UP31003 Dundee Civic Award Ashley Rabot

S STRENGTHS

Prime Area within Dundee City Centre

Central Location (Fig. 1& 2)

Frequently Used by Pedestrians

Close Proximity to other key areas of

Dundee such as City Quay and the

Waterfront

Large Site Area of 1.72 Hectares

Site Area : 1.72 Hectares of Brownfield Land

Location :

Enclosed By Trades Lane, South Marketgate, East Marketgate and Seagate,

City Centre, Dundee. (See Fig. 1 & 2)

Current Site Usage (Fig. 2) :

Several vacant Industrial buildings

14 newly constructed Apartments

Seagate Bus Station

3 Active Businesses including Machine Mart & Enterprise Rent-a-Car

Vacant Grade B Listed Building (Fig. 2)

Surrounding Land Use (Fig. 3) :

Olympia Leisure Centre and Gallagher Retail Centre located East of the Site.

Residential & Commercial primarily surround the site.

Vacant Buildings near and onsite.

Far East of the City Centre is principally Industrial Use.

Good Amount of Car Parking Spaces Nearby.

Historical Context :

Reclaimed Land during 1836

Industrial Use - Calendar Works & Workshops

Site Description

DP&L Listed Building on Site

D

Olympia Multi-Story Car

G

Existing Business on Site

F

Apartments adjacent to Site

E

A

C

F

E

D

B

A

Enterprise Rent-a-Car located on Site

B

Mary Ann Lane

Fig. 2: Location of Site

The Night Time Economy has gradually been declining due to the

closure of night based leisure facilities and rise in crime.

Out of Scotland’s Four largest Cities, Dundee has a substandard

weekly wage. (Fig. 4)

Employment Rates are well below the Scottish Average of 73.6%

according to the National Official Labour Market Statistics

(NOMIS)

Dundee is home to over 22,000 Students.

The population is estimated to rise to 170,800 by 2037.

Dundee has one of the highest proportional working

age populations yet one of the highest unemployment

rates in Scotland.

Population Density : 2,204 per km²

Total Area : 67.3 km²

Unemployment : 5,500 people ≈ 8.3% (2016)

Median Gross- Annual Pay (Full Time) : £24,090

The Map Above shows the Concentration of Job

Seekers within areas of Dundee. A Large proportion

are located just North of the City Centre and areas

East & West of Dundee. (City Council, 2015)

Population

Economy

Fig. 4 : Median Weekly Wage in Scottish Cities

In Accordance to the proposed TayPlan 2016, the following policies are relevant to the site and it’s immediate surroundings within the City Centre. Policy 2: Shaping

Better Quality Places Policy 4: Homes Policy 5: Town Centres

First Policy 7: Energy,

Waste and Resources Policy 10: Connecting

People, Places and Markets

TAYPlan

Car Parking & Vacant Buildings

Dundee Local Development Plan

Policy No. Policy Title Relevancy to Site

Policy 6 Visitor Accommodation

Demand for Hotel/Hostel

Accommodation. Attractive

Location

Policy 7 High Quality Design Compliments Waterfront

Development

Policy 9 Design of New Housing Demand For New Homes

Policy 16 Small Scale Commercial Uses within

Residential Areas

Integrated Development &

Community

Policy 17 Community Facilities Promote Leisure & Community

Policy 20 City Centre Retail Frontages Attractive, Retail Frontages to

Policy 24 Location of New Retail Developments Demand for New Retail

Policy 25 Gallagher Retail Park Extension Close vicinity to Site

Policy 27 Class 2 Office Developments Mixed Used Site

Policy 29 Low and Zero Carbon Technology in

New Development

Eco-Friendly Development which

works towards TAYplan + NF3 goals

Policy 36 Open Space Need for Open, Attractive Space

Policy 48 Listed Buildings Listed building on Site

Policy 54 Active Travel Promote Eco-friendly travel

Policy 55 Accessibility of New Developments Last large-scale City Centre

Development. Huge Potential

Bold, Modern Design to acting as a ’magnet’ for Dundee.

