Application No 05/00815/FUL Item 1 Page 1 KEY INFORMATION Ward Tay Bridges Proposal Extension to Overgate Centre: 2 storey retail: 4 storey car parking Address Land to East of West Marketgait Overgate Lane Dundee Applicant Overgate GP Ltd Level 2 10 Maltravers Street London WC2R 3NG Agent Keppie Planning 160 West Regent Street Substantial Extension to Overgate Glasgow G2 4RL Centre Registered 8 Sept 2005 The Extension to Overgate Centre: 2 storey retail; 5 storey car parking is RECOMMENDED FOR Case Officer G S Reid APPROVAL SUBJECT TO CONDITIONS. Report by Director of Planning and Transportation RECOMMENDATION SUMMARY OF REPORT It is considered that the · Planning permission is sought for a 2-storey extension to the Overgate Shopping Centre including a new proposal is in multi-storey car park at land to the north of the existing Overgate Shopping Centre, West Marketgait, accordance with the Dundee. provisions of the · The proposal raises issues for consideration in terms of Town Centres and Retailing Policy 3, development plan. Environmental Resources Policy 6 and Transport Policy 4 of the Dundee and Angus Structure Plan There are no material 2001-20016, Policies 37, 55, 56, 65, 79 and 87 of the Dundee Local Plan Review 2005. The proposal considerations that also raises issues in terms of national guidance. would justify a departure · Two letters of objection were received to the proposed development. The main concerns raised related to the development plan to the loss of an existing high quality area of public open space, that there is no need for additional floor area, existing retailers would be drawn from other parts of the city centre to the new extension, the in this instance. proposal is contrary to national guidance and the adopted local plan and that the design is inappropriate. The application is · It is considered that the proposed extension is in accordance with Town Centres and Retailing Policy 3, recommended for Environmental Resources Policy 6 and Transport Policy 4 of the Dundee and Angus Structure Plan APPROVAL subject to 2001-20016, Policies 37, 55, 56, 65, 79 and 87 of the Dundee Local Plan Review 2005. It is also conditions. The considered hatt the proposal is in accordance with national policy guidance. There are no material application must also be considerations that would justify a departure to the provisions of the development plan in this instance. referred to Scottish · The application requires to be referred to Scottish Ministers for their consideration. Ministers for their consideration. Dundee City Council Development Quality Committee 27 February 2006 Page 2 Application No 05/00815/FUL works and flanked by retail units will with sufficient space for an additional DESCRIPTION OF PROPOSAL provide pedestrian access into the new 5 service vehicles and a compactor unit extension. The applicants highlight is located between the new car park Planning permission is sought for a 2- that this will help supplement the and the existing service access deck. storey extension to the Overgate existing Centre’s access and strengthen Distribution of goods to the new units Shopping Centre including a new the links with the adjacent ‘Cultural will be via rear of unit service multi-storey car park at land to the Quarter’ to the west and the city to the corridors and lifts. north of the existing Overgate north. In addition, a new entrance Shopping Centre, West Marketgait, The new major shopping unit (MSU1) located on the northwest corner of the Dundee. will have its own dedicated service site at the junction between South dock that is capable of taking up to 3 The applicants have submitted various Ward Road and West Marketgait will service vehicles. This will be accessed documents in support of their planning act as a marker to signify the new from South Ward Road. application. Over the course of the north edge of Overgate and provide consideration of the application the direct access into new major shopping Proposed Elevations applicants have made amendments to units at upper mall level. the design and other aspects of the The applicants state that the elevations Proposed Gross Retail Floor Areas as a proposed scheme. In response to this of the new extension will compliment result of the proposed extension will the elevations of the existing Centre some of the documents have been be: revised to take into account changes to and surrounding buildings both in the quality and selection of materials and the proposed development. Area lost due to link: 1,300 sq. metres. scale. The new extension has 3 main The documents submitted are a New Extension: 20,000 sq. metres. elevations; West Marketgait, South planning statement including an Ward Road and Willison Street/North Additional Gross Retail Area: assessment against national guidance Lindsay Street. The applicants 18,700 sq. metres. and the policies of the development acknowledge the prominence of the plan, a design statement, a retail