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Form, Function and Spatial Analysis
Plot 2 Waterfront Socio-demographic Analysis
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The site is in a strategic position and will acquire competition from many other retail, residential and commercial developments. Cluster development can contribute to competiveness by promoting innovation
There is a clear vision for economic and social integration within Dundee
The service industry is currently the fastest growing employment sector
Fig.1 Long section through site
Fig.9 Thematic map east
Tourism is widely important. Long term objectives to establish the city as a significant visitor destination are being progressed with the award winning Waterfront development and corresponding improvements to the City Centre
Retail Business Residential Leisure
Dundee has a strong university base
University
Figures 9 and 10 display the current and proposed land use within the site’s immediate context. Figure 9 shows that there is already an existing retail and office ‘hub’ in which the new development could link in to. Figure 10 shows the ongoing proposed mixed use business and retail development of the Central Waterfront.
Policy Context The site is allocated in the Local Development Plan as an area for development and forms part of the regeneration outline of the Waterfront project (Policy 1: Location Priorities, TAYplan). The waterfront masterplan seeks a mixed use purpose from the site incorporating office, retail and living space. Design should follow Waterfront Framework. Fig.10 Central Waterfront vision
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New urban quarter
Aesthetic relationships
Strategic Development Area
Better quality places
Vibrant
Case Study: Spinningfields 1860s
1920s
Fig.2 The history of the proposed site
2012
Site Information
Pedestrianised Landscaped
Fig.6 Design features
Dundee is in a current transformation of its image where there is a clear focus on reviving the city as an ultimate location for both ‘live and work’ whilst revealing and maintain potential to become an attractive and sustainable destination for future development. The proposed site, Plot 2 of the Central Waterfront, is approximately 4500sq.m. The site is part of the overall master plan vision and is currently brownfield. It has been identified by the Council as public use land and is zoned for mixed use, primarily business development.
Public realm
Potential for ‘retail’ core within development
Overgate– major retail competition
Night time economy Activity Malmaison– new hotel development
Mixed use ‘Public
Busy traffic corner Need for privacy and public safety
There are good transport links around the site where it is heavily serviced by public bus routes. The new train station in close proximity will also provide an effective means of travel. The situation of the site allows for elements of sustainable transport to be supported.
corner’ could become courtyard
Fig.7 Levels of privacy and connections
Strong connection to waterfront
Central location
The Spinningfields site is of a larger scale to that of the proposed site in Dundee, however similarities can still be seen. The densely packed tall buildings reflect that of the vision of Dundee and where the public space at Spinningfields resembles opportunities within the proposed site in creating an open courtyard which would break up the built environment and act as a centre point in which to anchor views and direct travel paths through the city. Namely it would act as a passing place from the V&A to the city centre high street. Concepts to take forward:
Site History
Major traffic areas
Previously the original train station was situated on the proposed site. Fig. 2 shows the train station opened out onto areas of public space creating a break amongst the built environment. There is opportunity to recreate this transitional space by creating a public element within a section of the site.
Fig.3 Site constraints
Private
Public
The proposed Malmaison hotel now under construction sits off site to the north east. Proposed development should be sympathetic and if possible make connections to this building.
Mixed use
Waterfront Dev.
Any development on site should be sensitive to this existing building and should carefully establish a close relationship. Buildings to the north of the site should also be considered when addressing a frontage to this side of the proposal.
Enclosed
Fig.4 Design constraints
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Fig.5 Traffic
Main road access to Riverside and further Perth
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Public Semi-private Fig.12 North section
Landmark features have been established in the form of curving shapes. These elements could be a design feature.
Pedestrian access from the town centre exists to the north west of the site. This also leads to the busy Marketgait traffic junction.
Private
Enclosed overlooked site The site is overlooked by buildings on all sides of its perimeter. This creates a very enclosed compact site. Design proposals should address this issue through similar heights of buildings or introduce a dynamic skyline consistent with the Design Framework of the Waterfront project.
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Fig.15 Levels of privacy concept
Fig.13 West section
Semi-private avenue
Visual opportunities
Central
Preferred site access
New modern design train station
Strategy Development Proximity of Malmaison Hotel
Frontage
Threshold
Main road from Tay bridge into city centre
Fig.11 Concept section
Fig.8 Site analysis
Private and Public Spaces
Traffic from West End
Traffic
There are different levels of privacy which break up the site into three main sections. The public corner has potential to act as a transitional space between both the city centre and the new waterfront development. The more private area of the site could be linked via a central core which would enable a mixed use area to evolve from the middle section of the site.
