Whitfield a motoi

Regenerating Whitfield—Lothian North Alexandra Motoi-University of Dundee –2011

1. Background and Location Introduction Along Tay Estuary, in the City of Dundee, Whitfield lies in the north west part of the city. The site is located north of Lothian Crescent and east of Haddington Avenue, neighbouring a new Primary School and a Life Sciences Centre, all part of a new regeneration scheme for Whitfield. Serviced by a newly build road, Lothian Crescent, the site and surrounding are to become the new centre of Whitfield and aim to provide quality space for a stronger community.

Fig 1.Location of the site within Tay Side and Dundee

1960s

History

Fig 2.Whitfield 1960-1990

Planning Context

Current Planning Policies

Members or the community are actively involved in and have always had strong views. In the 1980s, due to the poor design of Whitfield and the lack of essential facilities, it was identified as one of the four most deprived areas in Scotland and subject to intense regeneration with the help of Whitfield Partnership. The most recent regeneration of Whitfield began 7 years ago, with the help of Dundee City Council which formed a Whitfield Development Group. Public consultation about Whitfield has been carried out, with positive outputs; community members are actively involved and have committed to engage in the regeneration.

1990s

Community views and engagement

© RCAHMS 1980s

Particular areas of Dundee, including Whitfield, are currently dealing with a decline of population together with the need of providing a good quality of life through good housing, safe public spaces, adequate facilities, social inclusion and a feeling of togetherness. As such, a number of development plans and strategies support urban regeneration for places which have been prived of these qualities. This is supported in the Scottish Planning Policy, Dundee and Angus Structure Plan 2002, Dundee Local Plan 2005, Whitfield Planning Framework 2010.

1970s

Whitfield was build in the late 1960s to accommodate the fast growing population of Dundee. Innovative design of Scandinavian model blocks laid in geometric pattern proved to be unfitting in the context, making Whitfield a place with a bad reputation and low population by the end of the 1980s.

Most of the old blocks have been demolished and new housing has been built. Today, Whitfield is trying to regain popularity by building a new Primary School and Community Centre to replace two smaller schools and serve a larger area of Whitfield and a Life Services Building, with retail, health and recreational facilities.

Today, the site is an open green space and still keeps the mature trees, some of the Skarne Blocks and the old pathways.

As a reminder of the demolished Skarne blocks, a metal sculpture lies on the site.

Images illustrate the effects of the bad design of the Skarne blocks, which faced problems as early as 1972, with staircases and access decks being unfriendly and unwelcoming, uninhibited flats and abandoned vandalized back spaces.

© RCAHMS

© RCAHMS

© RCAHMS

© RCAHMS

Fig 4.Unwelcoming areas as a result of bad design

Fig 3.Skarne block in 1989

Scottish Planning Policy :

Dundee Local Plan 2005:

Housing

Policy 1: Vibrant And Sustainable Communities Policy 82: Cycling Facilities,

Economic Development

Section 9 : Housing Proposals

Open Space & Physical Activity

Section 11 : Design of New Housing

Development and Climate Change

Policy 5 : Open Spaces Provision As Part Of

Policy 81: Pedestrians

Section 94: Residential Parking

Appendix 1 : Design of New Housing

New Housing Developments

Dundee and Angus Structure Plan 2002 :

Policy 55 : Urban Design

Housing Policy 1 :Housing Land Provision

Whitfield Planning Framework

Policy 56 : Public Art Housing Policy 2 : Dundee and South Angus Policy 72 : Trees And Urban Woodland Housing Market Area

Community concerns

Community aspirations

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Reticence towards change

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Variety of housing choices

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Low demand from private housing market

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Decrease number of socially rented housing

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High unemployment rates

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Bad name associated with the neighbourhood

High quality of open space and playgrounds

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Healthy green environment with the help of existing mature trees

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Unsupervised footpaths and passage ways

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Speed limits not being respected

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Public spaces to be overlooked by private ones for increased security

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Stronger sense of togetherness

© fotoflippr

© RCAHMS

Fig 5.Skarne blocks being demolished

Fig 6. Large open space area after the demolition

Whitfield Planning Framework sets out that the two local schools in Whitfield are being replaced by the Ballumbie Primary School. Adjacent to this the new Life Services Facility will be built, incorporating Health, Social Work and Leisure and Communities services; this will be jointly managed by NHS Tayside and Dundee City Council. A new road to serve these new developments as well as new housing, Lothian Crescent, has been built in 2011.

Fig 5.Sketch of the Life Services Building and Ballumbie Primary School

CASE STUDY—ARDLER VILLAGE A project that the community in Whitfield looks up to is Ardler village, as they feel it was in a similar situation and the regeneration illustrates principles that they would like to see in Whitfiefd. Ardler was a regeneration project in phases, which features both private houses and socially rented ones. During this project, the community was intensively consulted about the design of the scheme and the dwellings.

PERMEABILITY

SUDS

OVERLOOKED SPACE

Principles in Ardler that the Whitfield community feels are an inspiration to Whitfield:  Permeability for stronger sense of security  Mixed tenure for a sense of inclusion  Houses overlooking the public spaces  Sustainable urban drainage

MIXED TENURE

QUALITY OPEN SPACE– POND

 Quality open spaces such as the pond in the west

Regenerating Whitfield—Lothian North Alexandra Motoi-University of Dundee –2011

2. Site analysis SWOT ANALYSIS STRENGHTS 

Good site orientation

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Good views due to slope

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WHITFIELD - SITE AND SURROUNDINGS - LANDMARKS AND NEW DEVELOPMENT

WEAKNESSES 

Low demand from private housing market

Mature trees on the site

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Derelict land

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Life Services Building

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Sloped terrain

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Ballumbie Primary School

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Dominant age group—60+

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Negative reputation of the neighbourhood

