Ashley Rabot by Architecture and Urban Planning at the University of Dundee

2. Socio-Demographic Study

1. Site Analysis Site Description

Historic Map Timeline

Population Density : 2,204 per km²

Location :

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



Several vacant Industrial buildings



14 newly constructed Apartments

Dundee, 1821 

Seagate Bus Station



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



Vacant Grade B Listed Building (Fig. 2)



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)

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

Current Site Usage (Fig. 2) :

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

Fig. 4 : Median Weekly Wage in Scottish Cities

Fig. 1: Location of Dundee B

Surrounding Land Use (Fig. 3) :

1860



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



Residential & Commercial primarily surround the site.



Dundee, 1860



Population A

Vacant Buildings near and onsite.

Mary Ann Lane

Enterprise Rent-a-Car located on Site



Far East of the City Centre is principally Industrial Use.



Good Amount of Car Parking Spaces Nearby. A A



Reclaimed Land during 1836



Industrial Use - Calendar Works & Workshops

B B F

1940



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.

 

Policy No.

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

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

Derelict Bus Depot Fig. 2: Location of Site

Historical Context :

Dundee Local Development Plan

TAYPlan

The Night Time Economy has gradually been declining due to the closure of night based leisure facilities and rise in crime.



Total Area : 67.3 km²

Enclosed By Trades Lane, South Marketgate, East Marketgate and Seagate, City Centre, Dundee. (See Fig. 1 & 2)



Economy

Fact file

Site Area : 1.72 Hectares of Brownfield Land

1821

3. Policy Context

Site Bus Station Existing Apartments Listed Building Existing Cycle Lane

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)

Dundee, 1940

5. Challenges & Opportunity

D C C

2016

Dundee, 2016

Fig. 3: Land Use Map of Dundee City Centre

Apartments adjacent to Site

Existing Business on Site

Movement

Nearby Listed Buildings

STRENGTHS



Close Proximity of Seagate Bus Station



Prime Area within Dundee City Centre



Listed Building on site (Fig. 2 & 7)



Newly Built Apartments adjacent to Site



Central Location (Fig. 1& 2)



Close proximity to the Bus station



Congested Dual Carriageways enclosing two sides of the site



Frequently Used by Pedestrians



Increasingly Difficult Pedestrian Access to the Site



Increase Vitality without hindrance to other parts of the city

Close Proximity to other key areas of Dundee such as City Quay and the Waterfront

Dual Carriageways surrounding the site.



Poor Current Pedestrian Access (Fig. 6)



Poor Cycle Network to Site (Fig. 2)



Numerous Vacant Buildings (Fig. 9)



E D

Custom House

Permeability



DP&L Listed Building

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.

Core Vehicular Routes Core Pedestrian Routes Core Public-Transport Routes

High Quality

Poor Quality

Large Site Area of 1.72 Hectares

OPPURTUNITIES

Residential Commercial Office Educational Leisure Hotel

THREATS

Fig. 12: Land Use of Proposed Development at Lewisham Gateway, London

Fig. 13 : Lewisham Gateway Pedestrian Accessibility Pre-Development



Connect Pedestrian Areas



Traffic Congestion Surrounding the Site



Links to the Waterfront



Close Proximity of Seagate Bus Station



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



Regenerate Area, Use Brownfield Site



Possible Increase in Overcrowding



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



Reconnect Gallagher Retail Park



Competition from Nearby Services



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



A new ‘Hub’ for the City



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



Site would act as a ‘magnet’ for Investment

Noise from Traffic can act as a Hindrance



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



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



Good Local, National & Regional Connections



Open Space for Public Interaction.



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

Good Public Realm, however cobblestones restrict those with disabilities, S. Victoria Rd

Uneven Paving, Strong sense of enclosure and narrow pavements, Candle Lane

Relevancy To Site

Fig. 14 : Lewisham Gateway Pedestrian Accessibility Post-Development

Section Analysis 

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.

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

Fig. 7: Listed Buildings & Site Access Points Road Barriers limiting Pedestrian movement, East Marketgait

Public Art and Pedestrianised Areas have a Higher Quality Public Realm, City Square

Narrow Pavements, Many which are in poor condition, Seagate

Listed Buildings

7. Current Design Issues & Solutions

Site Access 

3 Main Access Points. (Fig. 7)



Currently there is minimal-to-no activity through the site.