Connectivity The site is close to amenities of the high street and main retail centre but is also ideally placed for a strong connection to the V&A and further waterfront related development. The site is enclosed and surrounded by buildings and roads around its perimeter. It is essential that the proposed development effectively connects and is sensitive to the existing townscape. There is a diverse range of building types around the site. Frontages of existing buildings should be taken into consideration where materials should be sensitive to their context and maintain close links to the surrounding area.
Existing buildings look directly on site
Establish a night time economy Create versatile public space Mixed use boulevard or avenue Landscape features Flagship building Use scale– dynamic environment Tall buildings with life below’
Existing pedestrian crossing over main road creates vital link to train station and further Waterfront amenities.
Instead of seeing nearby buildings as design constraints, the proposed development should incorporate these features into its final design in order to root and establish the new buildings into the existing Dundee context. There are four main visual opportunities: the Malmaison, the V&A, the Discovery and the new modern train station. All of which can be seen from different angles of the site.
Private section
Public connection to waterfront
Fig.16 Design solutions
Fig.14 Visual opportunities
Lisa Proudfoot
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Concepts and Design Solutions City Centre
Plot 2 Waterfront Vital links
Waterfront
Design Strategy
Fig.25 Concept: Vital links
There is a varying degree of privacy on site where the easterly more public section of the site gets progressively more private as you head west. There is great opportunity for a public space to be established in the east corner of the site where links to both the city high street and further waterfront area could easily be achieved. This area would act as a transitional space when travelling from the V&A to the Overgate and high street. This space would also create a necessary break amongst the dense character of the surrounding townscape. It is anticipated that this space would be versatile in character where it could be used for a variety of purposes e.g. small market or university exhibition space. It is vital that public art be integrated into the scheme so as to showcase the spirit of Dundee. It is envisaged that the public building of the proposal becomes a piece of art in itself.
Scale 1:500 Fig.28 Elevation looking North
The site will incorporate a mixed use of floor space but will consist of a large floor area of office units where the retail, residential and public elements to the proposal will make this viable. Having small retail and public opportunities as well as a small number of executive flats will effectively link into the overall masterplan’s vision; to embrace urban living. Green roof’s will be implemented where possible, again, providing a break in the cityscape but also with the aim to link into the Central Waterfront and it’s proposed green spaces. The design should link into existing infrastructure and public travel measures in order to actively pursue sustainability. The development places a heavy restriction on parking where limited spaces will be available offsite. This is to achieve a more active and pedestrianised area. Energy efficient building design and solar panels on roofs will aim to reduce carbon footprint.
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When approaching the site from the waterfront there are four main buildings which should be visually addressed through the proposed design. Through the use of viewpoints and angle of space a clear connection should be made to the existing context of Dundee and the ongoing V&A and waterfront development. Innovative design is welcome and will coincide with the new modern train station and V&A.
Scale 1:2500 Fig.26 Site masterplan showing vital visual opportunities in black and pedestrian travel route from waterfront to high street showing proposed new public courtyard as additional link
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Alternative Design Proposal 1 St
Office
Residential
s ng i ild
f af
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ar re
b of
Public
A
Retail
Fig.18 Floor space use
Fig.17 Plan
The public building should look like a separate entity to that of the private offices and retail space adjoining. Public building becomes a piece of art and evolves from the surrounding landscape. Connects with the outdoors and existing visual opportunities. The office block is separated by tall linear timber blocks which will reinforce different shop units and differentiate between office spaces.
Fig.19 Elevation
The office space is situated towards the west of the site as this is the most private sector. The public space is towards the east and will easily form a new space for people of Dundee to use and enjoy. Different materials are used to represent the different levels of privacy between these two buildings.
Fig.20 Public building
Office access point Scale 1:500
B
Fig.27 Surrounding context
A
B
C
Fig.29 Site plan with location of visuals
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Alternative Design Proposal 2 Civic space connected to outdoor public area
Office space with residential flats on higher levels accessed from Yeoman shore
Different viewpoints allow connections to be made with existing building context and streets
Green roof
Pedestrianised area is versatile and can be used to different activities
Corner space for public art
Higher level outdoor cafe
Shops on ground level and office space on higher storeys allow a fairly public lower level where privacy increases as you move up the building
Fig.21 Plan
Fig.22 Perspective
Fig.23 Section through all spaces
Fig.24 Public building Scale 1:1000 Fig.30 Long elevation facing West
Fig.26 Isometric view with materials
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Fig.28 Interaction of indoor and outdoor spaces
Lisa Proudfoot