Better Integration between Retail and Leisure within an Urban Area. (Fig. 12)

Use of Energy Efficient Materials such as Emissivity Glass and Photovoltaic Panels

Inclusive Design with Pedestrians in mind. (Fig. 13 & 14)

Incorporating Nature into the Design bringing it back into the City.

Improving and tuning Transport Connections including Traffic Movement and Cycle Provision.

Open Space for Public Interaction.

Funnelling Effect Drawing Commuters, Workers and Citizens into an Area. (Fig. 14)

Relevancy To Site

Good Proportion of Tall

Buildings to Wide Open

Space. (Fig. 15, below)

Vast Amounts of Greenery

including Roof Gardens

Large.

Pedestrianised Area with

Integration of Water

Features.

Section Analysis

Fig. 12: Land Use of Proposed Development at Lewisham

Gateway, London

Fig. 15: Cross Section of Part of Lewisham Gateway upon Completion

Fig. 13 : Lewisham Gateway Pedestrian

Accessibility Pre-Development

Low Story Buildings on Site. (Fig. 8)

Buildings around the site are

predominantly taller. (Fig. 8)

Some buildings in the vicinity are up to 9

floors tall.

4. Existing Form & Function

Fig. 5: Sketch Up Model of Site

Architecture of Olympia Apartments adjacent to Site

DP&L Listed Building

Nearby Listed Buildings Vacant Offices & Apartments

B

A E

F

D

A B

D

E F

C

C

Custom House

Enclosure

Mary Ann Lane creates a strong sense

of enclosure with a 2:1 ratio. (Fig. 10)

Majority of the site has a good sense of

enclosure with a minimum ratio of 1:2.

Pedestrian routes are very limited towards

the South-Eastern section due to limited

road crossings.

Currently there is minimal-to-no activity

through the site. (Fig. 6)

3 Main Access Points. (Fig. 7)

Currently there is minimal-to-no activity

through the site.

Largely a Pass-Through Area. (Fig. 7)

There is Poor Permeability and a Lack

of Connectivity. (Fig. 6)

Pedestrians have limited ‘direct’ paths.

More permeable for vehicles than

pedestrians. (Barriers dividing road)

Pedestrians and Cyclist given a lower

priority.

1. Site Analysis

Dundee, 1821

Dundee, 1860

Dundee, 1940

Dundee, 2016

Historic Map Timeline

1940

1860

1821

2016

6. Case Study: Lewisham Gateway

3. Policy Context 2. Socio-Demographic Study

Fig. 3: Land Use Map of Dundee City Centre

Fig. 1: Location of Dundee

Fact file

Fig. 10: Section Analysis of Mary Ann Lane

Work around existing

buildings - e.g. Dundee

House

Incorporate surrounded

buildings into Design

Use sites location to an

advantage - e.g. Shadows,

Sun direction

Contrasting Architectural styles around and in the site (See

Images above). They include:

Victorian Renaissance (DP&L building)

Greek Revival (Custom House)

Modernist (Vacant Office Block)

Contemporary (Olympia)

Only one listed building on site. The DP&L

Building, situated towards the south of the

site, (Fig. 5 & 7) is a Class B, 4 story structure.

The listing excludes the extensions towards

the rear and side of the building.

Many of the buildings have no dominant architectural

features nor symmetry which aid legibility.

There is no landscaping to aid views or draw the eye in to

specific elements.

Lack of direct routes (Fig. 7)

Lack of landmarks in the area provide poor legibility.

It can be argued that the Olympia is the only Iconic,

landmark building in the vicinity.

