Greenmarket / South Marketgait Development Site.
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1 Greenmarket / South Marketgait Development Site
2 Greenmarket/West Marketgait Development Site 02 Introduction This document is intended as a guide for the development of the highly prominent site at Greenmarket / South Marketgait Dundee. Due to its location at a major entry route into the Dundee Central Waterfront it is expected that proposals should also comply with the requirements of the design guidance that exist for that area. Your attention is drawn to: The Dundee Central Waterfront Masterplan Published in 2001, the masterplan sets out the vision and objectives for a 30 year project to transform the waterfront area. Masterplan updates are produced periodically these do not replace the original masterplan but provide revisions to reflect progress made. Planning & Urban Design Framework Sets out in greater detail the principles of design and planning requirements for the Central Waterfront and will provide a basis from which development proposals will be assessed.
3 Greenmarket/West Marketgait Development Site 03 Contents Location 04 Site History & Context 05 Townscape 06 Uses 07 Scale, Height & Massing 07 Materials & Elevational Detail 08 Roofs 09 Movement, Access and Parking 10
4 Greenmarket/West Marketgait Development Site 04 Location The site lies in a highly prominent location within Dundee City Centre at a transition point with the Dundee Waterfront. As a result, it benefits from close proximity to the Dundee Central Waterfront Development and train station to the east; the University of Dundee to the west; and Seabraes an area with emerging technology businesses to the south-west. Adjacent visitor attractions include the popular Dundee Contemporary Arts, Dundee Rep Theatre and Dundee Science Centre, located within the cultural quarter, and the Overgate Shopping Centre. Given the visual significance of the site and its key location, developments will be expected to provide high quality architecture which reflects Dundee s status as a UNESCO City of Design; strengthens the sense of place; complements the surrounding context; and responds to key vistas. The site is bounded on three sides by road infrastructure, with the Nethergate on the north-west, South Marketgait on the north-east, and Greenmarket to the south-east.
5 Greenmarket/West Marketgait Development Site 05 Site History & Context The Dundee Waterfront area is on land which has been created by progressively forming quays and docks and infilling the River Tay. The Greenmarket site is believed to have been formed close to the original foreshore and has been used as garden ground, railway sidings, a car hire office and latterly as private car parking. Using historic mapping the development site has been superimposed over the estimated location of the underlying features to highlight the historical usage of the site. Clearance & Site Preparation A road realignment project on South Marketgait was undertaken in The works included the closure of a pedestrian underpass and the realignment of various underground services into the footway. All previous buildings have been removed from site, however it is possible that remnants of building foundations and footway elements may exist. It is likely that underground services (telecoms cable and a sewer access manhole) remain within the site. Further investigation would be required to establish the extent and location of these services. Historical Buildings and Conservation Area Whilst the site has been cleared of buildings, it is important to note the existence of listed buildings in the locality. Additionally, part of the development site is located within the University Conservation area. This historical significance should be sympathetically addressed through any proposed development of the site and may be articulated through material choice, building heights, relationship to the street frontage and general massing s 1960 s 2012 Conservation Areas Listed Buildings Mapping available as separate documents on request
6 Greenmarket/West Marketgait Development Site 06 Townscape The site has been cleared of all buildings and is generally level. There is a short but steep incline of up to 5 metres at the eastern and northern boundaries of the site. It is highly visible from a number of key locations in the surrounding streets. An opportunity exists to create a bold and distinctive design which bridges the transition between the adjacent historical fabric and the newly created architecture of Seabraes and the Central Waterfront. In doing so it is expected to support Dundee s status as a UNESCO City of Design. The site s multiple street elevations accentuate the significance of the final built form, serving to redefine site boundaries and the City Centre s urban grain. The eastern and northern corners in particular offer prominent opportunities to define the buildings and enhance the City Centre s legibility. Whilst views towards the building are a significant factor in a successful development, its relationship to the pedestrian footways and street level activity is crucial to improving the connectivity between Seabraes and the City Centre. Development should support connectivity between the Science Centre, Seabraes, Greenmarket Car Park and the heart of the City Centre. The use of street trees or other hard/soft landscaping, including a cycleway and footway adjacent to Greenmarket, will help extend the high quality environment of Seabraes into the urban centre of the city. The establishment of a well defined prominent corner at Nethergate andwest Marketgait is required to assist in addressing the building s relationship to this important city junction.
