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Collegelands, Glasgow Life offices and wider site masterplan

Collegelands, Glasgow Life offices and wider site masterplan

Key Facts


Dawn Group Ltd


220 High Street, Glasgow, G4 0QW



Internal Floor Area



May 2012

Link masterplan of city centre to east end

Project Info

Glasgow Life offices as template design for redevelopment of former Goods Yard site in the form of clearly defined urban blocks addressing the existing duke Street frontage, internal road spine and suds canal.

Page \ Park were appointed in November 2004 by Dawn Developments to develop a masterplan for the former College Goods Yard site, located to the east of High Street and south of Duke Street in Glasgow.

The masterplan built on the previous report undertaken by the practice in development of the 2002 Glasgow City Council approved College Business District Plan.

A low-rise, sustainable, multi-use strategy was proposed incorporating offices, hotel, and residential developments to achieve mixed-use functions (over 200,000m2 in area) and integrate into the city infrastructure.

Integral to the vision was the creation of a high quality landscaped environment and dominance of pedestrian/cycle routes over vehicular transport. Surface car parking has been largely eliminated in favour of enhanced public walkways, including the creation of a new canal and water feature along the south boundary.

The first phase of the development, adjoining High Street, is a 6 storey, 9,600m2 office building, designed to achieve BREEAM ‘Excellent’. Page \ Park have designed this office, and its adjacent 1200 space multi-storey car park and the Cat A interior fit out, to suit the new tenant, Glasgow City Council .

City & Land

For 40 years the unbuilt east flank of the Glasgow City Ring Road had blighted the area now known as ‘Collegelands’ which extends east from the High Street. This masterplan imagined the re-habitation of the area between Duke Street and the railway with city centre density.

The mixed use regeneration masterplan promoted a ‘city centre’ business park integrating business use, residential and commercial space. It anticipates the relocation of the High Street station and establishes an urban street edge character.

The Dawn Developments project seeks to create an urban extension to the city with a number of building types; offices, hotel, student housing and car parking, built on a platform of small scale commercial activity, structured around a landscaped spine.

The diverse mix of uses in Collegelands seeks to avoid the dangers of monolithic single use developments. We used a number of urban design approaches such as retention of the existing former goods yard wall to Duke Street, the use of its proportions to influence and link the character of the different buildings, edging a series of streets, lanes, gardens and a canal to the railway line.

The majority of the plots defined by the masterplan have now been built and we have reviewed and adapted the masterplan in three occasions.