Scottish Awards for Quality in Planning 2000
AWARD FOR DEVELOPMENT ON THE GROUND
24. DUNDEE CITY CENTRE IMPROVEMENTS
nominated in 2000 by Dundee City Council, Planning & Transportation Department
The Dundee City Centre Project has demonstrated how a partnership between the public and private sectors can bring about innovative improvement to a major regional centre thereby enhancing its economic base. A Partnership was formed by Dundee City Council, Scottish Enterprise Tayside, Scottish Homes, The Dundee Public Art Programme and the private sector in 1992 with the aim of addressing the deterioration of the city centre both in terms of its physical fabric and its economic performance. The work of the Partnership was focused on achieving a number of agreed key initiatives: A comprehensive scheme of pedestrian and environmental improvements which would make the city centre more inviting to residents of the city and to visitors. To bring about refurbishment to the city centre retail properties, which had been degraded by insensitive alterations and lack of investment by introducing a façade enhancement grant scheme. To complement the above, an extensive public art programme was embarked on bringing distinctiveness to the city centre and adding to its attractiveness for residents and visitors. For a considerable period a lack of investment in housing had occurred. Now investment by the public and private sectors has led to both refurbishment and new build housing being implemented. The redevelopment of an early 1960s open decked shopping precinct with a new enclosed shipping mall now defines the western boundary of the City Centre expanding the amount of quality shopping space available. Additional initiatives have addressed city centre management, CCTV, car parking provision and public transport improvements.
The area covered by these initiatives, occupies much of Dundee City Centre. In the late 1980s a multi-disciplinary study, led by PIEDA examined the state of the City Centre amidst concerns about its economic performance. The findings led to the Dundee Partnership to launch the City Centre Initiative. The initiative was taken forward in close consultation with the city centre businesses through a group which consisted of over eighty members.
Implementation In 1993 the first of the environmental schemes was commissioned by the Partnership. From the original pedestrianised area at Murraygate, the area now given over to pedestrians runs along the entire High Street to the Overgate Centre, and occupies the southern section of Reform Street approximately 3km in length. In tandem with the pedestrianisation programme, footpaths in several city centre streets have been widened to improve better pedestrian access to retailing outlets. A new event space has been created and is used by a monthly "Farmers Market". Pitches are available for locally produced goods to be sold. The effect has been spin-off trade for local shops. The pedestrianisation project has also seen the use of City Centre pavements as spill over area for cafes and bars. This in itself has created a continental atmosphere to the city centre which attracts additional customers. The experience in Dundee has demonstrated that even in streets populated with national retailers, the imaginative use of high quality material sand unique street furniture and artworks makes it possible to create a place with a strong identity which respects its historic context and is a functional and attractive focus for the city. It is currently estimated that Dundee's City Centre catchment area population may have increased to 450,000 and environment improvements is seen as being instrumental in increasing the attractiveness of Dundee to this wider catchment.
The City Centre Facades Enhancement Scheme In conjunction with the improving environment of the city centre, the Partnership was determined to improve the quality of the many traditional shopfronts which had been insensitively altered. Therefore, in 1994 the City Centre Façade Enhancement Grant Scheme (FEGS) was instigated and a number of city centre streets were targeted, including much of the pedestrianised areas, where owners and tenants were encouraged to seek grant assistance for improving their property. To date 58 grants have been awarded to cover 75 properties, and the amount paid in grant up to the end of financial year 1999-2000 is £832,874. By improving the quality of City Centre shops, Dundee's role as a regional shopping centre has been significantly enhanced. The range of improved shops introduced into the city centre has added to the variety and choice offered to residents and visitors, and levels of vacant premises are currently very low due to the high demand.
City Centre Public Art Programme A major linking element has been the art works carried out under the auspices of the Dundee Public Art Programme. At the onset artists were involved in the design process. The result has been that the designs are all unique to Dundee. These pieces are very well received by the public at large and contributed to the overall shopping experience. The twin themes of lilies from the City's Coat of Arms and twists from the City's textile history were the main visual references. These works have created a distinctive ambience which is clearly enjoyed by people using the area's facilities. An additional innovation has been to fund specially designed gates for the many pends in the City Centre. Four of these gates have been commissioned and two have been installed as part of two shop frontages which have benefited from FEGS. The uniqueness of the gate designs has further encouraged individual identity to be established.