Site

Bus Station

Existing Apartments

Listed Building

Existing Cycle Lane

Permeability

Site Access

Architecture

Listed Buildings

7. Current Design Issues & Solutions

Poor Connectivity Lack of Character Traffic Lack of Integration Lack of Green Space

Issue

s

Solu

tio

ns

Pedestrian Unfriendly

Lack of Road Crossings

No Reason to pass through

the site

Only 3 access points to site

Lack of Continuity in

Materials and Architectural

Styles

Poor Views & Vistas

Derelict Buildings Nearby

Regular Congestion at Peak

Times

Dividing Street Barriers

Vehicle Dominated

Safety Concerns

Lack of inclusion of Cycle &

Pedestrian routes

Little Integration with

Current City Centre and

Waterfront Development

Nearest Green Space is over

500m away

Lack of Public Art

Redesign of the Road

Layout

Narrower Lanes

More Pedestrian Only Area

and Crossings

Increased Safety Features

Creation of New Segregate

Cycle Track

Modernisation of the Area

Making the Site feel part of

the City Centre by Design

and Connectivity.

Creating New, Integrated

Green Spaces –leisure and

practicality

Better Connectivity

between Green Spaces

Place Relevant Public Art

Regeneration of the entire

area

Develop a Landmark Civic

Space

Create an Iconic, Safe &

Accessible Meeting Place

Create New Iconic Views

Create New Access Points

Improve Pedestrian & Cycle

Access

Pedestrians have Priority

New “Through” Paths

Open Green Spaces which

retain pedestrians

Create a New Night Time

District

Aim for no Vacant/Derelict

Buildings

New Walkable Area

Day & Night Activities

Continuity in New Buildings

on Site.

New Iconic Views

Complex, Intricate Design

Aid the Pedestrian

Flowing, Open, Pleasing

Design

Multi Level Lighting

Inclusion into Public Art

Create a Safer, livelier place

Good Sense of Enclosure

with wide Open Spaces.

Unsafe Atmosphere

Unsafe feeling at night

No lighting within the Site

Strong Sense of Enclosure

in Areas

Most Buildings are Vacant

or Derelict

Pass Through Area

No Night Time Economy

Minimal Day Economy

Existing buildings in close

proximity of the site

Awkward Placement of

Listed Building

Shadows

Buildings are simplistic

No continuity of

Architectural Styles

Lack of Views & Vistas

Large Block Buildings Fig. 8: Height of Site & Surroundings

1 Story

2 Stories

3 Stories

4 Stories

5 Stories

6+ Stories

Listed Buildings

Site Access Points

Routes Across Site

Fig. 7: Listed Buildings & Site Access Points

Core Vehicular Routes

Core Pedestrian Routes

Core Public-Transport Routes

Fig. 6: Core Routes Around the Site

Car Park

Vacant Buildings

Fig 9: Car Parking & Vacant Buildings

Main Challenges

Placement of Listed Building within the Site Area

Close Proximity of Seagate Bus Station

Newly Built Apartments adjacent to Site

Congested Dual Carriageways enclosing two sides of the site

Increasingly Difficult Pedestrian Access to the Site

Increase Vitality without hindrance to other parts of the city W WEAKNESSES

Listed Building on site (Fig. 2 & 7)

Close proximity to the Bus station

Dual Carriageways surrounding the

site.

Poor Current Pedestrian Access (Fig. 6)

Poor Cycle Network to Site (Fig. 2)

Numerous Vacant Buildings (Fig. 9)

T O OPPURTUNITIES

Connect Pedestrian Areas

Links to the Waterfront

Regenerate Area, Use Brownfield Site

Reconnect Gallagher Retail Park

A new ‘Hub’ for the City

Site would act as a ‘magnet’ for

Investment

Good Local, National & Regional

Connections

THREATS

Traffic Congestion Surrounding the Site

Close Proximity of Seagate Bus Station

Possible Increase in Overcrowding

Competition from Nearby Services

Noise from Traffic can act as a

Hindrance

A Public Realm Audit was

carried out to

understand the quality

across 25 areas of the

City Centre. Each area

was assessed against 15

indicators.

Fig. 11 represents the

result found. The core

City Centre is considered

of a high quality whilst

the surroundings of the

Site are of a Mediocre/

Poor Quality.

