UP31003
FORM FUNCTION AND SPATIAL ANALYSIS SOCIO DEMOGRAPHICS AND CASE STUDY AWARENESS
VISION FOR REDEVELOPMENT THROUGH CASE STUDY Case Study: Bellingham insight
Case Study : Bellingham Art District
Regeneration in Dundee The regeneration of places in Scotland is a strong planning theme. In Dundee, regeneration planning projects across the city have developed to become more sustainable and the fluidity of the city to be more cohesive. Dundee is transforming, integrating the cities through better pedestrian links and infrastructure. Good design is a key quality that will ensure Dundee is a sustainable place.
The downtown district provided useful information on placemaking. The key points that shall be included in the potential site developments are:
The area is well connected
Cultural destinations linked
Cultural destinations linked
Enhanced visual corridors to iconic buildings
Community gathering points
Pedestrian friendly environment
Well connected area
Community gathering points
Concepts to take Forward
Site Location
As part of Dundee’s city center the economic and social fabric is the focus for this site, despite the edge-of-Centre. The need for existing advantages of Dundee to be utilized, “strengthening its shopper and visitor appeal” (DLDP, 2014).
Land Use
Proposal Envisages FIGURE 4: SHOWING CITY NETWORK
The site location is in the East port of Dundee within the city centre boundary, figure 1 denotes the site area, it is 1.89 Hectares. Its locality to local and national transport infrastructure is beneficial. Located in the north east corner of the waterfront development, the site is part of a dynamic area of the Dundee. Figure 2 shows the site history since 1860 in which it was a saw mill, Predominantly the site area has been used for warehouses and factories. Until the bus station was located there shown in figure 3, by which time the area became more of a pedestrian space.
There is a need to create a distinctive area where the unique identity of Dundee is taken into the 21st century. Continuing to showcase Dundee’s culture and art through encouraging footfall further than the waterfront area.
FIGURE 1
FIGURE 2
The map shown on the right indicates the Surrounding Land use to the site.
Connect the site to the botanical gardens(figure 6), Universities, City Quay and DCA (figure 5), the V & A creating a network around the city.
The area is predominantly of mixed use within proximity to the site.
Small pockets of residential areas surround the sight
Car parks within walking distance
Retail and commercial areas all within 15 minute walking distance
High use commercial areas surround the sight top the East and West.
Figure 3
Showcase Dundee’s culture and art through encouraging tourism further than the waterfront area.
Economically viable 24/7 urban development.
SITE
Positive social outcomes as a multiuse community gathering places. Forge an aesthetic link between the site project and the surrounding cityscape.
FIGURE 6
Whilst forging an aesthetic link between the site, the surrounding landmarks of interest and a stronger community.
SUROUNDING AREA LAND USE MAP
FIGURE 5
Dundee was named as the UK’s first City of Design by the United Nations in 2014. The title recognizes the design innovations Dundee has contributed to the world. This proposed site regeneration shall take Dundee’s strong cultural identity and a history of innovation and creativity into account.
Bellingham's downtown Arts District spans the area between the civic centre to the north and commercial core to the south, and also connects to the Old Town district and the Bellingham Bay waterfront. The area is a proximately 4 hectares.
SITE LOCATION
The place making map shows how Bellingham has created multi-use community gathering place. Revitalizing in and around Maritime Heritage Park, including better pedestrian connections, landscaping, and increased attention to local activities and parking. Making the area a more safer, more effective community destination.
SOCIO DEMOGRAPHIC ANALYSIS DUNDEE
SITE SOCIAL CHARACTERISTICS
VISUAL CHARACTER AND FORM SITE VISTAS DAY AND EVENING
Public Realm Audit
There is the Seagate Bus Station situated alongside the parameter of the sight. Creates a unique social characteristic due to the buildings layout and certain social negative factors, though its functionality is evident.
The space surrounding the site was assessed against several indicators. The purpose of the audit is to identify the quality of the public realm
Trades Lane has 32 flats situated on the south west of the site. This housing is private. (figure 8) Maritime Buildings are a valued heritage, the example DPL, 26 East Dock Street shown in figure 9 is a B Listed building to the south of the site provides an industrial historic link. Located on the corner of East Dock Street and the minor road of Mary Anne Lane.