Housing Developments in the City Centre Whilst only a small proportion of Dundee's population lives in the city centre, they have a significant impact in social and economic terms. Besides the purely physical impact of housing, people contribute to the achievement of a more balanced social structure and to the efficient use of the city. Within the core area 175 dwellings have been refurbished and 128 dwellings have been built. The investment made by the public sector in housing has been £6.5m while the private sector have invested £3.7m. In those streets where residential refurbishment has occurred, ground floor shops have been improved under FEGS. This is best demonstrated in Union Street where a former hotel, unoccupied for a considerable period, has been converted into 50 flats for sale and four ground floor ships were refurbished shortly thereafter.
Major Commercial Development: The Dundee Local Plan stated that the "Council will be supportive of any development which will improve the Overgate's attractiveness and support retailing in the city centre as a whole". The owners of the Overgate started this process by demolishing the 1960s Overgate and replacing it with a 43,000m2 shopping mall at a cost of £150m. The new Overgate has attracted a number of new stores to Dundee and provided enlarged floorspace for Debenhams. The Overage has effectively defined the western boundary of the shopping area. The developers have enjoyed a close relationship with the Partnership. The pedestrian surfaces, street furniture and extensive artworks are based on the style that has been used elsewhere and this continuity further highlights the extent of Partnership working which has been achieved.
City Centre Management Initiative: The City Centre Action Group exists to fully develop the economic potential of Dundee City Centre by providing a focus for the business community's participation, providing the mechanism for liaising with the public sector, and promoting and delivering a series of economic projects. Strategic Objectives for 1996-2001 are to promote and assist the implementation of physical improvements; to assist the growth of business activity; and to ensure efficient liaison between the providers and recipients of public services. A City Centre Manager was appointed in 1992. The City Centre Manager is the executive of the City Centre Action Group and an employee of the City Council whose role covers the following key elements: Secretary and Treasurer; Support guidance and leadership; Principal focus for the interface between the public and private sectors and to co-ordinate joint programmes; Co-ordinating the activities of the public sector to ensure their effective delivery to and maximise conditions for business growth. The City Centre Action Group will continue to perform its role as the main focus for the business community's input.
The introduction of CCTV was secured by the Action Group demonstrating their commitment by businesses by raising £50,000 and thereafter successfully lobbying the public sector. The City Centre has 30 CCTVs in place. They are monitored in the Police Headquarters. Improving safety and reducing perception of fear of crime was an important element in its introduction. A recently published report by the University of Abertay Dundee reveals that there has been a 33% decrease in crime in the period March 1997 to February 1999, ie for the two years after the installation of CCTV with the incidence level of some types of crime, eg vehicle offences and vandalism, having gone down markedly. The detection rate also improved in that period by 14% overall. CCTV's contribution to the City Centre renaissance has been widely acknowledged.
Car Parking and Public Transport Improvements The population within a 30 mile radius from the City Centre is 600,000. The car ownership level in the 5-20 miles catchment has 74% of households having access to a car (Scottish average = 57% GB average 66.5%). Therefore the City Centre is accessed by a large relatively wealthy rural area. To improve accessibility, additional car parking provision has been provided. Strategically located car parks provide over 5,000 parking spaces for shoppers, tourists, business people, all within easy walking distance. As part of the Overgate redevelopment a new 713 car park was provided. Direct covered access into the shipping mall is provided. The design of this car park has received critical acclaim. The City Council's Gellatly Street Car Park won a secure by design award shortly after its completion in December 1998. The decision taken by a local bus company, Travel Dundee, to focus its bus routes by concentrating its stops as close to the Overgate as possible. This allows ready access to the rest of the City Centre from all parts of the City. The mainly rural services operated by Strathtay has a strong presence within the High Street and Nethergate areas. The permeability of the City Centre by car borne and bus borne passengers further demonstrate the vitality of Dundee's City Centre.
Since the inception of the Dundee Partnership in 1992 major changes to the city centre have occurred. The extensive improvement to the streetscape by the introduction of pedestrianised areas and other environmental improvements has made the city centre a quality destination for shoppers. Investment in retailing and housing has resulted in a high level of public and business approval for the work and an increase in retail turnover. This high level of public and private co-operation and investment can recapture Dundee's role as a major regional retail centre while retaining its distinctive character.
The judges visited Dundee City Centre to see and hear about results on the ground. They had commended Dundee's work at Tay Square and in the Ambassador Routes project in the past. In the City Centre, they were able to appreciate the co-ordinated work by City's planning service over many years. The new Overgate makes an outstanding contribution to the regeneration of the centre, attention has been given to shopfronts and housing as well as to pedestrian areas and public transport, and there are many examples of excellent detailing in street furniture and pend gates. All this has visibly enhanced the city centre experience and supported economic resurgence. New energy and confidence can now be applied to the links with the riverside as the next area in which to extend the outstanding work done so far. The judges are in no doubt that Dundee City Centre Improvements fully merit an Award in this category.