Seagate, Dundee: Past, Present & towards the Future
Seagate—North Elevation
Fig.3
Fig.2
Dundee city centre has vastly improved over the last twenty years. However, some areas such as Seagate have not realized the same amount of investment in financial or social terms. This has lead to Seagate becoming a zone of degradation.
Historically, Seagate is part of the medieval centre of Dundee and its street pattern can be dated back to the 11th century (see Fig. 1). The medieval settlement pattern contains robust, period architecture including St Paul’s Cathedral, the Old Bank now Optical Express and Customs House (see Fig.3 “Landmarks”). It has been granted “Conservation Area” status by the City Council due to the historic fabric of the area and outstanding buildings such as the ones mentioned before. Through visual reconnoitre, land usage maps were created for the allocated group study area and individual street allocation. Diagrams 2‐3 represent an urban design analysis and land use of the area and street which show a noticeably mixed use townscape with most residential households on the upper floors and entertainment or shops on the bottom streets along the street. Figure 4 represents pri‐ mary pedestrian and vehicular traffic in the surrounding context and within Seagate. Fig.1
Fig.4
Seagate—South Elevation
The whole area displays a wide range of problems, which will be addressed in the following sheets, however a more detailed view will be put into the current traffic system which if revised, could solve a variety of issues.
Seagate | Introduction & Local Context Page 1 of 8 Andrew Rennie—070006665
Problem Identification For such a small part of the city centre, Seagate Street is a prime example of many problems facing Dundee as a whole including physical, social and economic factors. The problems, ranging from traffic congestion to anti‐social behaviour, were identified when studying Seagate.
Noise, Pollution and Vibration
A local survey was carried out to provide a local level identity for the street (see diagram below for buzz words from the survey) and along with the main issues encountered with group work, the results were added to the diagram on the right.
The diagram represents each major issue sector (i.e. Security) and the underlying problems within that sector. Within each sector it is divided into two parts: the inner core represents the problems affecting Seagate Street (local context) and the outer core represents the Issues encountered throughout the whole study area (area context). Used as a Through‐route to the Bus Station or Murraygate
Upper Levels on Buildings need some Rejuvenation
Sightline Problem at Seagate / Gellatly St. Junction
Congestion, Noise, Vibration, Pollution
Poor Aesthetics ‐ Buildings in General
Poor Façades deter Investment with Untidy Appearances
Poor Shop Façades
Bus Shelters take up too much Space
Poor Pavement Surfacing
Wind, Floods during Heavy Rains and lack of Sunlight at Ground Level
The photographs taken during the study sum up Seagate’s character as shown with the diagram ‐ insecurity and unappealing to the eye.
Seagate, Dundee
Climatic Effect ‐ Flooding
Anti‐ Social Behaviour
Inadequate Street Lighting
Vacant Households over Retail Space
Open Access Alleyways
Street Clutter (i.e. Bins, Signage, etc)
Poor Pavement Surfacing
Lack of Greenery ‐ “Concrete Corridor”
Accumulation of Rubbish in Alleyways
Inadequate Lighting deters Public after dark
Public Access to Private
Looking down Trades Lane
Woman flees up Horse Wynd
Seagate | Problem Identification Page 2 of 8 Andrew Rennie—070006665
Case Study Review
Design Strategy
To build on the previously identified problems, case studies have been looked at to provide an idea on how other cities have coped with such problems. These listed case studies were A design strategy and design brief were undertaken for the regeneration of Seagate Street and its surrounding area, respectively. selected as their points have been adopted into the regeneration of Seagate. The design strategy is set up as a pro‐active framework which encompasses the surrounding area and not just the street itself where the overall vision is to make Seagate a branch‐off from the City Centre bringing the latter’s quality to the street. In addition, • City Centre Clear Zone this will carry on being a two‐way traffic system with one major difference – this will become a public transport route only. Preston, England has adopted a City Centre Clear Zone since the summer of 2008 to enhance pedestrian access and to develop safer and more attractive public space through the implementation of rising bollards, one‐way streets, junction improvements and high quality materials used to create a more attractive environment for visitors. Clear Zone principles have been taken into consideration with Seagate by creating a high quality realm akin to the inner City Centre. •
Lighting
By incorporating LED lighting into new street lighting, this would offer up to 70% savings on power consumption and ensures a complete return on investment in a number of years, reduces CO2 and SO2 emissions and requires no regular maintenance. A statement from the AA stated that street lighting can actually reduce crime by up to 30% and comments that “street lights would be much better designed if emitted light was angled downwards.” This latter principle has been adopted with gateway arches welcoming the general public into Seagate. •
Candle Lane access will be prohibited to vehicles and pedestrians; Gellatly Street access will be restricted to pedestrians; and Horse Wynd will be pedestrianised (see Fig.5).