The results of the audit are shown on the map. The spaces in green are of high quality and red is of low quality. The site is area is blue. Conclusions
Varied results surrounding the sites boundaries
Seagate has high public movement but lacks quality
Site boundaries has lack of community.
Need for public realm improvement
Note: These results are not fixed as Dundee has major regeneration schemes in process and the public realm improvements shall take place in the short term.
Enterprises and Employment
Form and Surroundings The form of the site is balanced with most building shapes being cubic in form.
1
Between 2010 and 2015, the number of enterprises in Dundee City increased from 3,425 to 3,735. Turnover for all enterprise in Dundee City increased from £4,458 million in 2010 to £5,044 million in 2015.
2 8
1 Mary Ann Lane
FIGURE 8
TAYplan 2012
2 Bus Station
Population Visual Character
In March 2016 Dundee City had an estimated population of 148,300. This number is expected to rise to 170,800 by 2037.
The site lacks any true architectural character other than the historical street layout seen in Mary Ann Lane (figure 1).
Policy 5
Policy 7
Policy 20
Tourism and leisure developments
High quality Deign
City Centre re- Low and Zero Listed Buildtail frontages Carbon Tech- ings nology in New Development
Policy 2
Policy 4
Policy 6
Policy 29
Policy 7
Policy 48
Policy 8
Policy 52
Policy 55
Gardens and Accessible Deigned Land- New Developscapes ments
The contrast of the visual aspects of the site can be seen on this page. From Victorian architecture, DPL building (figure 6) to modern day structures Trades Lane Apartments (figure 3). This impacts the overall character of the site and creates a disconnect from the surrounding Dundee cityscape.
FIGURE 9
Delivering the Strategic Development Plan
Retail surrounding site provides consumer flow
Lack of neighbourhood and community feel.
Improvement of cycling and pedestrian routes
Beside busy throughways.
Improve permeability of the area
Proximity to bus station, first point of contact
Apartments presents the issue of evening economic activities due to noise and light.
Helen Rollo 05007557
Lack of green space.
7 High brick walls
Layout and Accessibility The site as present severely lacks any sort of impact as when travelling around there is many high walls shown in figure 7 and presents a cold distant feel.
4 Machine Mart
8 Factory Sheds
The maps to the left shows the movement of pedestrians around the site at present.
7 3
With 325,766 persons residing within a 30 minute drive time od Dundee City Centre and 860,851 reside within a 1 hour drive time.
3 Trades lane apartments
2
Dundee is a regional employment, education and retail centre.
Seen as an access route rather than stopping point.
SOUTH ELEVATION SHOWING BUILDING HEIGHT RELATION
The evening vistas display highlights the evening atmosphere of the site.
FIGURE 10: PUBLIC REALM AUDIT
TRADES LANE
8
Drive Time
Site Challenges
4
5
6
1
2
5
6
Number of Individuals who reside within a 30 minute and 60 minute drive time of Dundee city centre – by gender
30 MINUTE 60 MINUTE
MALE
%
FEMALE
%
TOTAL
156 996
48.2
168 770
51.8
325 766
416 684
DPL
Evening Vista Findings 1
Site Opportunities
4 STOREY
6 DPL
2 STOREY
Dundee City has the largest proportion population of people aged 18-24 in all of Scotland, at 13.6 % of the total population.
Shaping Better Strategic Devel- Energy and Town Centre Quality places opment Waste/ Resource Management Infrastructure
HIGH MEDIUM LOW
The height of the buildings are sympathetic to the surrounding infrastructure.
5
FIGURE 7: source Scottish government 2015
Policies Relevant to Site Redevelopment LOCAL DEVELOPMENT PLAN 2014
The mass of each building within the site varies greatly. Though the factory sheds are currently being demolished. The scale of the buildings is within human scale.
6
4
Dundee City’s unemployment rate is currently at 8.3%.
5 Former Bus Depot
7
3
The chart in figure 7 shows that Dundee's key enterprise is wholesale and retail at 22.5 %. With recreation and arts being one of the smallest enterprises at only 2.1% .
BUILDINGS ON SITE SHAPE AND MASS HIGHLIGHTED
Site Social Characteristics
48.4
444 167
51.6
860 851
3
4 7
8
There is a sever lack of pedestrian lighting schemes.
Mary Ann lane descends into darkness from the north of the site.