Apartments adjacent to Site 

Section View of Site (Blue: Fig 5)

Listed Buildings Site Access Points Routes Across Site

Issues

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.

Architecture of Olympia

Fig. 11: Public Realm Audit Results

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.

S W O T

Fig. 5: Sketch Up Model of Site

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.

Currently there is minimal-to-no activity through the site. (Fig. 6)



Placement of Listed Building within the Site Area

Fig. 6: Core Routes Around the Site

Pedestrian routes are very limited towards the South-Eastern section due to limited road crossings.



Vacant Offices & Apartments

Olympia Multi-Story Car

WEAKNESSES



Public Realm Audit

4. Existing Form & Function A

SWOT Analysis

Main Challenges

DP&L Listed Building on Site

6. Case Study: Lewisham Gateway

Poor Connectivity 

Pedestrian Unfriendly



Lack of Road Crossings



No Reason to pass through the site



Only 3 access points to site

Lack of Character 

Lack of Continuity in Materials and Architectural Styles



Poor Views & Vistas



Derelict Buildings Nearby

Traffic

Lack of Integration

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

Unsafe Atmosphere 

Unsafe feeling at night



No lighting within the Site



Strong Sense of Enclosure in Areas

Lack of Activity

Positioning of Site

Most Buildings are Vacant or Derelict



Pass Through Area



No Night Time Economy



Minimal Day Economy



Existing buildings in close proximity of the site

Poor Aesthetics

Lack of Green Space



Buildings are simplistic



No continuity of Architectural Styles

Nearest Green Space is over 500m away



Lack of Public Art

Awkward Placement of Listed Building



Lack of Views & Vistas

Shadows



Large Block Buildings

Fig. 8: Height of Site & Surroundings

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

Heights of Buildings

Architecture 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)

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.

Car Parking & Vacant Buildings 



Poor Legibility 



Many of the buildings have no dominant architectural features nor symmetry which aid legibility.



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.

UP31003



Development will regenerate the area, reducing the number of vacant buildings surrounding the site.

Fig. 10: Section Analysis of Mary Ann Lane

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.

Existing Connectivity Layout

Derelict Building Opposite Site

Existing Road Layout at Rush hour

Existing Pedestrian Crossings & Cycle Lane

Trades Lane at Night - Lack of Lights

Derelict Bus Depot Entrance

Existing Site Layout

Southern View of the Existing Site

Walking times to Existing Green Spaces

Proposed Connectivity Layout

Iconic Civic Space, Lewisham Gateway

Proposed Road Layout at Rush hour

Proposed Pedestrian Crossings & Cycle Lane

Artist Impression of Development at Night

Bustling Night time Economy, Germany

Proposed Developed Site Layout

Southern View of the Developed Site

Public green spaces aimed to retain people



Create New Access Points



Improve Pedestrian & Cycle Access

Fig 9: Car Parking & Vacant Buildings

Enclosure

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



Large amount of Car Parking surrounding the site. (Fig. 9)

1 Story 2 Stories 3 Stories 4 Stories 5 Stories 6+ Stories

Solutions



Car Park Vacant Buildings



Pedestrians have Priority



New “Through” Paths



Open Green Spaces which retain pedestrians



Regeneration of the entire area



Develop a Landmark Civic Space Create an Iconic, Safe & Accessible Meeting Place Create New Iconic Views

Dundee Civic Award

Redesign of the Road Layout



Narrower Lanes



Modernisation of the Area



More Pedestrian Only Area and Crossings



Making the Site feel part of the City Centre by Design and Connectivity.



Increased Safety Features

Creation of New Segregate Cycle Track



Multi Level Lighting



Inclusion into Public Art



Create a Safer, livelier place



Good Sense of Enclosure with wide Open Spaces.



Create a New Night Time District



Aim for no Vacant/Derelict Buildings



New Walkable Area



Day & Night Activities



Work around existing buildings - e.g. Dundee House Incorporate surrounded buildings into Design Use sites location to an advantage - e.g. Shadows, Sun direction



Continuity in New Buildings on Site.



