A RADICAL vision which could transform one of Glasgow’s flagship shopping malls to create the city of the future has been revealed.
Glasgow’s Buchanan Galleries could be replaced to make way for a 21st century mixed-use development in a prime location including residential, retail, hotel accommodation, offices and hospitality, to create an urban neighbourhood.
Now the owner of the shopping centre, which has occupied the prominent site at the top of the iconic Buchanan Street since 1999, is launching a public consultation to find out your views.
Landsec wants to consult on its plans and says the proposals are a response to the disruption facing retail, which has been accelerated by the pandemic. It is also designed to support the City of Glasgow’s net zero ambitions to build on the success of COP26.
From a mix of a hotel or apart-hotel, restaurants, street-facing retail, and housing, this bold vision could change the way people live, socialise and shop in the city centre, but also complement Glasgow’s traditional grid style lay out with new city centre streets.
It is seven years since a previous plan, which would have seen the shopping mall double in size at a cost of £400m while scrapping the Concert Hall steps, was shelved. While discussions are at an early stage, the owner stressed there is no immediate impact to the current tenants in the galleries which includes the flagship John Lewis department store.
Buchanan Galleries commands a prominent position in Glasgow City Centre. Photograph by Colin Mearns.
Read more: Buchanan Galleries: Should it be 'demolished'? Send us your thoughts
The news comes just days after a blow to city retail when it was revealed that Marks & Spencer in Sauchiehall Street was to close for good.
The new masterplan is being viewed as an opportunity to improve the area around the Concert Hall steps at the top of Buchanan Street and create better pedestrian links around Buchanan Street and Killermont Street.
Work would also be carried out close to Queen Street Station including Dundas Street.
The public are being consulted on future plans for Buchanan Galleries. Photo by Colin Mearns.
Read more: Buchanan Galleries - How plans developed for the flagship mall
However, a report to councillors said any development of the area should reflect the history of it as a resting point, and an area for events, protesting and other public activities. Previous plans to change the area around the Concert Hall steps close to the Donald Dewar statue resulted in a Save the Steps campaign with hundreds of objections letter being lodged.
David Heaford, managing director of development at Landsec, said: “Cities around the world are learning to adapt to the public’s changing habits – and we want to help Glasgow to be well-positioned to do the same. Our vision is to replace the existing shopping centre with an exciting new mixed-use urban neighbourhood in the heart of Glasgow city centre, blending world-class shopping with places to work, live and play.”
He said their plans will seek to extend the city’s iconic and accessible grid layout, support the city’s net zero ambitions and will be informed by the needs and views of local people, visitors and businesses.
Mr Heaford added: “We will be launching a wide-ranging consultation, kicking off in the spring, to help create a place that makes a lasting positive contribution to the city and all those who live, work and visit here.”
Marks & Spencer store on Sauchiehall Street is closing for good. Photograph by Colin Mearns.
Landsec is working with Glasgow City Council and details of the radical plans were made available to Glasgow City Council’s city administration committee in a paper which will go before members next week.
Councillor Susan Aitken, Leader of Glasgow City Council, said: “Glasgow, like town and city centres everywhere, is facing significant and accelerating structural changes. These initial proposals detail a response to those changes, ensuring Glasgow has a vibrant, successful and evolving city centre which continues to be the envy of our peers.
“Approval for the commencement of negotiations with Landsec would allow us to push ahead with addressing oncoming challenges and opportunities in this rapidly changing world. A 21st century city centre delivering on Glasgow’s international standing and ambitions means more mixed-use developments, a greater residential population, more public spaces, sustainable transport options and more people-focused streets. The transformation of the Buchanan Galleries can be a vote of confidence on Glasgow’s future.”
While future plans might fuel concerns over city employment, the owner believes the new mixed use urban neighbourhood has the potential to generate significant jobs and economic benefits.
Council leader Susan Aitken said the transformation of the Buchanan Galleries can be a vote of confidence on Glasgow’s future
More than 850 construction jobs could be created each year during the build phase leading to over 9,500 permanent jobs for the city centre.
The firm said on completion this will could result in over £1bn of Gross Value Added to the economy each year, demonstrating a significant benefit to Glasgow and Scotland.
Stuart Patrick, Chief Executive of Glasgow Chamber of Commerce said: “Landsec’s aspirations for Glasgow and their proven track record in delivering high-quality mixed-use developments would be transformational at this incredibly challenging time. As a valued long-term investor in the city, we look forward to them bringing forward innovative plans that could position Glasgow in the vanguard of covid recovery. The scale of ambition of this private sector investment should be welcomed with open arms.”
With Glasgow City Council being the head landlord, any redevelopment would require the approval of the council.
