Form and Function Analysis 1
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Socio-Economic
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Key Factors
Dundee is a major employer within the area
Population of Dundee expected to rise until 2037
A high percentage of dependants compared to the rest of Scotland
Average pay and property prices are lower than the average in Scotland.
The employment pool demonstrates diversity within the economy.
Unemployment decreasing at fastest rate in Scotland
Higher percentage of young adults compared to Scottish average
Figure 1 (Left to Right): Magnum House, 1934; Seagate House, 1970; Customs House, 1843; Bonded Warehouses
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Location: Located in Eastern City Centre. Surrounded by major roads. Four lane roads located Car and Vehicle Access on East and South Marketgait, with Seagate and Trades Lane encompassing the rest of the site Pedestrian access Historical Context: Historically a heavy industrial Bus Stops site with a variety of uses previously found on site; Stables. Saw Mills and Trade Lane Calendar Architecture location 1 Works and Coronation Stables. Grid like pattern dominates the urban form of the site both historically and today. (Figure 4) Figure 3: Surrounding Land Use Architecture and Age of Buildings: Varied architectural styles surround the site. Converted industrial Car parking buildings, 60’s office blocks. Site has listed buildings Leisure close by. Sandstone is main construction material, Figure 4: Traditional original street layout although red brick used in some of the industrial buildings (Figure 1). Offices Building Heights: 4 to 6 storeys surrounding the site. The Olympia opposite reaches 18 meResidential ters high, the highest building in close proximity to the site Retail Access: Site is accessible from the roadside on all four sides. Car parking is found opposite the site at the Olympia. Despite this, pedestrian access is curtailed by high density roads of Retail/ Residential East and South Marketgait, hindering high pedestrian footfall on the site being achieved Microclimate: Dundee possesses a microclimate that benefits from high sunshine levels
Figure 2: Layout and Accessibility
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Figure 3
Figure 4
Figure 5: Population Estimates Figure 8: Employment by Sector
Figure 6: Population Projection
Figure 5: Form of site, grid iron traditional form
Figure 9: Mean Property Prices
Figure 7: Median Gross Annual Pay
SWOT Analysis
Challenges and Design
Constraint and Opportunities
Key Qualities of a Successful Place
Below is a SWOT analysis to evaluate the main constraints and challenges that face the development of the site. This method also highlights potential opportunities that are associated with these challenges.
Design Solutions
Issues
Take into consideration surrounding architecture and scale Does not complement surrounding scale or architecture
Distinctiveness
Open the site to allow visual ques to be created Create a focal point on the site
No visible landmarks from the site to aid orientation
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Surrounded by high capacity roads curtailing pedestrian movement
Distinctiveness?
Create a bright safe environment to encourage the night time economy
Street lighting lacking throughout site
Safe and Pleasant
No active frontages
Welcoming?
Create facades that create natural security
No natural surveillance
Encourage mixed use, high activity developments
Doesn’t feel safe due to lack of activity
Ease of Movement
Prioritisation of the motor car
Move priority from the car to pedestrians
Pedestrian crossings prioritise the car
Upgrade the public transport networks within the city
Bus station does not link with other modes
Provide more pedestrian crossings
Routes do not connect with this site Safe and Pleasant?
Welcoming
Pedestrian access is poor
Incorporate temporary uses to ensure constant diversity
Adaptable?
Fails to encourage positive interaction due to lack of activity
Not mixed use site with a variety of uses
Adaptable
Resource Efficient Figure 10: SWOT analysis table
Use the roofs to provide power through turbines or solar panels
Ease of Movement?
University of Dundee
Ritchie Gillies (120011234)
Create a district heating system for the site
No measures taken to ensure the efficiency of the site is achieved
Resource Efficient?