Trades Lane apartments have stylised illumination.
East Marketgait though well illuminated through road lights and the Olympia.
No night time economy.
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CONCEPTS AND DESIGN SOLUTIONS PROPOSAL DEVELOPMENTS AND INFLUENTIAL ELEMENTS
CONNECTIVE DESIGN ELEMENTS Dundee Cityscape Components
Public Art
The most striking piece of design is the Lightcatcher which is the main exhibition space in the Whatcom museum.
The whatcom meuseum occupies three distinctive and historically significant buildings in downtown Bellingham’s cultural district. There is a mixture of old, borrowed and new buildings creating this dynamic area in Bellingham, Washington. The main focus inspiring this case study is the Lightcatcher. (middle image)
CAIRD HALL : DUNDEE
LIGHTCHATER: BELLINGHAM
LAW MONUMENT FENCE
Silhouette metal works fence of the Law monument. This dynamic piece creates art whilst being permeable. This was placed down East Marketgait where the impact would be greatest whilst being permeable. Mary Ann Lane, named after a Dundee whaling ship that was lost in the ice . This piece is aims to reconnect with its history. Whist having a focal point within the lane.
180—foot long The curving translucent wall
Pedestrian can view the activity inside and out
Evening attraction and focal point
These elements can be brought into the redevelopment of the regeneration of site (adjoining the Seagate Bus station) bounded by East Marketgait, South Marketgait and Trades Lane, by connecting through cityscape.
On Site
DPL: LIGHTING POTENTIAL
GLASS ICEBERG AROSS PATH
ROOFTOPS AROUND DUNDEE (FEATURING CUPOLAS)
Seen in the images opposite lighting of historic buildings creates an aesthetic effect enhancing the architectural features bringing a focal point. The examples from Dundee and Bellingham show how effective this can be.
Design Elements from Case Study
Whatcom Museum Focus
On Site Art
RAIL STATION & HOTEL
DALHOUSIE
DCA
The Whatcom museums offered exemplary design elements through positive use of historical buildings.
MCMANUS GALLERY : DUNDEE
The example to the left is a well known focal point for the city. Below are what have been incorporated to the site. In keeping with objective 2.
OLD STOCK HALL : BELLINGHAM
Public art is a healthy planning sign that the community environment is acknowledged, whilst adding meaning to our cities.
Here in this section the design elements are parts of Dundee’s distinctive infrastructure that shall influence the design of the site redevelopment. Note that this connects with the site objectives 1 and 2.
Illumination and Historic Elements CITY CHURCHES PENGUINS
Dundee Infrastructure of Interest
The art centre shown to the right with the striking glass wall showing the evening effect. The DPL Building with its architecture highlighted lighting. ART CENTRE EVENING: INSPIRED BY LIGHTCATCHER
PROPOSALS
INITIAL MASTER PLAN Mixed-use viable Community Art Hub
COMMUNITY OF AMENITY PROPOSAL 1 Art District
VISION BOARD RETAIL UNITS
As mentioned in poster set 1 small pockets of residential areas surround the site sight yet the area lacks a community feel.
URBAN ALLOTMENTS
PERMIABILITY OF PROPOSAL 1
Due to the size of the site (1.89 Hectares) there creation of more retail space was made viable as it is within the city center boundary.
The aim of this development option is to strengthen the connection between the waterfront and other artistic places of interest. TREE LINED PATHWAY
AFFORDABLE HOUSING
Previous Issues
Community area that is permeable. Making it a highly accessible area of use.
amenity space can act as a buffer to the traffic noise and provide further shelter from prevailing winds.
Strong separation of public and private space, lacking inviting atmosphere. No 24/7 viability within the site despite there being an active night life surrounding the redevelopment area.
A minimum of 0.2 hectares should be dedicated to spaces of greenery for visual comfort, improving biodiversity and introducing informal play space. Retail units to provide a connection between the shopping center's and Gallagher retail park.
PEDESTRIANS: For pedestrians it is imperative to enhance the walking experience by adding visual interest to the space.
Urban woodland
SUDs on site
Containers for retail and start up businesses
Bold statement Art Centre
Redevelopment of historic building
Community centre for surrounding residential use
Active frontages on retail areas
BELLINGHAM ART DISTRICT WITH LIGHTCATCHER BUILDING
Nowhere for local art to be showcased prominently within Dundee.
