Maria Ruger

Maria Ruger

Dundee Civic Design Award

Site Analysis

UP 31003

Socio - Economic Development

Historic Land Use

Population of Dundee City by age and sex People

Site

1860 Fig. 7 Historic map of the site 

Industrial site with Calendar Works, warehouses & Seagate Saw Mill



Important location to former train station

Fig. 1 Scotland Site

Fig. 2 Dundee

Age groups

1932

2

Fig. 10 Source: National Records of Scotland, September 2016

Total employment of Dundee City by sectors

Fig. 8 Aerial image of the site 3

2 East Port Roundabout

1 East Marketgait

3 Enterprise car hire on Seagate

4



Most of the building used as Workshops



Proximity to Dundee’s docks

Site 5

1

6 8 9

6 Private car park for residents

5 Tenements on Trades Lane

4 Seagate Bus Station

2016

7

Fig. 9 Bus statin & tenements

7 Machine Mart & workshop

Fig. 3 Proposed Site

8 Mary Ann Lane



Most of the former industrial buildings are vacant



Seagate Bus Station & Two Tenements currently on the site Fig. 11 Source: Dundee City Economic Profile, March 2016

9 Listed Building on South Marketgait

Site

Fig. 4 Land-use off Site

Fig. 5 Land-use on Site

Leisure Car Park Vacant Church

Residential Mixed Use Retail Commercial

Fig. 6 Access

Residential

Vacant

Commercial

Listed Building

Private Car Park

A991 - Inner Ring Road

Main footpath towards site

A92 - Major road

Major junctions

Signed cycle route on-road

Pedestrianised area

Signed cycle route off-road

Heavy traffic

Policy Policy 5

Relevance to Site

Tourism & Leisure Developments

Demand of tourist attractions and accommodation

Policy 7

High Quality Design

Should create linkages within the site and surrounding

Policy 21

District Centres Retail Frontage

Creation of linking district centres for retail

Policy 29

Low/Zero Carbon Technology in New Development

Development of low carbon buildings and transportation

Policy 48

Listed Buildings

Redevelopment of listed building

Policy 54

Active travel

Enable facilities for active travel (walking & cycling)

Policy 55

Accessibility of New Development

Promote alternative modes of travel through accessibility

SWOT Analysis

Challenges and Opportunities

Policy

Strategic Development Plan (TAYplan), 2012

Local Development Plan, 2014

Relevant Policies Policy 2

Relevance to Site

Shaping Better Quality Places Integrate new with existing development , Ensure integration of transportation and land use , Ensure high resource efficiency of buildings

Policy 4

Strategic Development Areas Development of mixed uses including business, commercial, leisure, retail, residential and port related uses

Policy 6

Energy & Waste/Recourse Management

Enable the use of renewable energy Development of waste infrastructure

Policy 7

Town Centre

Consider development within City Centre Boundaries

Case Study

CHALLENGES

Fig. 13 Listed Building on South Marketgait

Fig. 12 Pavement on East Marketgait 

Large junction and roundabout are heavy car orientated



Heavy traffic causing air and noise pollution



Pedestrian guardrails (Fig.12)





Narrow, unpleasant side walks (Fig. 12)

Listed building (Fig. 13) might need special permission for changes





Located within Dundee City Centre boundaries



Area offers good infrastructure



Proximity to Seagate Bus Station & public transportation



Lack of green/ open space

OPPORTUNITIES Creation of open and welcoming buildings that suit Dundee’s Cityshape.

The use of vegetation instead of (pedestrian) guardrails to improve well-being and at the same time keep the safety aspect.





Very car orientated



Not pedestrian friendly at both day and night time



Lack of open/green

Create better connectivity between the City Centre and Dundee waterfront development as well as retail behind Olympia Develop a viable place through mixed use



Heavy traffic causing air and noise pollution



Waterfront development might create competition



No current demand for redevelopment in this area

Roads should not be the main focus point in walkable cities such as Dundee.

Fig. 14 Sketch cross section of possible development East Marketgait 

Retail SITE City Quay

The modern “25 hours hotel” (Fig. 21) including a SKY BAR & RESTAURANT (Fig.20) is attracting both tourists and local people. Moreover night time activity is created.



OFFICES (Fig. 22) offer work space.



Public accessible GREEN ROOFTOP TERRACE (Fig. 24 & 25) for recreation, well-being and views.



OPEN PUBLIC SPACE and ACCESSABILITY (Fig. 16 & 17) through public transport is prioritising active travel.

City Centre

Fig. 18 Inside of Bikini Berlin

Fig. 20 Monkey Bar

Fig. 22 Offices

Fig. 24 Green Rooftop Terrace with cafes

Fig. 19 Pop-up box

Fig. 21 Room in 25h hotel

Fig. 23 Conference room

Fig. 25 Green Rooftop Terrace

On Site

Waterfront

OPEN + GREEN SPACE

WORK SPACE

DIVERSITY

Wide sidewalks for both cyclists and pedestrians with enough lightening.

