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Final Poster 3 Ashley
- 1. UP31003 Dundee CivicAward Ashley Rabot S STRENGTHS Prime Area within Dundee City Centre Central Location (Fig. 1& 2) Frequently Used by Pedestrians Close Proximity to other key areas of Dundee such as City Quay and the Waterfront Large Site Area of 1.72 Hectares Site Area : 1.72 Hectares of Brownfield Land Location : Enclosed By Trades Lane, South Marketgate, East Marketgate and Seagate, City Centre, Dundee. (See Fig. 1 & 2) Current Site Usage (Fig. 2) : Several vacant Industrial buildings 14 newly constructed Apartments Seagate Bus Station 3 Active Businesses including Machine Mart & Enterprise Rent-a-Car Vacant Grade B Listed Building (Fig. 2) Surrounding Land Use (Fig. 3) : Olympia Leisure Centre and Gallagher Retail Centre located East of the Site. Residential & Commercial primarily surround the site. Vacant Buildings near and onsite. Far East of the City Centre is principally Industrial Use. Good Amount of Car Parking Spaces Nearby. Historical Context : Reclaimed Land during 1836 Industrial Use - Calendar Works & Workshops Site Description DP&L Listed Building on Site D Olympia Multi-Story Car G Existing Business on Site F Apartments adjacent to Site E A C F E D B A Enterprise Rent-a-Car located on Site B Mary Ann Lane Fig. 2: Location of Site The Night Time Economy has gradually been declining due to the closure of night based leisure facilities and rise in crime. 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) 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. Population Density : 2,204 per km² Total Area : 67.3 km² Unemployment : 5,500 people ≈ 8.3% (2016) Median Gross- Annual Pay (Full Time) : £24,090 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) Population Economy Fig. 4 : Median Weekly Wage in Scottish Cities In Accordance to the proposed TayPlan 2016, the following policies are relevant to the site and it’s immediate surroundings within the City Centre. 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 TAYPlan Car Parking &Vacant Buildings Dundee Local Development Plan Policy No. 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 Bold, Modern Design to acting as a ’magnet’ for Dundee. Better Integration between Retail and Leisure within an Urban Area. (Fig. 12) Use of Energy Efficient Materials such as Emissivity Glass and Photovoltaic Panels Inclusive Design with Pedestrians in mind. (Fig. 13 & 14) Incorporating Nature into the Design bringing it back into the City. Improving and tuning Transport Connections including Traffic Movement and Cycle Provision. Open Space for Public Interaction. Funnelling Effect Drawing Commuters, Workers and Citizens into an Area. (Fig. 14) RelevancyTo Site 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. Section Analysis Fig. 12: Land Use of Proposed Development at Lewisham Gateway, London Fig. 15: Cross Section of Part of Lewisham Gateway upon Completion Fig. 13 : Lewisham Gateway Pedestrian Accessibility Pre-Development 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. 4. Existing Form & Function Fig. 5: Sketch Up Model of Site Architecture of Olympia Apartments adjacent to Site DP&L Listed Building Nearby Listed BuildingsVacant Offices & Apartments B A E F D A B D E F C C Custom House Enclosure 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. Pedestrian routes are very limited towards the South-Eastern section due to limited road crossings. Currently there is minimal-to-no activity through the site. (Fig. 6) 3 Main Access Points. (Fig. 7) Currently there is minimal-to-no activity through the site. Largely a Pass-Through Area. (Fig. 7) 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. 1. Site Analysis Dundee, 1821 Dundee, 1860 Dundee, 1940 Dundee, 2016 Historic MapTimeline 1940 1860 1821 2016 6. Case Study: Lewisham Gateway 3. Policy Context2. Socio-Demographic Study Fig. 3: Land Use Map of Dundee City Centre Fig. 1: Location of Dundee Fact file Fig. 10: Section Analysis of Mary Ann Lane Work around existing buildings - e.g. Dundee House Incorporate surrounded buildings into Design Use sites location to an advantage - e.g. Shadows, Sun direction 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) 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. Many of the buildings have no dominant architectural features nor symmetry which aid legibility. There is no landscaping to aid views or draw the eye in to specific elements. 