Boutique and niche retail markets not accommodated for within city center.
COMMUNITY BUILDING
PUBLIC PATHWAY
Lacking gathering place for groups of people out with the norm. No gathering place or connection to Gallagher retail park and city center shopping activity.
Review of Site Objectives This master plan for the site meet the DLDP Policies. Here we see where the policies have influenced the mixed use site. Creating a connected and viable site within the city centre boundaries.
Sustainable Economic Growth
Quality Housing & Sustainable Communities
Quality Housing & Sustainable Communities
Policy 5: Tourism and Leisure Developments
Policy 9: Design of New Housing
Policy 17: Community Facility RETAIL RESIDENTIAL OPEN GREEN SPACE COMMUNITY MIXED USE ART CENTRE SUDS
Policy 7: High Quality Design
Previous Issues VISION BOARD
CAR: Given the physical constraints of the site and the close proximity to the Olympia multi-storey car park (East Whale Lane) and no car parking provision is required. CYCLE: Extending the cycle routes around the area. Providing secure indoor storage for cycles both short and long term.
Points Of Interest
Promoting High Quality Design
New Opportunities
Due to the high volumes of traffic passing this site a mixed use development shall be considered that connects the city as a whole through its maritime history to its Law top views.
Movement for Site
PEDESTRIANISED VEHICILAR
ART CENTRE
RETAIL RESIDENTIAL OPEN GREEN SPACE COMMUNITY MIXED USE
As the site is located beside a busy ring road there is an increase of traffic noise 24 hours a day.
RETAIL RESIDENTIAL OPEN GREEN SPACE ART CENTRE COMMUNITY
Through DLDP development option 2 has committed to some the policies before mentioned.
OPEN GREEN SPACE
The amenity of space is important for this area as it previously lacks recreational green space despite the large residential locations found surrounding the site.
Enabling a opportunity to bring people to a public gathering place, a node of further accessibility.
A high standard of architectural design is required for this site as it forms a prominent corner with a high passing footfall from the bus station to the city center.
POLICY CONTEXT
SHIPPING CONTAINER RETAIL UNITS
Promoting Dundee’s local artists and talents in an environment of mixed use.
MIXED USE BUILDING
Through DLDP development option 1 has committed to some of the policies before mentioned.
Helen Rollo 05007557
An Arts District on this site would become an unique place to live, work and play. Creating a place where people gather to create, celebrate, learn all year round.
SEATING AREA
This development option shows the potential of creating a viable community area. That unites the residents around the site whilst creating a public open green space.
ART DISTRICT PROPOSAL 2 PERMIABILITY OF PROPOSAL 2
Residential Community
Community Art Hub
Sustainable Natural and Built Environment Policy 42: Sustainable Drainage Systems
New Opportunities
The shape of the Bellingham Lightcatcher building has influenced the shape of the buildings in the site. Creating fluidity for the site.
Retail can be accessed via Mary Ann Lane.
Small urban woodland situated near the housing developments.
Green space situated to link in with the Slessor gardens at the waterfront.
Community building connecting to Magnum house and other residential areas.
Sustainable Natural and Built Environment Policy 38: Trees and Urban Woodland
Sustainable Natural and Built Environment Policy 48: Listed Buildings
Quality Housing & Sustainable Communities Policy 16: Small Scale Commercial Uses within Residential Areas
Sustainable and Accessible Transport Policy 55: Accessibility of New Developments
Sustainable Natural and Built Environment Policy 36: Open Space
Town Centres and Shopping Policy 21: District Centres Retail Frontage
UP31003
DETAILED MASTERPLAN COMMUNITY ART CAMPUS
OBJECTIVES OF REDEVELOPMENT OBJECTIVE 1: City Connection
OBJECTIVE 4: Housing
Dundee’s is a changing innovative city. The site should show a clear connection to the cityscape as a whole. Through infrastructure themes and the site uses. This includes innovative buildings and features.
A mixture of housing types that increase the neighbourhood integrity, including a supply of housing for low income households. Avoiding heavy building density in the site.
OBJECTIVE 2: Public Spaces
OBJECTIVE 5: Economy
Create and maintain a natural green setting through public open spaces. This can be achieved by incorporating existing vegetation and additions; whilst injecting cultural aspects through public art, innovative infrastructure and public corridors.
