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Former Howden’s site, Scotland Street

Former Howden’s site, Scotland Street

Key Facts


Zephyr (Scotland St) Ltd


Scotland Street, Glasgow

Taking the chapter of Glasgow's industrial heritage - the factory spaces and brick eclecticism - and making a new mixed use quarter on the edge of the city centre

Project Info

Developer Zephyr (Scotland St) Ltd., engaged Page \ Park to lead a team to prepare a strategy for the redevelopment and conservation of the former ‘Howdens site’ on Scotland Street, Glasgow. The 4.2 hectare site has a rich historic context and legacy, consisting of the Former Subway Power Station (taken into Howden’s ownership in the 1940s), Howden’s Engineering Works and associated vacant industrial site which wrapped around the nationally important Scotland Street School by Honeyman, Keppie and Mackintosh.

Our initial response focussed on 4 key issues:

  1. Understanding the historical legacy of the site and associated buildings.
  2. Developing a specific masterplan strategy that responds to the historical legacy and the need for strategic, careful step-by-step selective demolition to safeguard the longevity of the significant buildings.
  3. The capacity of the retained buildings that are to be developed.
  4. The implications of the broader masterplan supporting land-uses and their capacity.


City & Land

The overall vision emerged to create a coherent and quality piece of urban city fabric, extending and linking with the existing residential neighbourhood to the south, whilst building on the business use in the area in new and creative ways. A new mixed use neighbourhood of living, working and social spaces, served by business and commercial uses.

A masterplan was developed to include residential proposals for the area of vacant land and business uses within sensitive conversion of the existing industrial buildings.

Heritage & Conservation

A conservation and retention strategy for the category B listed buildings was established through careful examination of each of the groupings. The aim was to open up the complex to provide access to the heart of the site for different users.

The significance of the site results from the aggregation and concentration of industrial buildings, which on their own, are of moderate architectural value. Their value is as much to do with the way in which the buildings are related to each other and to the spaces between and around them, including the setting of Scotland Street School.

Workplace & Health

The vision for the re-use of the historic buildings is to create a new, stylish, ‘go to’ destination for commercial related activity on the edge of Glasgow. We are taking the first steps to imagine this new workplace which create interesting floor plates and good prices in anticipation of the excitement of this becoming a new destination in the city and planning applications have been submitted for the buildings fronting onto Scotland Street.