park quadrant | west end | glasgow

for saleprime development opportunity

Forth and Clyde Canal

Rive

r Kel

vin

River Kelvin

GREAT WESTERN ROAD

MA

RYHILL RO

AD

Universityof Glasgow

KelvingroveArt Gallery Kelvingrove

Park

KelvingroveSubway Station

HillheadSubway Station

St Georges CrossSubway Station

City Centre

WOODLANDS ROAD

ARGYLE STREET

GREAT WESTERN ROAD

KELV

IN W

AY

BYRES R

OAD

BYRES

ROAD

M8

U

U

U

U

Charing Cross(Glasgow)

River Kelvin

SubjectSite

Kelvingrove Park

Kelvinbridge Subway

Gt. Western Road

Gt. Western Road

INTRODUCTIONOn behalf of Glasgow City Council, City Property (Glasgow)

LLP is pleased to bring to the market the sale of Park

Quadrant; a prime residential development site set within

the prestigious Park District in the West End of Glasgow.

This is one of the most sought after locations in Scotland

for high end homebuyers - set in the heart of the West End

yet close to City Centre amenities and surrounded by the

greenery of Kelvingrove Park.

The sale offers developers a unique opportunity to add

to the classic local townscape by creating an exciting

development which offers high class residential

accommodation in a high demand area.

VIEW TO THE NORTH OF CITY

NORTH

Park Quadrant

The subject site is located in Glasgow’s West End. Glasgow

is Scotland’s largest city and holds a catchment population

in excess of 1.75 million people. The city has the UK’s

largest retail offering outside of London and attracts

almost 2.5 million visitors per year – tourists who come

not only for the shopping on offer but for the exhibitions,

music concerts and sport; all of which Glasgow has in

abundance. With three major Universities, Glasgow also

boasts a high level of education and the majority of the

70,000 student population resides in the city’s West End.

Historically, Glasgow was renowned as an ‘industrial

powerhouse’ with the River Clyde, which flows through

the City Centre facilitating trade and allowing Glasgow to

become the ‘Second City of the Empire’. Following on from

deindustrialisation in 1960s, the city has since become a

strong financial centre. Many blue chip companies have

chosen to house major offices in Glasgow including:

BT, Scottish Power, HBOS, RBS, Morgan Stanley and

JPMorgan Chase.

The subject site is set within the Park District; a very

prestigious section of the West End which is synonymous

with a high demand for high end living space. The

West End is renowned for its well preserved Victorian

architecture, arts, music and culture; this is a unique part

of the Strathclyde area which holds Glasgow’s prime

residential market with average house prices being higher

than anywhere else in the city.

Despite the City Centre being within a 10 minute walk

of the subject site, there are plentiful public transport

options in the near vicinity. Woodlands Road forms part of

a local bus route into and out of the city centre, whilst the

nearby Kelvinbridge Subway provides an alternative route

to the ‘West End’ and ‘Southside’. In addition, Charing

Cross Railway Station which is a 10 minute walk from the

subject site offers direct routes to suburban Glasgow and

Edinburgh.

The M8 motorway can be accessed at Junction 18, a mere

2 minute drive from the site.

Despite the City Centre being within a 10 minute walk of the subject site, there are plentiful public transport options in the near vicinity. Woodlands Road forms part of a local bus route into and out of the city centre, whilst the nearby Kelvinbridge Subway provides an alternative route to the ‘West End’ and ‘Southside’. In addition, Charing Cross Railway Station which is a 10 minute walk from the subject site offers direct routes to suburban Glasgow and Edinburgh. The M8 motorway can be accessed at Junction 18, a mere 2 minute drive from the site.

View from Kelvingrove Way to Park Terrace

View from Park Terrace towards Glasgow Uni

Byres Road

View over Kelvingrove Park and University of Glasgow

Byres Road

Northern section of Park CircusLOCATION

DESCRIPTIONSituated in the northern portion of the Park District in Glasgow’s West End, the subject site

forms the ‘final missing piece’ in what was the brainchild of 19th century Scottish architect,

Charles Wilson.