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. Site Bus Station Existing Apartments Listed Building Existing Cycle Lane Permeability Site Access Architecture Listed Buildings 7. Current Design Issues & Solutions Poor Connectivity Lack of Character Traffic Lack of Integration Lack of Green Space IssuesSolutions Pedestrian Unfriendly Lack of Road Crossings No Reason to pass through the site Only 3 access points to site Lack of Continuity in Materials and Architectural Styles Poor Views & Vistas Derelict Buildings Nearby 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 Nearest Green Space is over 500m away Lack of Public Art Redesign of the Road Layout Narrower Lanes More Pedestrian Only Area and Crossings Increased Safety Features Creation of New Segregate Cycle Track Modernisation of the Area Making the Site feel part of the City Centre by Design and Connectivity. Creating New, Integrated Green Spaces –leisure and practicality Better Connectivity between Green Spaces Place Relevant Public Art Regeneration of the entire area Develop a Landmark Civic Space Create an Iconic, Safe & Accessible Meeting Place Create New Iconic Views Create New Access Points Improve Pedestrian & Cycle Access Pedestrians have Priority New “Through” Paths Open Green Spaces which retain pedestrians Create a New Night Time District Aim for no Vacant/Derelict Buildings New Walkable Area Day & Night Activities Continuity in New Buildings on Site. New Iconic Views Complex, Intricate Design Aid the Pedestrian Flowing, Open, Pleasing Design Multi Level Lighting Inclusion into Public Art Create a Safer, livelier place Good Sense of Enclosure with wide Open Spaces. Unsafe Atmosphere Unsafe feeling at night No lighting within the Site Strong Sense of Enclosure in Areas Most Buildings are Vacant or Derelict Pass Through Area No Night Time Economy Minimal Day Economy Existing buildings in close proximity of the site Awkward Placement of Listed Building Shadows Buildings are simplistic No continuity of Architectural Styles Lack of Views & Vistas Large Block Buildings Fig. 8: Height of Site & Surroundings 1 Story 2 Stories 3 Stories 4 Stories 5 Stories 6+ Stories Listed Buildings Site Access Points Routes Across Site Fig. 7: Listed Buildings & Site Access Points Core Vehicular Routes Core Pedestrian Routes Core Public-Transport Routes Fig. 6: Core Routes Around the Site Car Park Vacant Buildings Fig 9: Car Parking & Vacant Buildings Main Challenges Placement of Listed Building within the Site Area Close Proximity of Seagate Bus Station Newly Built Apartments adjacent to Site Congested Dual Carriageways enclosing two sides of the site Increasingly Difficult Pedestrian Access to the Site Increase Vitality without hindrance to other parts of the city W WEAKNESSES Listed Building on site (Fig. 2 & 7) Close proximity to the Bus station Dual Carriageways surrounding the site. Poor Current Pedestrian Access (Fig. 6) Poor Cycle Network to Site (Fig. 2) Numerous Vacant Buildings (Fig. 9) TO OPPURTUNITIES Connect Pedestrian Areas Links to the Waterfront Regenerate Area, Use Brownfield Site Reconnect Gallagher Retail Park A new ‘Hub’ for the City Site would act as a ‘magnet’ for Investment Good Local, National & Regional Connections THREATS Traffic Congestion Surrounding the Site Close Proximity of Seagate Bus Station Possible Increase in Overcrowding Competition from Nearby Services Noise from Traffic can act as a Hindrance 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. 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. Fig. 11: Public Realm Audit Results 5. Challenges & Opportunity High Quality Poor Quality Heights of Buildings Large amount of Car Parking surrounding the site. (Fig. 9) Development will regenerate the area, reducing the number of vacant buildings surrounding the site. Poor Legibility Movement Fig. 14 : Lewisham Gateway Pedestrian Accessibility Post-Development Lack of Activity Positioning of Site Poor Aesthetics Residential Commercial Office Educational Leisure Hotel SWOT Analysis Public Realm Audit Road Barriers limiting Pedestrian movement, East Marketgait A A B C B Public Art and Pedestrianised Areas have a Higher Quality Public Realm, City Square D E Narrow Pavements, Many which are in poor condition, Seagate C Uneven Paving, Strong sense of enclosure and narrow pavements, Candle Lane E Good Public Realm, however