasgow School of Art’s academic term, which would

allow occupancy of the building to be achieved by September 2012.

Summary

Scheme2 re-addresses the issues with the first scheme, by adopting the

comments of the Committee and the Planning Department to arrive at a

solution which integrates itself successfully into the Conservation Area,

takes into account all relevant planning policy and is in accordance with

DES1 and DES3 of the Glasgow City Plan .

This is achieved by;

-Reducing the scope of the development from 94 bedrooms to 85.

-The Scale and Massing has been revised by lowering the middle section

-The perceived Height of the proposal is reduced by up to 2 storeys

-Using materials that are more appropriate to a Conservation Area

-Illustrating that there is no clearly established building line which it exceeds

-Addressing ENV2 policy by establishing a contribution to local area

-Designing a contemporary building that better reflects the traditional

residential setting

Aerial Photo – showing the proposal in context