Category: DCT-News

The Dundee Civic Trust Board will be considering the proposal to develop the ailing Wellgate Centre into a hub for Dundee and Angus College, as outlined recently by the College Principal, Simon Hewitt.

“Our preliminary view,” says Trust chairman Donald Gordon, “is that this has the potential to help significantly in the regeneration of a neglected building in a struggling area of Dundee.

“The Kingsway campus was always in the wrong place, the Constitution Road tower even worse; so a city centre campus, in a shopping centre that will be redeveloped and restored, has exciting promise. It will fill the town with students and staff, and this will support local businesses. Many are likely to want to live nearby, and this should also provide a ‘buzz’ and vitality that should be apparent in every large city centre.”

A matter to challenge the Trust is that it is not clear from the initial proposal as to how much of the existing Wellgate Centre would be retained, and how much demolished. The removal of some of the unneeded parts may be appropriate and essential, but modern planning and architectural policies tend to dictate that when being redeveloped all, or at least large sections, of existing buildings should be retained. Embedded carbon is present in huge quantities in existing buildings, which is released into the environment when a building is demolished. Also, the materials and construction techniques needed for a new building generate very significant carbon emissions. Both of these issues can be mitigated by the effective reuse, recycling, and repurposing of much of the existing building.

We hope to have more to report soon.

The Civic Trust has been looking at some recent planning proposals which stand to change parts of the Riverside area if approved and developed.

At Riverside Avenue, just off the roundabout below the Botanic Garden, McDonalds has proposed a drive-in restaurant (24/00509/FULL). The Trust has not opposed this, as planning approval was previously given for a similar development by another operator. In the previous application we asked for improved landscaping along Riverside Avenue in order to enhance the visual approach and biodiversity.

[Update, 15 October: the above application has now been withdrawn.]

Dundee Football Club has proposed a five-pitch training complex on ground to the east of the Dundee University playing fields (24/00487/FULL). We have received guarantees that the grass pitches will remain available to local amateur and community clubs at the council’s existing tariffs. On that basis we have supported this proposal whilst suggesting some improvements. If implemented it removes the need for a training complex inside Camperdown Park ground, which is part of their current stadium development proposal on the old NCR recreation ground site.

The City Council is pressing ahead with plans to replace the footbridge over the railway line near the west end of Magdalen Green, making use of Sustrans Scotland funding. While recognising the barriers presented by the existing footbridge for a variety of users including those with cycles, prams and wheelchairs, we feel the proposed 66-metre span and its ramped approaches take up far too much ground and we have objected. There are existing, alternative accesses to Riverside Drive from Magdalen Green which can be upgraded at modest cost and this funding could be better used on other more important sustainable transport works in the city. In any event the forthcoming Aberdeen to Central Belt railway electrification will require replacement of the existing bridge under the scope of that project.

Finally, the City Council is also keen to find a new use for the adjacent underused sports pavilion and has been exploring a community asset  transfer with at least one charitable group.

The Trust considers all planning applications in Dundee; and we find ourselves expressing a direct interest in this one.

Listed Building Consent is sought (24/00505/LBC) for a modest series of environmental and access improvements at 17 Roseangle, premises of Dundee Art Society, which functions as our meeting venue. We support the proposals, considering that the efforts to reduce carbon emissions by replacing a gas boiler with a solar panel array and air source heat pump are a role model for other listed building upgrades. We also understand the need to improve access to parking and do not object to a short length of existing wall being removed for this purpose. Internally, the rearrangement of toilet facilities will enhance the amenity of this building.

Heat pump technology continues to generate a considerable amount of scepticism, so its performance for a building of this age and type will be highly informative. Our members stand to have first-hand experience as to whether our Net Zero future is shaping up to be a comfortable one!

Launched in July, the new Urban ReLeaf Cities app allows users of Dundee’s parks to share their experience of the greenspaces in the city.  Download the app to get started!  At lots of different locations, you can access short surveys containing questions on a range of topics such as ease of access, safety, play facilities, wildlife and flooding.   You can give your personal views of the open space and upload photos. The data collected will be used to inform Dundee City Council’s greenspace strategies with the aim of improving health, wellbeing and biodiversity.

This exciting citizen science initiative is part of a four-year EU Horizon funded project involving academics, local authorities and others from six European cities, Athens, Cascais, Dundee, Mannheim, Riga and Utrecht.  The Dundee project is a collaboration between Dundee City Council and a team from Dundee University led by Professor Mel Woods.

Find out more at the Urban ReLeaf Dundee website here…

…and read about this subject (and so much more) in our latest Newsflash here.

Dundee City Council, having held a limited consultation exercise about rationalising bus stops, has listened to responses—and is to be given credit for that. The aim had been to remove some bus stops in order to speed up the service. The Civic Trust advocated alternative measures seemingly not being considered, such as improving bus routes, giving priority to buses at busy junctions and speeding up boarding with well proven technology.

In abandoning the rationalisation proposals, the council states that it recognises the point made by objecting groups that removal of bus stops will increase the distance between them! A trifle disingenuous, perhaps? It is, however, rightly acknowledged that this will be a significant issue for elderly or disabled passengers, or those with young children.

Also, however, one wonders if the council may be concerned about its liability for indirect disability discrimination, as those groups will be most affected.

We hope that the council will consult again and take other suggested steps to speed up the bus service, as put forward by Dundee Civic Trust and others.

Since 2019, Dundee Civic Trust has given awards to one or more fourth year Dundee University students studying architecture at Duncan of Jordanstone College of Art and Design. Our aim has been to engage with students and to recognise and promote excellence in their year-long project work. This year’s winner is Chinese student Gavin Wu, whose submission was entitled ‘Revive The Courtyard Vennels: Community Centre and Care Home Design’.