POP-UP SHOPS (Fig. 18& 19) are rentable for three to ten months, creating chances, innovation and variety.

HOTEL & SKY BAR

POP-UP SHOPS

BIKINI BERLIN (Fig. 16) is a mixed use complex combining innovative shopping, gastronomy, workspaces, open space, leisure, recreation and hotel. 

Fig. 17 Modell of Bikini Berlin Complex

Fig. 16 Bikini Berlin Complex

FORM ANALYSIS

Off Site



Including proximity of bus station into the development



Create a connecting area that links Dundee City Centre, Dundee Waterfront development, Dundee Quay and retail behind Olympia (Fig. 15)



Improvement of pedestrian and cycling routs (Fig. 14)



Ensure permeability and safety during both night and day time



Creation of a mixed use space for innovation, recovery, retail, and tourist accommodation

Architecture

Fig. 15 Possible connections of site to surrounding area

2 Modern Architecture

1 Victorian architecture

5 Contemporary Architecture

4 Georgian Architecture

3 Industrial Architecture

6 Unknown Architecture

DP&L building (listed) on South Marketgait

Tenements on Trades Lane

Former Warehouse on Mary-Ann Lane

Customs House (listed) on Dock Street

Olympia (Leisure Centre) on East Marketgait

Flats in converted listed building on Trades Lane

Industrial Sand Stone (ashlar-built)

Render, Brick, Glass Blocks

Local Sand Stone

Industrial Sand Stone (ashlar-built)

Glass (not transparent)

Red Brick

8

6 2

1.7 ha 3

5

Material

7

1

4

Height

Fig. 26 Sketch Up model of the site and surrounding

4-5

~16m 4

~19m

Storeys 1

Storeys

5-9m

Storeys

Storey The DP&L and tenements (Fig. XX 1&2) are the highest buildings

12-17m

2-5

Former warehouse/ workshop (Fig. xx3) and other buildings

Magnum House (Fig xx 7) & Olympia (Fig. xx 5)highest buildings

Tenements (Fig XX 6) and office (Fig.xx 8) buildings are lower-rise

Permeability

FUNCTION ANALYSIS Primary Roads

Fenced off area

Secondary R. Primary roads

One way road

One way road Pavement Pavement Pedestrian crossing

Fig. 28 Vehicle access on site

Pedestrianised Area

Fig. 30 Vehicle access on/around the site

Fig. 29 Pedestrian access on site

Fig. 31 Pedestrian access on/around the site

“ P e o p l e i n u r b a n s i t u a t i o n s o r i e n t t h e m s e l v e s b y m e a n s o f m e n t a l m a p s .” K e v i n Ly n c h

Legibility

Landmark

Fig. 27 Aerial View over Dundee (by Alamy) Old town (red) less permeable, new communities (green) permeable

5 Node

District 3 Edge Path

7 6

4 2 SITE

1 Fig. 32 Five components of urban structure (K. Lynch)

1 Seagate Bus Station

2 Enterprise

1. December 2016

3 Housing & offices

4 MB Service Group

5 Magnum House

6 Roundabout

7 Olympia

Poster 1 Page 1

Maria Ruger

Dundee Civic Design Award

UP 31003

ISSUES & SOLUTIONS lack of use (see image below)

styles, materials & heights on-site and off-site

roads to three sides (Seagate, East Marketgait, South Marketgait) (shown in Fig.38)

 Mostly single land use +

 Many different architecture

 Site is surrounded by busy

Current Issues

Poor Activity

Lack of Identity

Very Car Orientated

 Poor footfall

 No noticeable purpose of the

 One big junction & rounda-

 Site is not connected to retail

 No green space

area, City Quay, Waterfront, City Centre

 Site is covered with mostly

vacant buildings

3

2

 Bad route guidance on site

(no connection between west & east)

 Many of vacant buildings

bout 1

 No open space

 Mainly pass by area

site

Poor Connectivity

Lack of green & open space

4

3

5

1 5

2

2

Possible Solutions

2 4

 Aim prioritisation of pedes-

 Redevelop existing buildings

trians

 Develop mixed use

 Adapt characteristic architec-

 Create pedestrianized zones

Fig. 37 Pedestrian bridge, Dundee

 Implement green infrastruc-

 Create connections to vi-

day and night activity

 Improve pavements  Use local material

 Create green & open space

on different levels

 Create variety

centre or waterfront  Planning with a bigger radius

in mind

 Create link to Dundee’s past

 Improve accessibility

2

brant places such as city

ture

 Create places for constant

ture

 Promote active travel

Fig. 36 Green rooftop (Bar), Berlin

Fig. 35 Mixed use complex, Berlin

Fig. 34 Amsterdam. Netherlands

Fig. 33 Murraygate, Dundee

Fig. 38 Sketch up model of site and surrounding

SECOND DESIGN PROPOSAL

FIRST DESIGN PROPOSAL Twelve-storey mixed use building

Existing tenements Seagate Bus Station

Mixed use building with public rooftop terrace

Seagate bus station

Existing tenements

Open space

Hostel with access to private rooftop (listed building)