Park District sits atop a hill adjacent to Kelvingrove Park and is bordered by the city centre

and Woodlands Road. The surrounding area consists mainly of large 3 and 4 storey Victorian

townhouses; many of which were converted to office use in the latter half of the twentieth century

but with the majority now returned to residential use as part of numerous redevelopments. The

location is now considered to be one of the most prestigious residential areas in Glasgow and is

said to be the grandest example of a mid-Victorian townscape in the city.

The subject site follows existing lines as it curves around Park Quadrant to the north east and

Park Circus Lane to the south west. At present the site consists of mature woodland, although

it is identified as a development site within City Plan 2. The site extends to approximately 0.57

ha (1.4 ac).

ACCESSThere is currently no road access to the subject site. However, the site is bounded by the adopted

road of Park Quadrant to the north east and the private lane of Park Circus Lane to the south

west. Park Circus Lane is required for servicing / refuse uplift. The Council’s preference is for

Park Circus Lane to remain as a private lane; however, interested parties should be aware that

suitable improvements will be required to the road surface.

View from Park Circus Place

1858 map showing incomplete Park Circus

Great W

estern Road

Woodlands Road

City Centre

M8

M8

Park Q

uadrant

VIEW TOWARDS CITY CENTRE

SERVICESIt is understood that mains water, electricity, gas and drainage are available to the site via

Park Circus Lane. It will be the responsibility of the purchaser to ensure that required services

are available and adequate for the current and/or proposed development of the site.

GENERAL GROUND CONDITIONSInformation by way of a desktop geotechnical study can be provided upon request.

Glasgow City Council has not carried out a Site Investigation; however, there are historical

site investigation reports from third parties which are available to view by appointment

only. From these reports we understand that there may be an element of ‘made ground’

to a depth of between 3m and 4m on the site and as such interested parties should give

cognisance to this within their development design.

For further details on general ground conditions or to make an appointment to view

historical reports on the site please contact: Geotechnical and Land Remediation, DRS, 231

George Street, Glasgow G1 1RX.

T: 0141 287 8525 • E: geotechnical@glasgow.gov.uk

BIODIVERSITYThe results of a Phase 1 Habitat Survey can be made available to interested parties. At

present there is no evidence of protected species inhabiting the site. Based on the survey

undertaken any future mitigation works with regard to habitat on site should be carried out

under licence, as per statutory guidance.

Title Plan

TITLETitle to the property is held by Glasgow City Council. The site is to be sold with the

benefit of vacant possession subject to and with the benefits of any rights of way,

servitudes or restrictions. The subject site is outlined in red on the adjacent plan.

Materials

The established palette of cream sandstone, slate roofs, and large areas of plate glass

form the existing mainstay of construction in the area and should be the principal

component of any new construction; more modern technological advances will also

be considered on their own merits as part of an overall composition although quality

natural materials shall form the primary materiality of development proposals.

Topography and Building/Roof Line

The curvature of the hill, faceted nature of the site and existing master plan for Park

Circus sets out a defined geometry for the site, plot depth and width. This is based on

the established building line of the existing range of the Quadrant.

The gentle change in levels of the site along the main width of the site should be handled

to acknowledge carefully the subtleties of this fall and rise and not create a mono block

facade/roofline. The use of chimneys as features prominently in the roofscape of Park

Circus should be seriously considered for use both as articulating elements and as

functional elements in any design.

PLANNINGThe Park Circus area is probably the most iconic of Glasgow’s Victorian Cityscapes

- utilising a dramatic natural hill which overlooks Kelvingrove Park and the

River, hosting some of the finest sandstone townhouses and apartments of the

time, around planned gardens punctuated by Italianate and gothic spires. It

was meticulously planned and laid out by one of Scotland’s greatest architects,

Charles Wilson in 1855. The buildings of Park Circus are almost entirely listed as of

architectural and historic importance and the entire site comprises a Conservation

Area, thus alterations and development are strictly controlled to ensure the highest

quality of design, materials and workmanship and that work enhances rather

than undermines the special character of the area. Contemporary, sophisticated

design in Conservation Areas is encouraged where these principles are upheld.