7 Greenmarket/West Marketgait Development Site 07 Uses The development of this site is expected to deliver a mix of uses, though a balance of hotel, office and residential uses are expected to be the principal functions. An active ground floor frontage and use is essential throughout the primary frontage to deliver a sense of place, vibrancy and to provide for natural surveillance of the street. This could comprise retail uses at the northern extent, with hotel reception, restaurant and leisure style activities elsewhere. Traffic management and proximity to junctions will not permit the stopping of traffic on West Marketgait, South Marketgait or Greenmarket; therefore the proposed developments must not be of a nature which would encourage vehicles to stop on the carriageway. Site Layout, Scale, Height and Massing Given the differing land ownership between northern and southern sectors of the site it is possible that these may be developed separately, but a close relationship between building design and function is essential. A cohesive design over the full development area is required. Strong identifiable primary frontages are required to the Nethergate, South Marketgait and Greenmarket; however an entirely uniform frontage should be avoided. The frontage should offer interaction with the streetscape and it is critical that the frontage to Greenmarket offers a spacious welcoming place for pedestrians and cyclists moving to, or past, the development. Rear of 132 Nethergate The height of buildings should vary throughout the site to create interest, avoid uniformity of design and address the change in elevation towards South Marketgait. The site offers an opportunity to create high quality designs of up to seven storeys in height. In order to complement the Nethergate streetscape and to respect the conservation area, the northern element should not exceed the height of 132 Nethergate. This would allow for 6 floors (a basement plus 5 storeys above street level) at this important corner location. To ensure the development is an appropriate urban scale, ground and first floors should have a floor to ceiling height of not less than 4.8m and 3m respectively, with each floor to ceiling height thereafter being a minimum of 2.4m. Site dimensions permit courtyards to be integrated into a site strategy. As a result of the substantial traffic on the surrounding roads, all buildings must be serviceable form such courtyards. Courtyard areas should be designed to support leisure activities where possible, as well as acting as a service zone. Inventive design solutions are required to deliver successful courtyard proposals, which enhance and respect the existing building functions to the Nethergate.
8 Greenmarket/West Marketgait Development Site 08 Materials & Elevational Detail The use of locally sourced materials reflective of the development s Scottish context is expected. Masonry will be the predominant cladding material however designers may wish to justify the use of other materials to support their design proposals. Further guidance is provided in the Dundee Central Waterfront Planning and Urban Design Framework. All buildings within the site are required to achieve a BREEAM rating of Outstanding for their environmental construction and performance. To assist in the environmental performance, the elevations of the buildings could incorporate green walls, solar panels or other measures. Such features should be fully integrated into the design of the buildings and not incongruous add-ons. High quality urban design and material finishes which respond to the landscaping of the Central Waterfront should be considered for the pedestrian route adjacent to Greenmarket and for proposed courtyard landscaping and access ways to courtyards.
9 Greenmarket/West Marketgait Development Site 09 Roofs All buildings are expected to exploit the opportunities within the roof area. A variation in roof styles is required over the site to assist in creating diversity of appearance. Green roof systems should be included where practical for the purposes of rainwater treatment and environmental management or as a feature complementary to public use of the roof space. Any outdoor public space provided at high level should be designed in such a manner to ensure its usage does not negatively impact on the amenity of nearby existing residential properties. It is acknowledged that private outdoor space for the residential properties may be difficult to provide in useable sunny locations and that the service courtyard could be unsuitable for such uses. Where quality outdoor space cannot be provided in the courtyards, the provision of roof terraces in addition to balconies should be included for residents.
10 Greenmarket/West Marketgait Development Site 10 Movement, Access and Parking The site benefits from excellent connectivity: Pedestrian: Located within the City Centre area the site benefits from popular direct pedestrian access to multiple services and amenities. Key locations are within easy walking distance, such as the Railway Station (~200 metres) and the University of Dundee (~250 metres). Cycling: A traffic-free cycle/pedestrian route approaches the site from the south-west through the Seabraes business area, which is a popular route to the city centre and for accessing the railway station. Bus services: City bus services currently pass by the development site, with existing bus stops only a short walk away. Railway: The railway station is a short, level, walk away via South Marketgait. The station serves the Scottish East Coast Railway Line, offering direct connections with major settlements in Scotland as well as London and intermediate areas in England. Road Transport: Conveniently located with easy access to the A991 South Marketgait (Dundee s inner ring road), the site has already been provided with service access from Greenmarket. The Greenmarket multi-storey car park (550 spaces) lies only 25metres to the south, whilst surface level car parks immediately adjacent to the south-west offer a further 44 spaces. The development will be expected to enhance pedestrian and cycle access in the area through extra width footways to all sides of the development and the provision of cycle access, including the provision of cycle routes adjacent to Greenmarket and West Marketgait. Covered cycle parking is to be provided for staff and potentially on a communal basis for all occupiers. Access to all buildings by the general public/customers should be facilitated on the outer perimeter of the site, with courtyard areas being primarily for servicing, residents and employees. All service vehicle access to courtyards will be from the existing access point off Greenmarket at the southwestern boundary of the site. Sufficient courtyard space is required for the parking and turning of service vehicles including refuse collection, emergency services and deliveries. Due to the close proximity of existing high quality car parks the need for parking within the site is greatly reduced. Some courtyard provision for residential car parking may be permitted; however, private non-residential parking will not be permitted. Customer parking for hotel use would be acceptable subject to an agreement governing its management. Disclaimer: Information provided within this document is believed to be correct at time of preparation in March The accuracy of the information is not guaranteed and should not form part of any contract. Potential purchasers should satisfy themselves as to the accuracy of all information.
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