OPPORTUNITIES 

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New development and infrastructure Increased transport opportunities to serve the new developments

HOUSING—TYPES AND DENSITIES

THREATS 

Crushed demolition materials

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Noise from the Life Services Centre and Primary School

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Increased traffic from the Primary School

WHITFIELD COMMUNITY CENTRE

HADDINGTON HOUSE NURSERY

WHITFIELD SHOPPING CENTRE

SUMMERFIELD AVENUE - DEVELOPED 2009 HADDINGTON GARDENS

SALTON CRESCENT-NEW DEVELOPLEMENT

Site analysis

WHITFIELD RISE

SKETCH OF THE LIFE SERVICES BUILDING-DUE TO BE FINISHED IN 2012

Density

Whitfield is a suburban area, with most land being used for residential purposes. As such, appropriate infrastructure is provided, with two primary schools—to be replaced by Ballumbie Primary School-, © RCAHMS a Community Centre, a Shopping Centre, Health Centre and other small local business.

Densities vary across the Whitfield area depending on the age of the buildings , location and design matters.

ROAD - PUBLIC TRANSPORT - CYCLE ROUTES

CLIMATE

PYSHICAL CHARACTERISTCS

As the chart illustrates, Dundee and Whitfield have a moderate climate. Cold winter months demand energy efficient houses for a sustainable consumption.

Large green open spaces are present on the site as a result of demolishing the Skarne blocks, with a number of mature trees which the community strongly values.

The rainiest months are January, October and November. This impacts the Sustainable Urban Drainage System.

The site slopes downwards from North to South, offering views for tenants, but imposing some problems for developers.

Summer months are sunny, making solar energy an option worth looking into.

Noise might be generated from the new primary school to the south of the site.

The roads with most traffic are Berwick Drive to the north and Drumgeith Road at the south. Lothian Crescent is of medium traffic, but seen as very important; a new bus route has been proposed for Lothian Crescent and Haddington Avenue. Various cycle paths are available on site and around Climate The site has moderate climate, with sunnier days than most of Scotland.

Wind and rainy days also impact the site throughout the year.

Green space

Analysis The site benefits from a good orientation which will be of good advantage for renewable energy. Noise might be generated by the new school and building, as well as some traffic noise from Berwick Drive. Resident views from the top and views for pedestrians from Lothian Crescent towards the Life Sciences Building.

KIRKCONNEL TERRACE

Land use

Roads

After demolishing the Skarne block, open green space is widely spread on the site, as well as mature trees. The green space has an under layer of demolition materials, which may impose difficulties for the builder .

WHITFIELD RISE-NEW DEVELOPMENT

SUN LIGHT-NOISE-VIEWS-MOVEMENT

Regenerating Whitfield—Lothian North Alexandra Motoi-University of Dundee –2011

3. Proposals WHITFIELD PROPOSAL

PROPOSALS MAP—LAND USE

OPEN SPACES

HOUSING—TYPES AND DENSITIES

The proposals includes 61 residential units, in mixed tenure.

Two buildings : 12 Units

12 flats in two buildings represent two storey units meant to overlook the back of the Life Services Centre. They provide variety and will be a landmark due to their height and different design.

Brings variety to the area Overlooks the public space for security Provides for young professionals

16 detached houses will cater for families, with large plots and garden areas and 4 bedrooms. These are located near the Life Services Building and within easy access from Haddignton Avenue.

TWO STOREY FLATS- 1BEDROOM 16 Units

33 semidetached houses, located to the north of the site, offering a more private feeling, cater for young families. The semidetached houses open up to a large shared area for low-speed traffic and a public square type of place.

Large floor space

Open spaces should be vibrant and merge green spaces with urban furniture and a pleasant environment. They should provide for all age groups, be overlooked by residential units and promote a safe atmosphere .

Large garden area Provides for families DETACHED HOUSES - 4BEDROOMS

The areas to the sides of the Life Services Building are adjacent to car parks, therefor it is proposed that these are also a green space with urban furniture, meant to be enjoyed by the community.

Very good access

33 Units

Medium size floor space Medium garden area

All development must take account of the Planning Context-See Page 1

Provides for young families SEMI-DETACHED HOUSES –3BEDROOMS

Quieter location

© RCAHMS

WHITFIELD REGENERATION AIMS

STREET DESIGN

Given the countryside location and the large available amount of green space, as well as trying to create a strong community, play areas and recreational parks are proposed to be of large sizes, well lit and airy. Kids play areas with no boundaries make it more pleasant and allow for parents to enjoy together with their children.

SAFE THROUGH DESIGN ENJOYABLE

Open space area as a park work well near the houses as it can be overlooked and it gives a sense of belonging to the nearby dwellings and the community .

WELL LIT

Ideally, people of all ages should come together in nature.

STRONG COMMUNITY VARIETY OF HOUSING OPTIONS

PARKS AND PLAY AREAS

STREET DESIGN

Fig 6.Shared surfaces allow for more public space outside traffic peek

Fig 9.Adequate crossing for all ages, disabled, cycle users

HOUSING OVERLOOKING PUBLIC SPACES QUALITY OPEN SPACES EASY TO GET AROUND RECOGNIZABLE LANDMARKS ENJOYABLE VEGETATION-MATURE TREES SUSTAINABLE

Fig 7. Sharing a space increases the area used by both pedestrians and drivers

Fig 10. Disabled and blind crossing

ENERGY EFFICIENT HOUSING SUDS WELL CONNECTED EASY TO ACCESS

Fig 8.Speed bumps used for slowing down traffic

Fig 11. A well lit street creates security at any time

Fig 12. Countryside play areas, parks and open spaces, to be enjoyed by all ages in different times of day