More details as to the policies and principles applying to the Conservation Area

are available in City Plan 2.

The site has a residential development policy principle in City Plan 2 which is

the current adopted local plan. New development on the un-built area of Park

Quadrant will require taking account of the following basic tenets:

Façade

The articulating elements of window and door cases, bay windows, cornices and

string courses and their arrangement in defined solid to void proportions set a regular

rhythm and pattern to the facade which should be referred to in any new design,

as does the plot width of party walls. Whilst this is a long and wide elevation, the

direction of movement in the facade should still seek to maintain the vertical series of

emphasis set up by these features rather than result in a wide horizontal facade. The

manner of dealing with the curvature of the site will be important and should avoid

overly faceting the sweep of the facade.

Rear and side elevations

The rear elevation will offer more scope for changes to established materials and

appearance - but should not be unrelated to the main elevation, nor to the overall

character of the Conservation Area as to present a schizophrenic overall composition.

The end stop of the terrace at its easterly point should return the materials and

detailing of the main facade and be regarded in treatment as a secondary main

elevation to the development.

Boundary treatments

There is an established basement plus cast iron railing ‘defensive moat’ to Park Quadrant

on its main facade. This arrangement may be repeated to provide for additional floor

space at sub ground level - however if so - the basements must be detailed and carry

through the functionality of the residential facade to allow for windows and access for

cleaning etc. The existing cast iron railing pattern should be replicated and extended,

allowing for modifications if required to meet with current day building standards/

inclusive access regulations.

Energy Efficiency and Sustainability

In all aspects of proposed development of this site the Council will expect to see

national standards of energy efficiency, and sustainable design in choice of materials,

carbon footprint of sources and suppliers, recycling of any materials found on site

e.g. granite setts in the rear lane, and the inclusion of renewable energy technology

where applicable.

Access, Parking and Refuse

Parking standards shall comply with the terms of City Plan 2 policy TRANS 4 and

a transport assessment will be required in support of any future detailed planning

application. Car park and bin storage design shall take serious consideration of the

sensitivities of the site and the surrounding conservation area and shall not dominate

rear garden areas. Under croft/subterranean parking may allow better site planning and

an overall townscape solution. The rear lane will require to be brought up to a sufficient

standard to allow for servicing/refuse uplift and access for emergency vehicles.

Development proposals shall also build in the requirements of policy Trans 6 Cycle

Parking Standards and DES 12 Provision of Waste and Recycling Space.

Quality of Residential Living

In order to ensure appropriate scale and massing, townscape form and quality of living

environment, proposals shall demonstrate compliance with the residential suite of

policies in city plan 2 (in particular RES 1, 2, 6). The city council supports a mix of housing

types with townhouses as well as flatted residential dwellings being appropriate.

Accommodation in basements shall be part of a duplex arrangement over ground and

basement to avoid poor aspect and amenity and ensure good levels of natural daylight.

Quality of Design

As mentioned previously, quality design and natural materials shall be the driver for the

development of this prestigious site. A comprehensive design statement will be required

in support of future planning applications carefully explaining the design rationale and

demonstrating an understanding of the sites position within the Park Conservation Area

and compliance with the policies of the statutory development plan (see city plan 2 Policy

DES 1 Development Design Principles, DES 2 Sustainable Design and Construction and

also DES 3 Protecting and Enhancing the City’s Historic Environment together with the

requirements of the residential and transportation policies). Prospective applicants shall

also be required to carefully consider the requirements of City Plan 2 policy ENV 2: Open

Space and Public Realm Provision in scheme development.