Public sky bar/restaurant

with water feature

Fig. 41 Sky bar/restaurant

The 1st design proposal contains four separate mixed use buildings (Fig. 39) in a fully pedestrianized area. It offers six points of access for pedestrians (Fig. 42). A high rising building is located in the centre of the site including a public sky bar/restaurant that allows a 360° view over Dundee and the waterfront (Fig. 41). Open green spaces offer recreation and rest opportunities while also allowing easy passage through. A museum of Dundee’s former shipping industry in the iconic listed building will create a connection to Dundee’s past (Fig.39).

Three three-storey mixed use buildings

Pedestrianized zone Museum of Dundee’s ship industry (listed building) Fig. 39 First design proposal for the site

Residential Commercial Office space

Fig. 45 Access points on site

Mixed use build-

Open green space with water feature and vegetation as segregation Café

Fig. 43 Second design proposal for the site

Residential Commercial

The 2nd design proposal is including five separate mixed use blocks three of which are redeveloped buildings that are currently vacant (Fig. 43). The site is promoting walkability as it is fully pedestrianised with six access points (Fig. 45).

Seagate Bus Station

Seagate Bus Station

Fig. 46 Café with open space

Office space

After redevelopment the former warehouse among others offers a full length public rooftop terrace that can be accessed day and night (Fig. 43). The narrow Mary-Ann Lane with its original material (local sand stone) is retaining Dundee’s historic built form and street pattern.

The iconic listed building is turning into a hostel with private rooftop allotments (Fig. 43).

Seagate Bus Station

Fig. 42 Access points on site

Fig. 40 Proposed land use & dimensions

Seagate Bus Station

The site offers a lot of open and green space on several levels, creating an enjoyable environment. A café connects the Bus Station with the site.

Fig. 44 Proposed land use & dimensions

M A S T E R P L A N + D E S I G N S T R AT E G Y

1 Every POP-UP Store will be unique, creating a great variety

5

16 SOLAR PANELS on PASSIVE HOUSES

Economic Benefits

Environmental Benefits 13



Day & night activity



Innovative commercial areas to reach a wider public



Permanent farmers market



Pop –up stores

3



12 9 4

1 10 14

7



Hostel attracts young tourists



Affordable Housing



Connection to other vibrant places (Fig. 25)

15

Energy efficiency though: Solar Power (Fig. 28) Rainwater usage Passive houses



Redevelopment



Use of existing & local material



Green roofs (Fig. 21, p. 6)



Recycling facilities



Open green spaces (Fig. 27)



Promote walkability & cycling



Improve permeability (Fig. 26)

2 Different Shops on site 16

2

6

15 Improvement of safe CYCLE LANES

11

Fig. 46 Lumion Model of site 14 Sheltered CUCLE RACKS

3 A permanent FARMERS MARKET will support local and regional farmers

Aesthetic Benefits

4 Among others, PUBS will increase night activity

Café and open/green space proximate to Seagate Bus Station



Green urbanism



Water features



Enhance local character



Retaining the historic built form and street pattern



Adopt Dundee’s characteristic architecture



Create welcoming atmosphere for both tourists and citizens



Mix old and modern



Good sense of enclosure (Fig 29)



Public art (Fig.21, p. 6)

6 Redevelopment of the DP & L listed building into a HOSTEL with...

Public Green Rooftop Terrace

Mary-Ann Lane with shops, cafes & restaurants

9 Creation of Dundee Shipping Industry MUSEUM as a link to Dundee’s past Rooftop garden & allotments of Hostel

Hostel

Offices

Outdoor stairs to rooftop

13 Creation of a welcoming place for arriving tourists and waiting travellers

Dundee’s Shipping Industry Museum on two levels

Boutique on two levels

(Farmers) Market

Pop-Up Stores Cafes & Shops

7 … own ROOTOP ALLOTMENTS & GARDEN

5 Cross Section of commercial units

10 Cross section of MIXED USE building

8 Preservation of MARY-ANN LANE with original buildings & material

Canape to visually break down the height of building

Commercial District

City Centre boundary

12 Well lid at night to improve SAFETY Natural segregation of/between traffic

Site

Vehicle City Quay

Cycle Pedestrian Passage Pedestrian crossing

Dundee City Centre

Dundee Waterfront Redevelopment

Fig. 47 Current movement on and around the site 1. December 2016

Fig. 48 Improved movement and permeability on and around the site

Fig. 49 Possible connections between site and other vibrant places

Wide pavement with rest possibilities

Cycle path

Road

11 Cross section of East Marketgait Poster 2