Figure 11: Demonstrating the lack of the six key qualities of a successful place
Design Proposal A: “Mary Ann Lane”
Versatility is not facilitated in the current layout
Design Proposal B: “Baxter Square” TP31003: Planning Law & Practice
Figure 7: Improved Pedestrian permeability
Figure 12: Land Use
Figure13: Improved pedestrian Colour coded legend showing use
permeability Car and Vehicle Access
Residential Space
Pro’s
Con’s
High Density mixed use
Two tiered site around roof gardens
Pedestrian access
Pros
Offices
Active Frontages
Equal distribution of open space to buildings
Matches urban form of surrounding area
Lack of open space at ground level Reliant on its own success
Prioritising the pedestrian
Level of enclosure might be a deterrence to some Tram track takes away too much pavement
Use of multi-levelled green infrastructure
Diversity and distinct site with focal point
Consistent with areas urban form
Major attraction to site
Mixed use
Traditional urban form Improved pedestrian permeability
Open Green Space
Use Dedicated Floor space
Cons
Green Energy Production
No major pull factor on site
Site constrained by current road layout
Lack of connectivity to bus station
Does not fully assist maximum pedestrian permeability
Car and Vehicle Access
Pedestrian access
Residential 18399 m2 Offices 7761 m2 Active Frontages 7161 m2 Leisure Facilities 8909 m2 Figure 14: Land Use Breakdown
Residential Space
Leisure Facilities
Visitor Accommodation
Open Green Space 6505 m2 Green Energy Production 4097 m2
Offices
Open Green Space
Use Dedicated Floor space Residential 18243.5 m2 Offices 8679 m2 Mixed Classes Units 8679 m2
Ritchie Gillies (120011234)
Active Frontages
University of Dundee
Visitor Accommodation 1254 m2
Green Energy Production
TP31001: Planning Law & Practice
The Masterplan Six key qualities of a successful place
Distinctiveness: Change of material to highlight the original Mary Ann Lane, adds a sense of place within the past and a distinctive features within the site. In addition to this, the architecture has been designed to indicate its historic industrial use, whilst incorporating the new.
Welcoming: A balance between traditional building materials and glass provides a contrast to historic buildings in the area. The glass also acts as a tool to encourage
Design Strategy Building Styles and Materials The design of buildings must be of high quality. Traditional urban form on site, development must be sympathetic to historic elements. Brick work, masonry, glass and green walls is to be the primary building materials used on the site. Historic elements should be incorporated into the design, whilst also allowing it to feed into modern aspects of the design of the buildingSecondary level developments should enhance the attractiveness of the site, and not have a negative impact on ground level activities
Safe and Pleasant: The use of large windows at the entrance points to the sites allows a sense of transparency to the site, enticing people to visit. As well as this, large windows looking onto the site provides natural surveillance, thus making the site a more pleasant and safe place to be.
Adaptable: Active frontages with high mixed uses surround the newly created “Baxter Square”. The size and design of the units provide opportunities for allocating small scale start-up businesses on a permanent or temporary basis. Adding to the adaptability and dynamism of the site.
Ease of Movement & Resource Efficient: A redeveloped bus station can serve as a link with transportation across the rest of the city. In addition, safe proofing the site for the implementation of a tramway. This design facilitates the possible redevelopment and realignment of Seagate bus station at a later phase. Prioritisation has also been given to pedestrians, with the ease of movement around the site due to the development of a tradiaitional grid iron urban form. In addition to this, the roof tops are designed to be used to collect green energy from either wind or solar, with the possibility of this development becoming a green “campus”
Pavement and public spaces The public realm provides opportunity to extend the existing green infrastructure, either at ground or secondary level. Streets should be enhanced to high quality public realm areas. Active frontages and the use of natural surveillance to create security enhanced the attractiveness of the public realm. Taking inspiration from architectural features and street layouts of the past allows a positive open space to be developed. Baxter Square is to the be focus of activity within the site. The streetscape funnels pedestrians into the square itself, and as such, should be a centre of high quality design and using placemaking toolskits to ensure high quality design is delivered.
Height of buildings sympathetic to the scale of surrounding buildings, creating connectivity between the old and new through the traditional form and sympathetic architecture (Figure 10, 12). The heights of the buildings are designed to fit in with the surrounding streetscape and reflect surrounding density (Figure 13) .
The Proposal includes new pedestrian access to the site, centred along the redeveloped road layout. Passenger movement towards the site assisted by an improved public transport network through the redevelopment of the bus station, while also future proofing the site for implementation of a region wide tramway. Movement around the site has been improved by following the traditional urban form to create a grid like pattern, facilitating movement both north and south as well as east and west.
Case study influences: St Andrews Bus station, Edinburgh (1) and Glasgow Central Station (2)
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(1) (2) Ritchie Gillies (120011234)
University of Dundee
TP31001: Planning Law & Practice