cobblestones restrict those with disabilities, S. Victoria Rd D Existing Connectivity Layout Existing Road Layout at Rush hour Existing Site Layout Southern View of the Existing Site Walking times to Existing Green Spaces Southern View of the Developed Site Public green spaces aimed to retain peopleProposed Developed Site LayoutProposed Connectivity Layout Proposed Road Layout at Rush hour Trades Lane at Night - Lack of Lights Artist Impression of Development at Night Derelict Bus Depot Entrance Bustling Night time Economy, GermanyProposed Pedestrian Crossings & Cycle Lane Existing Pedestrian Crossings & Cycle LaneDerelict Building Opposite Site Iconic Civic Space, Lewisham Gateway Derelict Bus Depot C A B DC E G F Section View of Site (Blue: Fig 5)
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UP31003 Dundee CivicAward Ashley Rabot DESCRIPTION RESIDENTIAL (Class 8) RETAIL (Class 1 & 3) OFFICES (Class 2 & 4) LEISURE (Class 10) HOTEL (Class 7) EDUCATIONAL (Class 10) TRANSPORTATION 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 700 sq. m of Library Facilities New Public Meeting Rooms Site Area : 1.72 Hectares Location : Enclosed by Trades Lane, East & South Marketgait and Seagate, Dundee Completion : Early 2024 1,338 sq. m of Hotel Accommodation 4,318 sq. m of New Leisure Facilities New Dundee Maritime Museum with adjacent Cafe New Kids Educational Play Centre Public Exhibitions 2,284 sq. m of High Quality Office Space Energy Efficient Buildings with Historical Links 5,915 sq. m of Retail & Catering Space New Restaurants and Food Establishments Evening, Late Night Retail Market Facilities 67 New Homes (6,950 sq. m) Range of Single Studios Flats to Penthouses 11. Detailed Masterplan 10. Design Strategy Accessibility Create Numerous Access Points and ‘Direct’ Routes Designed with the Core principle of Accessibility, Legibility and Connectivity Creates Better Links with surrounding sites, promoting Active Travel Safer Streets Segregated Routes between Cyclist, Road Users & Pedestrians Bigger Pavements, Narrower Streets More Direct, Wider Pedestrian Routes from surrounding areas of the Site Building Materials Range of High Quality, Modern Materials Use Materials Similar to the DP&L Listed Building to compliment the surrounding area New Iconic Area in Dundee. Use Materials to Emphasise particular elements. E.g. Height & Width Environmental Issues Roof Top Solar Panels Roof Top Gardens Open space within an Urban Realm. Similar to that of the Waterfront Create Green Areas to aid Health & Wellbeing. Adds to growing Green Area’s within Dundee’s Urban Area. Energy Efficient Buildings Promote Active Travel through Design and Layout Glass Panels to allow Sunlight in and provide Natural Heating Roof Top Garden with Solar Panel Roofing, Uni of Colorado Street Material 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 Street Paving in Vienna, Austria. Can be implemented across the entire site to aid legibility and increase permeability. University Fife Perth Fig. XX: Access & Connectivity Map Pedestrian Only Areas Key Route Connectivity Bus Station Primary Pedestrian Routes Green Circular 8. Design Proposal A Land Use Floor Space (m²) Residential 23,447.66 m² Commercial 6,691.54 m² Office 1,450 m² Educational 1,922 m² Leisure 1,281.75 m² Hotel 1,425 m² Height of Buildings Layout & Design The buildings range in heights from 4 to 11 stories Excellent Views of the Waterfront and City Centre Dominant, Iconic Buildings due to their height Wide open, green spaces for Access & Relaxation Amphitheatre with Screen for Events & Activities Double Height Shop frontages - Policy 7 & 20 Buildings Aid the Internal Open Spaces Direct Paths allow quicker routes for pedestrians A New Night time Economy Relocation of the Bus Station to aid legibility Section Analysis of Site Pedestrian View within the Proposed Amphitheatre Residential Commercial Office Educational Leisure Hotel A A Land Use Floor Space (m²) Residential 8,561.79 m² Commercial 6,237.85 m² Office 6,500 m² Educational 1,675.25 m² Leisure 1,281.75 m² Existing Access New Access Primary Routes Secondary Routes Tertiary Routes Modernisation and Reposition of Seagate Bus Station New Access Primary Routes Secondary Routes Tertiary Routes Open Views for Existing Apartments Tall, Iconic, Landmark Building Building Shaped like a Bow of a Ship - Links to Dundee Maritime History Amphitheatre with large, open Green