New Iconic Views



Complex, Intricate Design



Aid the Pedestrian



Flowing, Open, Pleasing Design



Creating New, Integrated Green Spaces –leisure and practicality



Better Connectivity between Green Spaces



Place Relevant Public Art

Ashley Rabot

8. Design Proposal A

9. Design Proposal B Section Analysis of Site

Layout & Design

Section Analysis of Site

Layout & Design

Wide open, green spaces for Access & Relaxation



Wide Open, Green Spaces for Relaxation



Amphitheatre with Screen for Events & Activities



Mixed Use Buildings - Retail & Office/Residential



Double Height Shop frontages - Policy 7 & 20



Double Height Shop frontages - Policy 7 & 20



Buildings Aid the Internal Open Spaces



Curved Adds to Interest within the site



Direct Paths allow quicker routes for pedestrians



Direct Paths - Where you want to go



A New Night time Economy



A New Night time Economy



Relocation of the Bus Station to aid legibility

Height of Buildings

Floor Space (m²)

Residential

23,447.66 m²

Commercial

6,691.54 m²

Office

1,450 m² 1,922 m²



The buildings range in height from 2 to 5 stories



Good Views of the Waterfront



Balconies aid gradual increase in building heights



The buildings range in heights from 4 to 11 stories

Educational



Excellent Views of the Waterfront and City Centre

Leisure

1,281.75 m²



Dominant, Iconic Buildings due to their height

Hotel

1,425 m²

Height of Buildings

Amphitheatre with large, open Green Spaces for Recreation

Modernisation and Reposition of Seagate Bus Station

Land Use

Floor Space (m²)

Residential

8,561.79 m²

Commercial

Pedestrian View within the Proposed Amphitheatre

Safer Streets 

Bigger Pavements, Narrower Streets



Designed with the Core principle of Accessibility, Legibility and Connectivity



More Direct, Wider Pedestrian Routes from surrounding areas of the Site



Creates Better Links with surrounding sites, promoting Active Travel

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)

Building Materials

Environmental Issues

6,237.85 m²



Roof Top Solar Panels



Range of High Quality, Modern Materials



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

Office

6,500 m²



Roof Top Gardens

Educational

1,675.25 m²



Open space within an Urban Realm. Similar to that of the Waterfront

Leisure

1,281.75 m²



Create Green Areas to aid Health & Wellbeing. Adds to growing Green Area’s within Dundee’s Urban Area.

Pedestrian View of Proposal Tree Boulevard



New Iconic Area in Dundee.



Use Materials to

Energy Efficient Buildings



Promote Active Travel through Design and Layout

Emphasise

Glass Panels to allow Sunlight in and provide Natural Heating

elements. E.g.



Pedestrian Only Areas Key Route Connectivity Bus Station Primary Pedestrian Routes Green Circular

surrounding area



particular

Height & Width

Fife

University

Proposed Blending of Listed building with surrounding buildings and café extension. (Materials & Roof Line)

Fig. XX: Access & Connectivity Map

Retail Park

Street Material Pedestrianised Open Green “Boulevard”

B B

Museum of Maritime History/ Leisure

Residential Commercial Building Shaped like a Bow of a Ship - Links to Dundee Maritime History

Create Numerous Access Points and ‘Direct’ Routes

Perth

Large Green Rooftops with Solar Panels to promote Ecofriendly Buildings

Obstructing View for Existing Apartments

Open Views for Existing Apartments



Water Features Acting as Public Art

Accessibility

Segregated Routes between Cyclist, Road Users & Pedestrians



Land Use

10. Design Strategy

Office Educational

Tall, Iconic, Landmark Building

Leisure Hotel

Land Use Map of Proposal 1 with Surrounding Site & Dimensions

Existing Access New Access Primary Routes Secondary Routes Tertiary Routes

Residential

Open Balconies to blend heights with eye level as well as increasing safety and new, raised, accessible public space. Accessibility Map of Proposal 1

Commercial Office Educational Leisure

Land Use Map of Proposal 2 with Surrounding Site & Dimensions

Accessibility Map of Proposal 2

New Access Primary Routes Secondary Routes Tertiary Routes

Wellgate SITE



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

City Quay Shopping Districts Site Location Existing Routes New Routes

Overgate

Street Paving in Vienna, Austria. Can be implemented across the entire site to aid legibility and increase permeability.