Informed by the environment of central Stirling, Gavin’s project demonstrated a sensitive and contextual use of the traditional archetypes of ‘Vennel Walls’ and ‘Courtyards’, connecting the old backlands together using a vibrant new complex of buildings incorporating a care home and community centre.

We were impressed by this bold attempt to ensure cross-generational interaction between the older people living in the new care home and the younger people using the community centre and hall. More of this vital mixed use planning is needed in our cities. Also of note were the interesting and original construction details, making use of sustainable materials and solar panels.

Gavin made thorough use of well-analysed inspirational precedents, including the John Modern Centre in London by MAE architects—which won the  RIBA Stirling Prize in 2023—and the Foundation Beyeler exhibition centre in Switzerland by Renzo Piano architects.

This is the final year of the award and we look forward to engaging with Dundee School of Architecture students in new ways in the future.

Our June 2024 Newsflash contains a great range of items from our members and contributors to highlight the current influences on the Dundee urban scene.

The funding threat hanging over the Mills Observatory is one story; but on a more positive note you can read about the concept of Wee Forests in Dundee and the success that is Dundee Design Festival.

We hear about the recent High Street Summit facilitated by the Courier, of interest to anyone who cares about the fate of our central business district.

It was Steve Coogan’s alter ego Alan Partridge who famously objected to the pedestrianisation of Norwich city centre; but did that hapless comedy character have a point? One of our contributors makes a thought-provoking case for ‘dialling back’ on the practice of eliminating vehicles from central streets.

All this and much more: read it here.

With decontamination work already underway at the former gas works site on East Dock Street, Dundee City Council unanimously approved the Eden Project planning application on 17 June.

The Civic Trust utilised its position as a statutory consultee by making a deputation to the council. We are clear in our support for Eden Project Dundee and our statement to the councillors welcomed this bold and ambitious project, which contains contains potentially transformative developments. There is much to be commended in the exciting and thoughtful design proposals.

In terms of regeneration and sustainability, however, we believe there is a lack of ambition. Given the environmental credentials of the development, it ought to aim for Net Zero carbon as a primary objective, employing Passivhaus Premium principles and accepted targets for embodied carbon.

The basic approach to energy use is commendable, but we feel this is also rather unambitious. Eden should strive for greater energy self-sufficiency to help address the climate emergency. Additional means can be employed, including: more PV panels on the slope at Peep o’ Day Lane and elsewhere; vertical wind turbines; battery storage; and cooperating with future-technology energy companies to demonstrate that Eden is in the forefront of developments and design for self-sufficiency in energy.

Our main concerns, however, are about access to the site, which lies largely within the council’s responsibility to address and coordinate.

Private car travel (estimated to be 62% of visitors) is to discouraged, but it is not explained how this goal will be met. There will be congestion. Dropping off arrangements at Peep o’ Day Lane will need to be improved.

The provision of public transport will require robust arrangements with all travel providers for pricing, bus turning and parking, and Active Travel routes.

The dilapidated and unwelcoming condition of Seagate is worrying, as this will be much used by visitors.

The bridge over the road and railway line is a vital requirement from the opening date, to provide an appropriate statement entrance, as well as opening up the dock area. Access to it from the centre must be carefully planned to encourage visitors to use that route.

Foundry Lane is an obvious access point but significant issues of upgrading, access to buildings and traffic use must be addressed.

Peep o’ Day Lane may suit visitors from the north of the city, but with a steep path it is not wholly suitable for disabled drop off, arriving from the city centre, or for cycle access.

East Dock Street is wholly unsuitable for access, as it will be congested, noisy, cramped, dangerous and dirty, and not susceptible to upgrading. We are at a loss to understand why this is being proposed as a major pedestrian access route.

The Access Routes proposed for the Eden Project present major obstacles that must be resolved before the project is opened to the public.  It is the council’s responsibility to resolve these, in partnership with the Eden Project team and other stakeholders.

We have urged councillors to ensure that their officers are obliged to fully resolve these access issues prior to the start of the Eden Project on site.

We regret to report the death of longtime supporter of the Trust, Dr Nutan Subedi.  Nutan served on the Board of the Trust for many years, including as Chairman from 2012–2015.  He brought a new perspective to the work of the Trust and gave us valuable insights and knowledge through his expertise as a structural engineer.  As with everything else he did, he excelled as chairman of the Trust with his calm demeanour and his ability to involve others.

He was appointed to a lectureship in the Department of Civil Engineering at Dundee University in 1980 and retired as Reader, a promotion gained from excellent research work into the structural behaviour of shear walls in tall reinforced concrete structures as well as earthquake analysis. He published a wealth of papers in his field of research.  He was also a respected lecturer and always willing to help his students.

Nutan had a wide range of interests and brought to the attention of Dundee citizens the research he carried out on the work of the great City Architect and Engineer James Thomson and his plans for the City.

We send our sincere condolences to Andrea and their daughters Julia and Caroline.

Dundee Civic Trust has considered the planning application in principle (24/00096/PPPM) for construction of a new football stadium and other works at Camperdown.

We recommend the application be refused in that the proposals are unacceptable, particularly in context of the following points:

• the planning requirements of the national planning framework (NPF4) and the local development plan (LDP2);
• traffic safety and congestion;
• the unsuitable siting of the hotel, crematorium and residential development;
• the unambitious plans for renewable and sustainable energy;
• the use of part of Camperdown Park.

You can read our detailed response here.