Other developments around the area include plans to expand and upgrade Dundee’s current bus station and to create a public open space area with the pending demolition of McLeish Foods Warehouse (see Fig.5 and handout).
Overall in the long term, there is a vision to make Seagate a retailing street to bring in more pedestrian activity – adding a sense of purpose to keep the “branch‐off” alive. In the short term however, building fronts, shop fronts and pavements will be upgraded to a higher quality Fig.6 boosting the aesthetics of the area. Fig.6 represents how con‐ nected pathways to major destinations, for example the local shopping centres Wellgate and Overgate, are more pedestrian friendly and more aes‐ thetically pleasing rather than other parts of the City Centre which have no real d e s t i n a t i o n landmarks.
Roads
Stockholm and Gothenburg, Sweden, introduced a congestion tax for the inner city zone and effective traffic management such as different times for delivery transport. Smart traffic signals have helped minimise traffic by prioritising public transport and emergency services at junctions, making it easier for pedestrians to cross. Traffic management has been adopted into this plan. •
Transport
La Rochelle, France has introduced new Enhanced Environmentally Friendly buses (EEVs) for overall greener public transport. It is encouraged that the public transport authority invests in new greener buses.
Possible measures to discourage people from using private vehicles include congestion taxing, reducing parking spaces, banning entry of cars in commercial centres, restricted entry during rush hours, etc. Seagate has the potential to enforce these principles thus they were implemented. Argyll Hotel, Ullapool, Scotland, is situated within a Conservation Area however they were approved planning permission to get a veranda outside the hotel. This shows that it is possible to add modifications to buildings within such an area. It was decided to remove most of the bus shelters along Seagate, perceived as barriers to free pedestrian flow, and incorporate a veranda style bus shelter in keeping with the historical area.
Fig.5
The bus station is a major destination route however it lacks the distinct character of the inner City Centre ‐ going against this hypothesis. Therefore, Seagate has the potential to become this, justifying the point on creating a “branch‐off.” Seagate | Case Study Review & Design Strategy Page 3 of 8
Andrew Rennie—070006665
Design Brief To accompany the design strategy, the following design brief aims to give a more detailed view onto Seagate Street and the intended vision. Fig.5, on the previous sheet, was an amalgamated view to what is needed within Seagate to make it a better thoroughfare than what it is now. The following diagrams are, in essence, that amalgamation separated in comprehensive detail. Guiding Principles
Streetscape ∙ Pavement surfacing will be city centre ∙
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standard Caithness paving slabs. Greenery along Seagate in form of hanging baskets to break the “concrete corridor.” Bus shelter verandas onto buildings within the Central Conservation Area will be subject to set regulations. These historically styled extensions will provide a place to keep dry, real‐time bus times and all necessary public trans‐ port information. Up‐lighting will be incorporated onto buildings to enhance street vibrancy and add definition to the aesthetic quality of the buildings. Down‐lighting will brighten the street whilst adding to ground‐level outlet vibrancy. Street signage will be placed appropriately by not creating pedestrian barriers. Private gates will have a historic look, inner City Centre standard. Fig.8 The gateway arches are to create a welcoming statement for Seagate and will have to be in line with conservation area regulations. They will be connected to the existing electricity grid for excess solar energy gained.
Fig.9
Facades ∙ Colour schemes are to be uniform along
shelters (d) Creation of “veranda” bus stops
the street. ∙ Upgrade to a higher quality outlet signage. ∙ Physical modifications are to be highly justified to be undertaken. ∙ Use of sustainable, water resistant non‐VOC (Volatile Organic Compound) paints.
Fig.10
Buildings ∙ Physical modifications are to be highly justified to be undertaken. ∙ Building faces will be washed with precaution not to damage the original facing. Laser washing is the most non‐ abrasive option however most expen‐ sive. Selectivity can be undertaken to treat the worst affected buildings. ∙ Fenestration, where worse off, will be upgraded to be more energy efficient and uniform with building and street as a whole.
Overall, Seagate would benefit with an aesthetic overhaul through a reduction of traffic first and fore‐ most, higher quality facades and stonewashing of building fronts to brighten up Seagate’s dingy charac‐ ter; attention will be paid to the design of currently active frontages to add a sense of vibrancy to the street; the placement of private gates will give added security to the street; and new developments will be encouraged in form of a bus station expansion and upgrade along with new green space provision.
Fig.7
Opportunities will be undertaken to capture as much solar energy as possible to provide a sustainable source of lighting. Up‐lighting will be installed on various buildings along the street and the two arches at either end of Seagate will provide a better gateway as well as solar down‐lighting. Seagate | Design Brief & Design Guidance Page 4 of 8
Andrew Rennie—070006665