Fig. 11: Public Realm Audit Results

5. Challenges & Opportunity

High Quality Poor Quality

Heights of Buildings

Large amount of Car Parking surrounding

the site. (Fig. 9)

Development will regenerate the area,

reducing the number of vacant buildings

surrounding the site. Poor Legibility

Movement

Fig. 14 : Lewisham Gateway Pedestrian

Accessibility Post-Development

Lack of Activity Positioning of Site Poor Aesthetics

Residential

Commercial

Office

Educational

Leisure

Hotel

SWOT Analysis

Public Realm Audit

Road Barriers limiting Pedestrian movement,

East Marketgait

A

A

B C

B

Public Art and Pedestrianised Areas have a

Higher Quality Public Realm, City Square

D E

Narrow Pavements, Many which are in poor

condition, Seagate

C

Uneven Paving, Strong sense of enclosure and

narrow pavements, Candle Lane

E

Good Public Realm, however cobblestones

restrict those with disabilities, S. Victoria Rd

D

Existing Connectivity Layout Existing Road Layout at Rush hour Existing Site Layout Southern View of the Existing Site Walking times to Existing Green Spaces

Southern View of the Developed Site Public green spaces aimed to retain people Proposed Developed Site Layout Proposed Connectivity Layout Proposed Road Layout at Rush hour

Trades Lane at Night - Lack of Lights

Artist Impression of Development at Night

Derelict Bus Depot Entrance

Bustling Night time Economy, Germany Proposed Pedestrian Crossings & Cycle Lane

Existing Pedestrian Crossings & Cycle Lane Derelict Building Opposite Site

Iconic Civic Space, Lewisham Gateway

Derelict Bus Depot

C

A

B

D C

E

G

F

Section View of Site (Blue: Fig 5)

UP31003 Dundee Civic Award Ashley Rabot

DESCRIPTION

RESIDENTIAL (Class 8)

RETAIL (Class 1 & 3)

OFFICES (Class 2 & 4)

LEISURE (Class 10)

HOTEL (Class 7)

EDUCATIONAL (Class 10)

TRANSPORTATION

Redevelopment and Relocation of Seagate

Bus Station

Implementation of New Bus Stops

Better Pedestrian Movement

New Road Layout aimed at a reduction in

congestion

New Extended, Segregated Cycle Lane

700 sq. m of Library Facilities

New Public Meeting Rooms

Site Area : 1.72 Hectares

Location : Enclosed by Trades Lane, East & South

Marketgait and Seagate, Dundee

Completion : Early 2024

1,338 sq. m of Hotel Accommodation

4,318 sq. m of New Leisure Facilities

New Dundee Maritime Museum with

adjacent Cafe

New Kids Educational Play Centre

Public Exhibitions

2,284 sq. m of High Quality Office Space

Energy Efficient Buildings with Historical

Links

5,915 sq. m of Retail & Catering Space

New Restaurants and Food Establishments

Evening, Late Night Retail

Market Facilities

67 New Homes (6,950 sq. m)

Range of Single Studios Flats to Penthouses

11. Detailed Masterplan

10. Design Strategy

Accessibility

Create Numerous Access Points and ‘Direct’ Routes

Designed with the Core principle of Accessibility, Legibility and Connectivity

Creates Better Links with surrounding sites, promoting Active Travel

Safer Streets

Segregated Routes between Cyclist, Road Users

& Pedestrians

Bigger Pavements, Narrower Streets

More Direct, Wider Pedestrian Routes from

surrounding areas of the Site

Building Materials

Range of High Quality, Modern Materials

Use Materials Similar to the DP&L Listed Building to compliment the

surrounding area

New Iconic Area in

Dundee.

Use Materials to

Emphasise

particular

elements. E.g.

Height & Width

Environmental Issues

Roof Top Solar Panels

Roof Top Gardens

Open space within an Urban Realm. Similar to that of

the Waterfront

Create Green Areas to aid Health & Wellbeing. Adds to

growing Green Area’s within Dundee’s Urban Area.