corner of South Ward Road with West condition and outlet survey, a Marketgait Roundabout and that it retail impact assessment, a adds a further aspect to the design. justification for the demolition of The finishing materials are to match the listed buildings and those of the existing centre where assessments on the potential appropriate. effects on the environment including i) noise and vibration, West Marketgait ii) air quality, iii) contamination The applicants highlight that this is by and geology, iv) townscape and far the most public elevation and as visual assessment, v) construction such justifies the use of appropriate and vi) archaeology. quality materials such as suitably These documents set out the New Multi storey Car Park coloured cast/concrete stone that is in details of the proposal and these are keeping with the standards set by the The new multi-storey car park will existing Centre. They state that the summarised as follows: provide 330 additional spaces (total massing of the elevation has been The Shopping Centre Extension 700 cars) on 4 decks with vehicular dictated by the two horizontal retail access being directly off West floors and service/car park deck, the The applicants have advised that the Marketgait. Exit from the car park will height of the decked parking and the new extension will accommodate in be via a ramp into Willison Street. fall across the site from north to south. excess of 40 new retail units with Control barriers will be located at Elements such as the car park, access approximately 20,000sqm gross retail service deck level which is on the roof ramp and the prominent feature at floor area on two levels. The existing of the upper mall level. At this level West Port Roundabout generates three malls will extend through to provide there will be accessible parking for dimensional interest with the active full access to the new extension at both parent/child and disabled, and the Shop frontage to MSU1 providing added levels and the new retail and associated Mobility facility. Access from this and vitality at street level. facilities will be finished to the same the upper car park decks to the retail high standard as that of the existing They stress that the design style avoids area is via the lifts and stairs that take Centre. The new double-sided mall you directly into the new atrium space being an inappropriate pastiche but will extend northwards from the adopts a more contemporary and and welcome hall. Direct access will existing Centre and terminate in an dynamic approach that is be provided to the new major unit and atrium. The atrium will pass through a pedestrian ‘bridge’ will connect the complementary to the character and both mall levels and provide the main scale of the adjacent buildings. new car park with the existing vertical link between the shopping area Debenhams store. South Ward Road and the new decked car park above. The atrium will provide access to a Servicing of the Proposed Extension The west part of this elevation is a new major shopping unit and include a continuation of the West Marketgait The existing service access ramp welcome hall, escalators, lifts and will corner feature. A similar approach to located off West Marketgait will be be top lit from a large rooflight. retained and will remain the main point the architectural style is therefore carried through. Beyond this, moving A new entrance on the north edge of of service access and egress for the eastwards, the scale of the Upper the site adjacent to the former Halley complete Centre. A new service bay Dundee City Council Development Quality Committee 27 February 2006 Application No 05/00815/FUL Page 3 Retail level also carries through to the of discussions with the Council and the 2 The Salvation Army Building. tenement scale of the former Halley Design Review process with This building is of a Works building. Architecture Design Scotland. contemporary design and faces onto West Marketgait. Willison Street/North Lindsay Street The applicants have submitted a Transport Assessment. The 3 Lidl Supermarket at West Port The North Lindsay Street elevation is Assessment sets out the potential Roundabout. This was formerly dominated by the façade of the former impact of the proposed development the site of a car showroom but is Halley Works building which makes a on the surrounding road network. It now a discount supermarket. significant contribution to the quality also outlines the measures required to The building is single storey in of streetscape in this area. The manage the affects of the proposed height and is of a very basic Willison Street/North Lindsay Street development. commercial design. corner junction of the new development is fundamental to the The applicants have advised that a 4 Electric Sub-Station located at successful integration of the new with Drainage/Flood Assessment is under the south end of North Lindsay the existing buildings and also for preparation.