Rolling hills dotted with sheep. Traditional farmhouses snug in the curves of the landscape. Rural views and property values threatened by monstrous farms of wind turbines looming 100 metres above the earth, blades slicing and whizzing through the air. These are the images that spring to mind when the term nimbyism is thrown about.
Not a derelict car park in the centre of Scotland’s largest city. But for years this lackadaisical plot wedged between Albion Street and Ingram Street has been the site of a vicious planning battle. In one corner, the Merchant City and Trongate Community Council (MCTCC). In the other, Artisan Real Estate.
Artisan Real Estate first submitted plans to turn the brownfield into 109 flats in spring 2022. But dreams of turning the area into a mix of one-, two- and three-bedroom flats with ground floor commercial space were nearly dashed by residents who like the site just the way it is. Two years on and builders have yet to break ground.
According to the latest petition from the MCTCC, this is not the community’s first rodeo. “There have now been three proposals to build on this site. The first in 2007 failed. The second in 2018 failed. The third is in process,” it reads. What are they fighting for? “A much-needed green space in the heart of the city centre.”
The parking lot is lined with cherry blossom trees with a few horse chestnuts sprinkled in. Behind them, a mural of woodland creatures commissioned by MCTCC is painted on the side of City Halls. I walk past it nearly every day and think, sure, these are nice. But not nice enough to halt progress in a city centre on its knees begging to be populated. After all, there is a lovely oasis from the bustle of city life in the Ramshorn Graveyard across the street. That too is lined with trees. And if that doesn’t scratch the itch to touch grass, George Square, Barrowland Park, Greyfriars Garden. Rottenrow Gardens and Glasgow Green are all within a ten minute walk. Are these green spaces not good enough?
To appease the MCTCC in their original plans, Artisan Real Estate said they were committed to including a publicly accessible “hidden courtyard” but the gesture was ignored. I’m also not sure the developers know the kind of carryon arises in hidden courtyards in these parts anyway.
The community council doubled down. They revived their 2020 Merchant City Park campaign. They invited a Scottish Greens councillor to a rally with a dozen residents. By October 2022, the developer’s planning application received more than 100 objections. These included concerns about blocking sunlight, loss of trees and greenspace, impact on the conservation area and… loss of parking. At the time, some objectors said there was no need for further commercial units and no need or demand for further housing. They later acknowledged a need for housing (just not in this area).
In February 2023, after a lengthy planning application committee meeting, the council decided to approve the development by a hair. Now, the not-in-my-back-parking lot brigade would need to come up with something else. The noise from City Halls and the Old Fruitmarket would do. Future residents might complain about the racket and cause the historic venue to be closed, one objection claimed. Logical fallacies aside, the case was dropped on the desk of the Scottish Government.
Ministers “called in” the approved planning application due to the possible impact it could have on the adjacent music venue. I attended the walk through with the government’s noise detective. A gaggle of residents (myself included) and a suit from the development company followed the clipboard from area to area while she made little notes about acoustics. She frequently reminded our little tour that she was there for one thing only and would not be taking into account other complaints raised.
After a delay of 17 months, the Scottish Government said last week it was “minded to grant permission [to the application] subject to a legal agreement being reached”. It seems like after years of battle the new flat block will be going ahead. Hopefully.
The Merchant City residents are “bitterly disappointed” with this decision. They’ve recirculated images of campaigners hugging cherry blossom trees and blamed the government for shattering their dreams. As a Merchant City resident myself, I had to use my fingers to reset my eyes after rolling them so far into the back of my head they got stuck.
New murals can be painted. I’m sure many artists in the city would be pleased with a new commission. New trees can be planted (they better be cherry blossoms).
We don’t need another green space. We need people. I have lost count of how many business closures I’ve reported on in this area. People who do not live in the city centre do not tend to hang about, and I don’t blame them. Parking is expensive, public transport is expensive (and abysmal) and if you do not drive a LEZ compliant car then don’t even think about it. So how do we keep the economic centre of Glasgow kicking? People need to move in.
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The proposed Ingram Street development is not going to solve the housing crisis. I am under no illusion that these apartments will be affordable. But those who move into the swanky abodes when they are finished will hopefully have a bit of cash to splash at their local pub, restaurant or café.
I congratulate the community council on their heroic demonstration of the power of local democracy, but I do not want a new park in my yard. I’m fine with the ones we have. City life is meant to be vibrant and exciting. Hopefully a new burst of neighbours will spice things up a bit. And hey, if the planning use changes to purpose built student accommodation – I’ll dangle in the trees alongside you.
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