Energy Efficient Buildings

Promote Active Travel

through Design and Layout

Glass Panels to allow Sunlight in and provide Natural

Heating

Roof Top Garden with Solar Panel Roofing, Uni of Colorado

Street Material

Granite Street Paving. Represents Historical Links with Aberdeen

Large Paving Slabs ensure lower maintenance costs and comfortable flat

surface for Wheelchair Users and Prams

Energy Saving, Brighter Street Lighting

Newly Planted Trees

Street Furniture Enhancing the Character of the Local Area

Public Art to tie into the Greater Dundee Region eg. Dundee Penguins Street Paving in Vienna, Austria. Can be implemented across

the entire site to aid legibility and increase permeability.

University Fife

Perth

Fig. XX: Access & Connectivity Map

Pedestrian Only

Areas

Key Route

Connectivity

Bus Station

Primary Pedestrian

Routes

Green Circular

8. Design Proposal A

Land Use Floor Space (m²)

Residential 23,447.66 m²

Commercial 6,691.54 m²

Office 1,450 m²

Educational 1,922 m²

Leisure 1,281.75 m²

Hotel 1,425 m²

Height of Buildings

Layout & Design

The buildings range in heights from 4 to 11 stories

Excellent Views of the Waterfront and City Centre

Dominant, Iconic Buildings due to their height

Wide open, green spaces for Access & Relaxation

Amphitheatre with Screen for Events & Activities

Double Height Shop frontages - Policy 7 & 20

Buildings Aid the Internal Open Spaces

Direct Paths allow quicker routes for pedestrians

A New Night time Economy

Relocation of the Bus Station to aid legibility

Section Analysis of Site

Pedestrian View within the Proposed Amphitheatre

Residential

Commercial

Office

Educational

Leisure

Hotel

A

A

Land Use Floor Space (m²)

Residential 8,561.79 m²

Commercial 6,237.85 m²

Office 6,500 m²

Educational 1,675.25 m²

Leisure 1,281.75 m²

Existing Access

New Access

Primary Routes

Secondary Routes

Tertiary Routes

Modernisation and Reposition

of Seagate Bus Station

New Access

Primary Routes

Secondary Routes

Tertiary Routes

Open Views for

Existing Apartments

Tall, Iconic, Landmark

Building

Building Shaped like a Bow

of a Ship - Links to Dundee

Maritime History

Amphitheatre with

large, open Green

Spaces for Recreation

Residential

Commercial

Office

Educational

Leisure

Museum of Maritime

History/ Leisure

Water Features Acting

as Public Art

Obstructing View for

Existing Apartments

Pedestrianised Open

Green “Boulevard”

Large Green Rooftops with

Solar Panels to promote Eco-

friendly Buildings

Open Balconies to blend

heights with eye level as well as

increasing safety and new,

raised, accessible public space.

Pedestrian View of Proposal Tree Boulevard

B

B

A

B

Layout & Design

Wide Open, Green Spaces for Relaxation

Mixed Use Buildings - Retail & Office/Residential

Double Height Shop frontages - Policy 7 & 20

Curved Adds to Interest within the site

Direct Paths - Where you want to go

A New Night time Economy

9. Design Proposal B

Height of Buildings

The buildings range in height from 2 to 5 stories

Good Views of the Waterfront

Balconies aid gradual increase in building heights

Section Analysis of Site

Proposed Blending of Listed building with surrounding

buildings and café extension. (Materials & Roof Line)

Extend The High Street to create a

continuous shopping district from the

Overgate in the West to Gallagher Retail

Park in the East. (Fig. 16)