Dundee’s economic vitality is mainly in Wholesale, Retail & Repairs (with 840 enterprises, 12,270 employees and an annual turnover of £1,760 million) and manufacturing. This site aims to increase economic diversity from local retailers to small start-up businesses.
OBJECTIVE 3: Historic Aspects
OBJECTIVE 6: Waterfront Links
Retaining the historic aspects of the site, creating a sense of place. By creating complimentary developments this can be achieved through new structures maintaining scale and having adaptable uses. This mirrors the SPP statements such as Creating Places and Dundee’s High Quality Design Policy 7.
Linkages to the Waterfront development through improved access routes and place making. This can be achieved through pedestrian throughway improvements and an additional appealing locations within the site to attract tourism. As the Waterfront is a mixed use development so should the site .
District Heating
Studio Flats
Shipping Container Retail area
Art Centre
Is a viable heating source for the site and it contributes to the Scottish Governments goals laid out in The Heat Policy Statement published in June 2015.
One Storey flats situated behind the Trades Lane Apartments creates a place for low budget homes . Stylised with barn doors and large windows to connect to the cityscape.
Placed across from the Olympia the retail units are within the walkable public space. This area is permeable and has links to other parts of the city through the materials used.
Situated in the south East of the Site The Art centre is an eye catching building with the glass wall lit up in the evening this area has a strong connection to Dundee's innovation and is there to showcase its local talent.
Urban Allotments
Community Centre
Placement on the roof top conserves floor space and delivers stronger community values along with environmental and social benefits. These benefits that could potentially support Dundee City Council's efforts towards sustainable development.
Situated across from the Magnum House residential Area. This promotes the community and enables a gathering place to host community events and provides a place for the elderly to have clubs nearer to their homes
DPL Building
Mary Ann Lane
Mixed use of this historic building has given the potential for a useable striking place. Connecting this site to the wider retail and commercial uses along dock street and East Marketgait.
This piece of Public art also leads the pedestrian through Mary Ann Lane creating an attractive, connecting street that should be used during the day and evening.
Green Space There is green Space situated around the site promoting healthier living and a place of recreation and play.
BIRDSEYE VIEW OF MASTER PLAN
Helen Rollo 05007557
Mixed Use Building
Pop Up Area
This building is a mirror image of the building opposite on Trades Lane the idea was to keep the design similar to show the mass and scale similarity through the site.
The site pop up area connects to the theme of the Waterfront development and gives a place for markets, bands, the possibilities are endless.
Fence Along East Marketgait
Bike Sheds
The fence has been shown to create a public art piece that is echoed throughout Dundee. Here the Law monument is showcased through iron work.
The bike sheds are situated beside the Trades Lane Apartments where the current cycle path ends . These sheds are accessible 24hours and provide long stay premises for bicycles.
RESULTS OF OBJECTIVES OBJECTIVE 1: City Connection
OBJECTIVE 4: Housing
The site appropriately relates to the surrounding built environment. With varying scale and mass of the buildings it has strengthen the vision for a vibrant unique sense of place within this innovative city. By having visual relationships through the building materials. The Community Art Campus structure can be seen in the site strongly.
Studio flats on the site avoid the heavy building density whilst providing cheap accommodation for Dundee local artists close to the Art Centre and the cities attractions.
OBJECTIVE 2: Public Spaces
OBJECTIVE 5: Economy
Multifunctional open space in the site is essential to the success of the development and the city as a whole. They provide a focus for organised events and informal recreational activity which will strengthen links with the existing city centre boundary and greater Dundee.
This site has aimed to increase the economic diversity by having a retail area. By using the simplistic and unique building design of shipping containers . This continues to link the site to the surrounding cityscape (District 10).
OBJECTIVE 3: Historic Aspects
OBJECTIVE 6: Waterfront Links
By maintaining the DPL building and giving it an adaptable use through a shop, apartments and cafe it supports the ideal. Also by using lighting in the evening to enhance the architectural features. By maintaining the majority of Mary Ann Lane creating a more walkable pedestrian friendly area.
The site has been designed to be permeable and have new public areas. By doing so there is a viable link to the waterfront. This site has a ’mirror’ of the V&A by having a main visitor attraction in the local Art Centre.