Spaces for Recreation Residential Commercial Office Educational Leisure Museum of Maritime History/ Leisure Water Features Acting as Public Art Obstructing View for Existing Apartments Pedestrianised Open Green “Boulevard” Large Green Rooftops with Solar Panels to promote Eco- friendly Buildings Open Balconies to blend heights with eye level as well as increasing safety and new, raised, accessible public space. Pedestrian View of Proposal Tree Boulevard B B A B Layout & Design Wide Open, Green Spaces for Relaxation Mixed Use Buildings - Retail & Office/Residential Double Height Shop frontages - Policy 7 & 20 Curved Adds to Interest within the site Direct Paths - Where you want to go A New Night time Economy 9. Design Proposal B Height of Buildings The buildings range in height from 2 to 5 stories Good Views of the Waterfront Balconies aid gradual increase in building heights Section Analysis of Site Proposed Blending of Listed building with surrounding buildings and café extension. (Materials & Roof Line) 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) Shopping Districts Site Location Existing Routes New Routes Overgate Wellgate City Quay Retail Park SITE Fig. 16: Shopping Districts in Relation to the Site New Access Primary Routes Secondary Routes Tertiary Routes Percentage of Land Use within the Masterplan Proposal PUBLIC REALM Wide Open Green Spaces for Recreation Seasonal Public Art Exhibition New amphitheatre hosting free events and activities New Light Art to increase Safety 28% 32% 11% 20% 6% 3% 18.6m Maritime Museum Maritime Restaurant Offices Old vs. New Extension to DP&L Building. Adds to Characters and Modernity Outdoor Dining adds to the atmosphere Exhibition Space 19.5m 6m Prominent Retail Frontages Views of V&A Gradual Balconies blend heights of buildings Public Accessible Rooftop 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. 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 The Concept Building Represents a bow of a Ship: Historical Link Sky Pods & Solar Panels create Greener Buildings Overhaul of existing Road network. New Gyratory System with a extended segregated cycle lane plus multiple new pedestrian crossings around the site 18m Amphitheatre for Events & Activities Ramps for Easy Accessibility Roof Top Bar/Restaurant Library Overlooking the Site Wide Open Spaces Roof Garden with views across City Centre Hotel, Library, Retail Units and Amphitheatre Plus Land Use Diagram Sketch of Modern Bus Station Design with Segregated Cycle Lane Wide Open Walkways High Capacity Bike Storage promoting Active Travel Sketch of Public Art & Site at Night Site Overview at Night - promoting safety Sketch of the Southern View of the Site Open but Clear Separation Creating High Quality Public Realms Draws the Eye into the Site 18m Multifunctional/Transformational Area (Retail/Market/Exhibition) 6m Seasonal Public Art Exhibitions Natural Curves Aids Legibility Kids Educational Play Centre High Quality Public Realm Land Use Diagram of Residential, Leisure and Multifunctional Structure plus Areas of Public Art TearShape Mixed Use Building Plus Land Use Diagram Office & Maritime Museum Plus Land Use Diagram View Across Site from the Office Buildings Roof Garden New Green Areas Within the Site New Pedestrian Crossings and placement of Cycle Lane Cycle Lane New Crossings 3 4 2 1 3 4 2 1 A B C D GFE A B C D E F G 9 New entrances to the site compared to the original 3. Magnitude of new routes through the site (Fig. 17) New Road Layout with fully 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. New hub for Dundee creating a link with existing areas of the City Centre Accessibility Fig. 17: Accessibility Map of the Proposed Masterplan North Elevation of the Office Building & Listed Building + Extension PedestrianViews Pedestrian View from the Bus Station Cafe Artist Impression of Views from the Rooftop Café/Bar/Restaurant H I H I Accessibility Map of Proposal 1 Accessibility Map of Proposal 2Land Use Map of Proposal 1 with Surrounding Site & Dimensions Land Use Map of Proposal 2 with Surrounding Site & Dimensions Masterplan Proposal New High Capacity Bike Shed to Promote Active Travel Public Accessible Rooftop Gardens Continuity between Roofline aid legibility between Listed and New Buildings Segregated Cycle Lane New Public Art Exhibitions Implementing Existing Apartment into the site Design Green Open Spaces for Relaxation and Recreation