Shopping Districts

Site Location

Existing Routes

New Routes

Overgate

Wellgate

City Quay

Retail Park

SITE

Fig. 16: Shopping Districts in Relation to the Site

New Access

Primary Routes

Secondary Routes

Tertiary Routes

Percentage of Land Use within the Masterplan Proposal

PUBLIC REALM

Wide Open Green Spaces for Recreation

Seasonal Public Art Exhibition

New amphitheatre hosting free events and

activities

New Light Art to increase Safety

28%

32%

11%

20%

6% 3%

18.6m

Maritime Museum

Maritime Restaurant

Offices

Old vs. New

Extension to DP&L Building. Adds to

Characters and Modernity

Outdoor Dining adds

to the atmosphere

Exhibition Space

19.5m

6m

Prominent Retail Frontages

Views of V&A

Gradual Balconies blend heights of buildings

Public Accessible

Rooftop

A New Mixed-Use Hub within Dundee City Centre compromising of Retail, Residential

flats, New Leisure Facilities, Offices, Educational Facilities, Hotel Accommodation and

much needed open green space.

It will at as a central midpoint between the 4 large shopping districts within Dundee (Fig:

Design Strategy) as well as have a substantial boost on the Night Time economy.

The Layout and Form highly reflect strong permeability and connectivity with more direct

pedestrian routes, a higher capacity, modern bus station and continuity across all the

buildings in terms of style, architectural form and materials

The Concept

Building Represents a bow of a Ship: Historical Link

Sky Pods & Solar Panels create Greener Buildings

Overhaul of existing Road network. New Gyratory System with a extended segregated cycle lane plus multiple new pedestrian crossings around the site

18m

Amphitheatre for

Events & Activities

Ramps for Easy

Accessibility

Roof Top Bar/Restaurant

Library Overlooking

the Site

Wide Open

Spaces

Roof Garden with views across City Centre

Hotel, Library, Retail Units and Amphitheatre Plus Land Use Diagram

Sketch of Modern Bus Station Design with Segregated Cycle Lane

Wide Open Walkways

High Capacity Bike

Storage promoting

Active Travel

Sketch of Public Art & Site at Night Site Overview at Night - promoting safety Sketch of the Southern View of the Site

Open but Clear Separation Creating High Quality

Public Realms

Draws the Eye into the Site

18m

Multifunctional/Transformational Area (Retail/Market/Exhibition)

6m

Seasonal Public Art

Exhibitions

Natural Curves

Aids Legibility

Kids Educational

Play Centre

High Quality

Public Realm

Land Use Diagram of Residential, Leisure and Multifunctional Structure plus Areas of Public Art

TearShape Mixed Use Building Plus Land Use Diagram

Office & Maritime Museum Plus Land Use Diagram

View Across Site from the Office Buildings Roof Garden New Green Areas Within the Site New Pedestrian Crossings and placement of Cycle Lane

Cycle Lane

New Crossings

3

4

2

1

3

4

2

1

A B

C

D

G F E

A

B

C

D

E F

G

9 New entrances to the site

compared to the original 3.

Magnitude of new routes through the

site (Fig. 17)

New Road Layout with fully

segregated Cycle Lane.

Site Compromises of Fully Accessible

buildings and facilities by using a

range of ramps and lifts.

Large Flat Paving Stones Used Across

the Site to ease movability and

increase permeability.

New, higher capacity Bus Station

allows greater integration between

services across Tayside.

New hub for Dundee creating a link

with existing areas of the City Centre

Accessibility

Fig. 17: Accessibility Map of the Proposed Masterplan

North Elevation of the Office Building & Listed Building + Extension

Pedestrian Views

Pedestrian View from the Bus Station Cafe Artist Impression of Views from the Rooftop Café/Bar/Restaurant

H I

H

I

Accessibility Map of Proposal 1 Accessibility Map of Proposal 2 Land Use Map of Proposal 1 with Surrounding Site & Dimensions Land Use Map of Proposal 2 with Surrounding Site & Dimensions

Masterplan Proposal

New High Capacity Bike Shed to

Promote Active Travel

Public Accessible Rooftop

Gardens

Continuity between Roofline aid

legibility between Listed and New

Buildings

Segregated Cycle Lane

New Public Art Exhibitions

Implementing Existing Apartment

into the site Design

Green Open Spaces for

Relaxation and Recreation