Item 3 (6 pages)
21st March 2013
GEORGE SQUARE REDEVELOPMENTPurpose of Report:To update Members on progress with the proposed redevelopment of George
Square.
Recommendations:It is recommended that the Committee:
o Notes the report;
o Approves a two-phased approach to delivering the redevelopment
pre- and post-2014 Games;
o Approves the development of Phase 1 as set out in the paper;.
o Notes that a Planning Application will be brought to Planning
Committee in June 2013 with full detail on Phase 1;
o Agrees that a further paper on Phase 2 should be presented to
Executive Committee in the Autumn of 2013.
1. INTRODUCTION1.1 At its meeting on 7 February 2013 the Executive Committee noted the
conclusion of the George Square Design Competition, and instructed the
Executive Director of DRS to present a further report to the Committee with
alternative refurbishment options that retain the statues, improve the green
spaces, utilities and lighting, and replace the red surface.
1.2 This report outlines the envisaged two-phased approach to delivering a
redeveloped George Square both pre- and post-Commonwealth Games.
2. BACKGROUND2.1 It is proposed that a two-phased approach is taken in order to maximise the
opportunity for the City. There are a number of factors which have influenced
this:
(i) Glasgow has a fantastic opportunity to present itself to the world during
2014 and this should be maximised during the Commonwealth Games
and its related activities. It will also allow for suitable commemoration of
the outbreak of World War I.
(ii) The time available between now and the Games would present
significant risk when excavating and levelling the Square, which would
be required for any permanent stone solution and for upgrading the
underground services and utilities infrastructure.
(iii) The development of the new City Centre Traffic and Transport Strategy
is well underway and due for completion late 2013. The full
redevelopment of George Square needs to resolve some engineering
issues relating to the approximately 1.4m change in level between the
north and south of the Square. This must be integrated with any new
traffic plan.
(iv) The ongoing uncertainty over EGIP (the Edinburgh Glasgow
Improvement Programme) and the related redevelopment of Queen
Street is leading to significant risk with respect to the timelines for that
project and its implications for George Square. The Council is liaising
directly with Scottish Government and Transport Scotland in order to
resolve this as quickly as possible.
2.2 Progressing Phase 1 will enable the Council to host the Christmas events into George Square for 2013.
3. PRE-2014 OPTION: PHASE 13.1 Surface Treatment: Phase 1 works will involve a grey, surface treatment,
using Epoxy Resin which is a hard surface that is Sustainable Urban Drainage
System-compliant. The surface is applied onto a flexible honeycomb structure
and is extremely hard-wearing under icy conditions. This will achieve a notable
improvement in the appearance of the surface and remove the red tarmac
3.2 Additional works: In addition to the surface treatment, a range of other
measures will be implemented to make further improvements which be
incorporated into any longer-term upgrading.
(i) New grass beds: two new grass beds will be re-introduced to the
western side of the Square, designed to be flush with the existing
surface, to restore design integrity and maintain capacity at civic events.
(ii) Feature lighting: will be introduced for statues, the Cenotaph, and
trees within the Square.
(iii) Street furniture: the commemorative benches will remain in George
Square.
(iv) Statue cleaning: a programme to fully clean the eleven statues and
monuments in George Square will be instituted in Phase 1.
3.3 Timetable: The key milestones for Phase 1 as detailed above are:
(i) Design/cost/GCC approvals February to June 2013
(ii) Planning approval June 2013
(iii) Procurement (existing framework) March to June 2013
(iv) On-site mobilisation June 2013
(v) Construction July to September 2013
3.4 Planning: planning permission will be required for Phase 1 works.
Processing time for a local application is usually 6 – 8 weeks.
3.5 Listed Building Consent is not required for any proposed Phase 1 works.
4. POST-2014 OPTION: PHASE 24.1 Surface Treatment: It is proposed that a substantial upgrade to the quality of
the surface of the square will be pursued post-games. It is envisaged that this
will use either Porphyry or Granite stone. There are various coloured options or
both Porphyry and Granite, which have each been widely used
throughout the City Centre.
4.2 Additional works: In addition to the surface treatment, a range of other
measures will be developed, but will not entail a radical redesign of George
Square:
(i) Greening Strategy: both permanent and temporary landscaping options
will be explored.
(ii) Services, Utilities and Lighting: a full review of above-ground and
underground services and utilities, as well as lighting and banner columns,
will be instituted with a view to introducing smart infrastructure.
(iii) Statue conservation: a programme to fully conserve the eleven statues
and monuments in George Square will be instituted in Phase 2. The
Council would intend to apply to Historic Scotland for up to 25% of the
associated statue conservation costs, which could secure in excess of
£250,000 towards the overall costs.
(iv) Traffic Management: following completion of the City Centre Traffic and
Transport Strategy, there is the potential to restructure and significantly
reduce traffic in George Square.
4.3 Planning: planning permission will be required for Phase 2 works. Listed
Building Consent may be required; this will be assessed as the plans become
more advanced.
4.4 A report on Phase 2, including details of public consultation on the final surface
treatment and colour, will be presented to the Executive Committee in the
autumn of 2013.
5. COSTS5.1 The estimated cost of all Phase 1 and Phase 2 works will be £15m as
previously agreed by the Council’s Executive Committee on 13 September
2012.
5.2 The anticipated cost for Phase 1 is £500,000 . Costings for Phase 2 will be
detailed in a future report to Committee.
6. RECOMMENDATIONS6.1 It is recommended that the Committee:
o Notes the report;
o Approves a two-phased approach to delivering the redevelopment preand
post-2014 Games;
o Approves the devo Notes that a Planning Application will be brought to Planning
Committee in June 2013 with full detail on Phase 1;
o Agrees that a further paper on Phase 2 should be presented to
Executive Committee in the Autumn of 2013.
Development and Regeneration Services
JL/009-13
15/03/13
Appendix 1: Phase 1 surface solutionelopment of Phase 1 as set out in the paper;.