Proposals of 50+ dwellings are major development in terms of The Town and Country

Planning (Hierarchy of Developments) (Scotland) Regulations 2009, and as such are

subject to pre-application consultation with the community prior to the submission of

a planning application. For further guidance in this regard you are directed to The Town

and Country Planning (Development Management Procedure) (Scotland) Regulations

2008 and the related Circular 4/2009 - Development Management Procedures.

The foregoing is not intended to act as an exhaustive list of planning considerations and

the City Council actively encourages pre-application discussions to identify issues at the

earliest possible stage in the development of proposals.

Further Information

For further information and to view City Plan 2 please visit https://www.glasgow.gov.uk/

index.aspx?articleid=2910

It is recommended that any interested parties make contact with the following planning

officers for guidance and advice on their proposals for the subject site:

David Russell

0141 287 6034 / david.russell2@drs.glasgow.gov.uk

Kevin McCormack

0141 287 8443 / kevin.mccormack@drs.glasgow.gov.uk

CLOSING DATEGlasgow City Council is seeking best bids for its interest in this property and will consider

both unconditional and conditional offers. The selection of a preferred bidder will take

place in two phases:

• Stage 1 – Initial Bidding

A Closing Date for the Stage 1 process will be set in due course.

Interested parties should register their interest in the property by emailing ‘marketing@

citypropertyglasgow.co.uk’ quoting “Interested Party Park Quadrant’.

This will ensure all of the information required to submit a Stage 1 bid is sent to those

that have registered an interest.

• Stage 2 - Clarification Stage

A shortlist of parties will be invited to clarify their offers at Stage 2. Whilst this gives City

Property and Glasgow City Council the opportunity to seek clarification on any points

from the Stage 1 offer, it will also provide the shortlisted parties with the opportunity to

seek clarification on planning, design and building control guidance.

Following the Clarification Stage, a preferred bidder will be selected, subject to Glasgow

City Council’s Executive Committee authority, and a period of exclusivity will be agreed

to conclude unconditional missives.

Please note that all compliant bids will be assessed on the extent to which the proposals

meet the guidance of this Marketing Brief along with the subsequent Closing Date letter

and the ‘Information for Submitting Offers’ supporting document which will be sent to

all registered interested parties.

The scoring assessment shall be weighted as follows:

60% - Development proposal and design

40% - Financial offer

VAT / LEGAL COSTSPlease note that this site has not been elected for VAT and as such VAT will not be

applied to the purchase price. However, the purchaser will be responsible for covering

any SDLT or the proposed replacement; Land and Buildings Transaction Tax (LBTT), as

well as their own legal costs.

View North from Park Quadrant

Glasgow University

Glasgow Harbour

Kelvingrove Park

Byres Road

VIEW TO THE WEST OF CITY

Park Quadrant

park quadrant | west end | glasgow

viewing & further informationThe majority of the site can be viewed from the public roads and footpaths

which surround it. If interested parties require direct access into the site this

can be arranged by contacting City Property

For more information please contact City Property:

Andrew Kubski: 0141 287 6159 / andrew.kubski @citypropertyglasgow.co.uk

Andrew Mearns: 0141 287 6825 / andrew.mearns@citypropertyglasgow.co.uk

www.citypropertyglasgow.co.uk

@CityPropertyLLP

Disclaimer Notice: City Property (Glasgow) LLP for themselves and for the vendors of this property, whose agents they are, give notice that: (i) the particulars are set out as a general outline only for guidance of intending purchasers and do not constitute nor constitute part of an offer or contract, (ii) all descriptions, dimensions, references to condition and necessary permissions for use and occupation and other details are given in good faith and are believed to be correct but any intending purchasers should not rely on them as statements or representations of fact but satisfy themselves by inspection or otherwise as to the correctness of each of them, (iii) no person in the employment of City Property (Glasgow) LLP has any authority to make or give any representation of warranty whatever in relation to this property, (iv) City Property (Glasgow) LLP does not bind itself to recommend acceptance of the highest or indeed any offer and on supplying particulars is not issuing instructions and will not therefore bear any liability for Agent’s or other fees. Photographs and Particulars dated September 2014.