Roof Top Garden with Solar Panel Roofing, Uni of Colorado

Fig. 16: Shopping Districts in Relation to the Site

11. Detailed Masterplan Roof Garden with views across City Centre

DESCRIPTION

Location : Enclosed by Trades Lane, East & South Marketgait and Seagate, Dundee Library Overlooking the Site

Wide Open Spaces

RESIDENTIAL (Class 8)

18m

RETAIL (Class 1 & 3) 

New Restaurants and Food Establishments



Evening, Late Night Retail



Market Facilities

2,284 sq. m of High Quality Office Space



Energy Efficient Buildings with Historical Links

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

4,318 sq. m of New Leisure Facilities



New Dundee Maritime Museum with adjacent Cafe



New Kids Educational Play Centre



Public Exhibitions

Amphitheatre for Events & Activities

View Across Site from the Office Buildings Roof Garden

Ramps for Easy Accessibility

11% Extension to DP&L Building. Adds to Characters and Modernity

F E



New Public Meeting Rooms

Pedestrian Views Offices

Maritime Museum



Seasonal Public Art Exhibition



New amphitheatre hosting free events and activities



New Light Art to increase Safety

18.6m 3 New Public Art Exhibitions Natural Curves Aids Legibility

4 High Quality Public Realm

Office & Maritime Museum Plus Land Use Diagram Implementing Existing Apartment into the site Design

Kids Educational Play Centre

Continuity between Roofline aid legibility between Listed and New Buildings

18m

Maritime Restaurant

Public Accessible Rooftop

Green Open Spaces for Relaxation and Recreation

Masterplan Proposal

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

Sketch of Modern Bus Station Design with Segregated Cycle Lane

Sketch of Public Art & Site at Night

Site Overview at Night - promoting safety

Sketch of the Southern View of the Site

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 Wide Open Walkways

UP31003

9 New entrances to the compared to the original 3.



Magnitude of new routes through the site (Fig. 17)



New Road Layout 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.

Open but Clear Separation Draws the Eye into the Site

Dundee Civic Award

Creating High Quality Public Realms

with

site

fully

Gradual Balconies blend heights of buildings

Views of V&A

Exhibition Space

19.5m

High Capacity Bike Storage promoting Active Travel

Artist Impression of Views from the Rooftop Café/Bar/Restaurant



Segregated Cycle Lane Seasonal Public Art Exhibitions

Pedestrian View from the Bus Station Cafe

Accessibility

TRANSPORTATION 

PUBLIC REALM Wide Open Green Spaces for Recreation

28%



32%

Percentage of Land Use within the Masterplan Proposal

EDUCATIONAL (Class 10) 700 sq. m of Library Facilities

20%

Multifunctional/Transformational Area (Retail/Market/Exhibition)

1,338 sq. m of Hotel Accommodation



North Elevation of the Office Building & Listed Building + Extension

Old vs. New

Public Accessible Rooftop Gardens

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

New Pedestrian Crossings and placement of Cycle Lane

New Green Areas Within the Site

Outdoor Dining adds to the atmosphere

HOTEL (Class 7) 

Building Represents a bow of a Ship: Historical Link

LEISURE (Class 10) 

New Crossings

New High Capacity Bike Shed to Promote Active Travel

OFFICES (Class 2 & 4) 

Roof Top Bar/Restaurant

Range of Single Studios Flats to Penthouses

5,915 sq. m of Retail & Catering 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

67 New Homes (6,950 sq. m)



Sky Pods & Solar Panels create Greener Buildings

Completion : Early 2024



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.

Site Area : 1.72 Hectares



The Concept

Prominent Retail Frontages

TearShape Mixed Use Building Plus Land Use Diagram



New hub for Dundee creating a link with existing areas of the City Centre Fig. 17: Accessibility Map of the Proposed Masterplan

New Access Primary Routes Secondary Routes Tertiary Routes

Ashley Rabot