Central Waterfront Development - Plot 2
Policy & Class Use Demand
History—Land Use Over 100 years
Existing Form & Function
2012
1920
Location
TAYplan identifies Dundee Centre and Port (Dundee Waterfront) as a Strategic Development Area for mixed uses including business, commercial retail, residential and port related uses.
2030
Appendix 6: City Centre Extending and Upgrading Shopping Provision (Figure ?)
Dundee City:
4th largest city in Scotland Population: ~147, 800
Past: Dundee West railway station
Future: Mixed use development
Present: Car park with parking fee
Site Analysis
Waterfront Project is the second biggest of its kind in Scotland
Policy 6: Visitor Accommodation
Thorntons (Solicitors/Estate Agents and Investment) Class Type: 2 Area Size: 3,716 sq. m Car Park: Yes
N
‘A range of high quality visitor accommodation within the City Centre is supported’.
In May 2013, the Director of City Development, Mike Galloway stated that ’500 additional bed spaces—or five hotels offering 100 beds each’ would be necessary to cope with tourism demands from the Waterfront development.
Mecca Bingo Hall Class Type: 11 Area Size: ~2.888 sq. m Car Park: Yes Figure 1: UK map, red arrow indicating study area
Socio-economic Characteristics
Endeavour Offices Class Type: 2 Area Size: ~ 775 sq. m Car Park: No
The Waterfront Development is predicted to bring in an extra 300,000 visitors each year...5769 extra people per week - Dundee City Council
Figure 4: Bar graph explaining projected population growth in 20 years
Spatial Analysis Requirement
Benefit
No more than 6 storeys high
Fit into surrounding land use
2 or more buildings
Use sites full potential
Car parking not essential
Other car parking available e.g. Greenmarket to the SW
Specific attention to East corner of building furthest East on site
Extremely prominent from other buildings and areas of the waterfront including entrance of railway station
Red Boundary = Current retail frontages
Yellow Boundary = Extended retail frontages of waterfront development (involving East side of Plot 2)
Connectivity between the site as well as its surroundings is key
Parking for services
Reduce traffic congestion on Yeaman Shore
Principles of Enclosure South Marketgait: Weak Enclosure
Proposals
Design and layout of new housing developments should be of high quality and enhance the distinct character and identity’ of the city.
The Waterfront Masterplan should include a ‘limited element of small scale shopping floorspace at ground floor level’.
Figure 6: Class Use
Policy 5: Tourism and Leisure Developments
New mainstream residential developments and substantial conversions of 3 or more unrelated people within the Waterfront...will be prevented.’
Pedestrian friendly areas to promote walking
Soft landscaping is essential
Encouraging the use of public transport with reduced parking
Recycling area on site
Electric vehicle charging
Pedestrian Network
Major leisure uses will be firstly directed towards the City Centre.
Bowling alleys, as an example can draw significant numbers of people to an area.
Quartermile, Edinburgh
Regeneration
Leisure: All Star Lanes
Luxury Bowling venues located in major UK cities such as London and Manchester
Found within mixed
use developments
Connectivity
Mixed Use
8-14 lanes, American style restaurant and cocktail bar
Private function room for families &
Figure 7: Enclosure of surrounding streets
corporate events
Physical Constraints
Principles of Cohesion
SEPA Flood Risk Zone
Design Issue
Soft Landscaping
Proximity
How can the site efficiently connect with its immediate surroundings?
Electrical Substation located on site
Contemporary
TAYplan indicates leisure as a vital part of the Central Waterfront
Figure 8: All Star Lanes bowling in Manchester
Modernist Glass Entrances in Dundee
How can design make a person feel comfortable in the area?
Similarity
Figure 9: SEPA map indicating potential flooding
Public Art: ‘Reasons For Voyaging’ Dundee University Library
Common Enclosure
How can all users feel like they are ‘inside’ the site?
Class 1: Retail = 432.1 sq. m
Class 2: Offices = 785.8 sq. m
DCA
Overgate Shopping Centre
7 stainless steel poles in Christchurch, New Zealand
Used to welcome visitors to the site
Designed for public to interact with the art
Figure 13: Public Art in New Zealand
Class 3: Food & Drink
Class 7: Hotel
Class 9: Housing
Class Use:
= 246.3 sq. m
= 829.7 sq. m
= 1186.4 sq. m
Class 1: Retail = 40 sq. m (x5)
Design B
Design A
Dundee Local Plan Review 2005 indicates any development over £1 million must feature art. Figure 12: Buildings incorporating glass as a main design feature
Figure 11: Table of design issues relevant to site
Figure 10: Electrical Substation located on site
Class Use:
Policy 20: City Centre Retail Frontages
Policy 9: Design of New Housing
Case Studies
Best possible use of space with a sustainable future High footfall area, promotes sustainability
Figure 3: Map indicating retail frontages in Dundee City Centre
Policy 15: Houses in Multiple Occupation
Sustainability
Expectations of high quality design from Scottish Government
Pedestrian-friendly
Blue Area = City Centre
Figure 5: Site Analysis of surrounding area
Union Street: Strong Enclosure
Attention to relationships between buildings
McIntyre’s Hairdresser/ Newsagent/Union Street Flats Class Type: 1 & 9 Area Size: ~ 250 sq. m Car Park: No
Mal-Maison Hotel & Various Retail Class Type: 7 & 1 Area Size: ~ 1011 sq. m Car Park: No
Identification of Issues
Stakeholder’s Requirements (Dundee City Council)
Mixed use buildings
Figure 2: Succession of maps of site area over 100 years
1/4 of population aged between 16-29
High quality building materials
(Rebecca Higgins)
Class 3: Food & Drink = 760.6 sq. m
Class 7: Hotel = 751.1 sq. m
Building Materials
Class 11: Leisure
Dimensions
= 1701.2 sq. m
Dimensions Building Materials Figure 18: Buildings incorporating glass as a main design feature
Figure 14: Different perspectives of Design A, the first proposal
Figure 15: The chosen proposal
Master Plan South facing balconies Water Fountain, on 3rd, 4th & 5th hotel similar design to floors for views of Tay other areas of and Waterfront Waterfront
18m gap between facing windows in regards to Dundee Local Plan Review 2005
Bar & Restaurant to encourage site to be used at night
Building 2 Leisure Complex: 1st Floor—Bowling Alley, Private Function Area 2nd Floor—Bar/Restaurant 2nd Floor—Gym
Design Strategy
Principles of Cohesion
Principles of Enclosure
Views from Surroundings Thornton's Solicitors :
Figure 18: Examples of design issues solved within Plot 2
Cycle Path towards Union Street & City Centre
Building 1 1st Floor—5 retail spaces 1st Floor – Popular restaurant 1st Floor—Hotel reception 2nd, 3rd, 4th, 5th Floor—Hotel Figure 16: Master Plan for Design B. Explanation of site.
Charging point for electric cars, tress & recycling bins outside buildings Glass used throughout for modern approach and similar to other buildings around Dundee
Path connecting both buildings for easy access for 2mx3m parking spaces pedestrians for specific use for disabled and staff: Building A—6 spaces Building B—8 spaces
Open space between buildings with benches and grass for public use
V&A:
There is now a good sense of enclosure connecting Union Street and South West Marketgait
Space Groups are efficiently connecting the Plot 2 with its immediate surroundings
Aesthetic Quality Order
Openness Naturalness Historical Significance
City Centre:
Upkeep
Meaningful Public Art in relation to policy 7 of Dundee’s Proposed Local Plan 2012 Figure 17: Various views looking towards Plot 2
Figure 19: Aesthetic qualities used for site