The council is considering the use of Tax Incremental Finance (TIF) to support some of the works that would be required for the masterplan to be delivered. This includes a proposal to construct a capping over some, or all, of the North Cutting of the railway line at Queen Street Station to create a platform for either a building or a public space, in addition to public realm works in and around the area.
As the development will surround the void above Queen Street Station, it is felt there is a unique opportunity to create a new public space in the heart of Glasgow city centre.
The public and city stakeholders will be invited to register their interest via the Commonplace consultation platform https://buchanangalleries.commonplace.is. with wide-ranging consultation from spring.
Community answers
What do you think should happen to Buchanan Galleries?
"Should Buchanan Galleries be demolished? What would you change? Let us know your thoughts."
We asked for your responses - this is what you sent.
What do you think should happen to Buchanan Galleries?Please keep it. The whole of Glasgow is suffering and to close it for offices - which will never be used and yet more hotels is barbaric. Aberdeen doesn’t have any department stores and is like a ghost town - we don’t want to end up the same.
What do you think should happen to Buchanan Galleries?I think it should stay the way it is. Why would they pull down a perfectly working building for housing and offices when there are so many more buildings that could be converted. Instead of wasting all that money on Buchanan galleries use the money to try and improve sauchihall Street
What do you think should happen to Buchanan Galleries?They should stay as they are. It is by far the best shopping mall in Glasgow. This is proved by the number of empty units compared to those in other areas - there are very few, emphasising its success. Without John Lewis, Glasgow would be much poorer in terms of quality shopping. It would be a lot more sensible to develop Debenhams which is already empty and crying out for something imaginative to be done to it.
What do you think should happen to Buchanan Galleries?It should be pulled down. It is an unattractive building. Far too many duplicate shops in Glasgow. That area including Sauchiehall Street needs a good makeover.
What do you think should happen to Buchanan Galleries?I think it is a ridiculous and ill conceived idea to demolish the Buchanan Galleries. It will be a nail in the coffin for Glaswegian and Scottish prosperity. This will only serve to hasten the decline of Glasgow's economy, which is an essential aspect of Scotland's economy as a whole! News of the proposed plan will result in store closures within the Galleries as current lease holders will see little to no long-term benefit in renewing the lease. A far more appropriate use of the money would be to make modifications to the current building to adapt to the needs of the changing economy. I see it as far more appropriate to repurpose the Galleries to accommodate a variety of goods, services, and businesses as this blend will help preserve the city centre as an economic hub. Demolishing the entire building to build a mix of retail, commercial, and residential units is not necessary. It will benefit the developers to the detriment of the city. Instead, investments would be better spent on Sauchiehall Street, as major units like the old BHS store lie empty, the unit that held Greaves Sports is demolished, and we're soon to lose M&S too. And there are far better places for residential units to be built in the city that do not require major demolitions. I have seen overwhelming shock, dismay, and backlash against the proposals for the Buchanan Galleries but I doubt this widespread opposition will be heeded in a city so notorious for its ill advised developments.
What do you think should happen to Buchanan Galleries?No no no . Love shopping here. I hate online shopping. Love browsing round John Lewis , Boots , Next and other stores and making purchases.This closure would ruin tourism to Glasgow and affect our wonderful city centre restaurants which I love to go to. Places like the Forte offer a different shopping/ eating experience but not for our great city centre. Retain as present please.
What do you think should happen to Buchanan Galleries?The Galleries are an asset to the area & should not be demolished They are only22yrs old. Sauchiehall St.used to be an upmarket shopping are but it has been neglected for a longtime & the Savoy Centre should be demolished .It is well past it's sell by date.
What do you think should happen to Buchanan Galleries?The main high streets could be re energised if this goes ahead. Argyle street and sauchiehall street are suffering from store closures. Time to move on from spreading shopping to only across multiple stores.
What do you think should happen to Buchanan Galleries?Leave it alone!
What do you think should happen to Buchanan Galleries?Instead of demolishing Buchanan Galleries why do they not do this new planning on Sauchiehall Street? Sauchiehall Street is a disgrace. So is Argyle Street and Union Street. Why waste taxpayers money on changing Buchanan Galleries which is the only decent shopping centre in Glasgow. Changes should be made to Sauchiehall Street which is just along the road from The Buchanan Galleries.
What do you think should happen to Buchanan Galleries?Absolutely not. The shops in Buchanan Galleries all have tenants whereas all along Sauchiehall Street there are more than 50% of empty shops, derelict buildings and empty sites which can all be utilised to build the hotels, shops and housing without destroying the one decent thing in Sauchiehall St. I can’t believe the headline “what do you think should happen to Buchanan Galleries” Glasgow City Council should be ashamed of their selves for even considering this idea.
What do you think should happen to Buchanan Galleries?I think they should demolish it and built something better
What do you think should happen to Buchanan Galleries?
Should Buchanan Galleries be demolished? What would you change? Let us know your thoughts.
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