consultant brief spit junction masterplan · consultant brief—spit junction masterplan and mosman...

Consultant Brief

Spit Junction Masterplan

and

Mosman Civic Centre Site Feasibility Study

February 2011

Copyright

All of the documents comprised herein remain the property of, and copyright shall be vested in, Mosman Council. No document, or any portion thereof, may be reproduced in its original or an amended form without the formal consent in writing of Mosman Council.

Consultant Brief—Spit Junction Masterplan and Mosman Civic Centre Site Feasibility Study. February 2011.

of 19

1. Introduction

Mosman Council is seeking an appropriately qualified and experienced consultant to prepare a masterplan for Spit Junction and a site feasibility study for the Mosman Civic Centre.

The consultant would also be required to develop and implement a community engagement plan to engage Mosman residents, business owners, workers and other stakeholders in preparation of these planning studies.

2. Background

Spit Junction is Mosman’s primary business centre located around the intersection of busy Spit and Military Roads. The centre comprises a mix of retail, commercial, residential, community, civic and infrastructure land uses. Spit Junction is classified as a “village” in the State Government’s draft Inner North Subregional Strategy typology of centres (which has a radius of 600m).

Spit and Military Roads are an arterial route linking Sydney’s CBD and lower north shore to thenorthern beaches via the Spit Bridge. Spit Junction is a public transport interchange servicing Metrobus Route M30 Spit Junction – Sydenham via the City, State Strategic Bus Corridor No. 16 Mona Vale – City, and local routes.

In late 2009 Council publicly exhibited its new principal draft Mosman Local Environmental Plan (LEP) prepared under the State Government’s Standard Instrument. Despite an increased floor space ratio (FSR) and incentives for site amalgamation in Spit Junction, five submissions were received seeking further amendment to the zoning, building height and/or FSR of land in the centre, including of prominent sites occupied by The Garrison Retirement Centre and the Greater Union Cinema on Spit Road.

Submissions were considered by Council on 4 May 2010 and it was resolved, inter alia, that Council investigate preparing a masterplan for Spit Junction in consultation with land owners, and that any agreed changes to zoning or development standards arising from a masterplan form part of a planning proposal to amend the Mosman LEP.

The Spit Junction Masterplan would establish planning principles and controls for the centre providing direction over the next 10-15 years, including justification for changes to zoning, development standards (height and FSR) and planning controls in the Mosman LEP and Business Centres Development Control Plan (DCP).

Revitalising Spit Junction is identified in Council’s Strategic Plan Future Mosman 2088 in 2020, and more recently, as part of Councillors’ Visions Towards 2050 incorporated into MOSPLAN (Mosman’s corporate strategic plan):

“Spit Junction recognised as having potential for imaginative commercial/retail/residential development to complement the traditional Military Road strip shopping precinct and the new village hub and commons.”

Revitalising Spit Junction would reinforce the centre based on transit-oriented development principles, a fundamental component of the State Government’s Metropolitan Strategy and draft Inner North Subregional Strategy. In particular, it would support implementation of action C3.1 “Renew local centres to improve economic viability and vitality and amenity”, and action F2.3 “Provide for urban civic space in planning for centres” in the draft Strategy.

On 7 September 2010 Council considered a report on the Spit Junction Masterplan and resolved to endorse the scope of the project and the proposed study area set out in that report. The study area is illustrated on the following page.


of 19

On 1 February 2011 the consultant brief for the project and a report on the brief were considered by Council and it was resolved:

“That Council endorse the consultant brief for the Spit Junction master plan as modified if necessary to ensure that the outcome is

a plan for Spit Junction with broad community and stakeholder support, that effectively capitalises on the site’s opportunities and addresses likely threats, that will enhance the liveability attractiveness of Mosman, and will enhance the viability and vibrancy of its commercial areas.”

Amendments have been made to this consultant brief to comply with Council’s resolution.

3. Study Area

Above: Spit Junction Masterplan study area approximately 166,400 sqm in area.

N


of 19

4. Planning Framework

The current local environmental plan is Mosman LEP 1998. Land in Spit Junction is primarily zoned Business 3(a1) Spit Junction Town Centre. Land within the study area is also zoned 2(a3) Residential, 2(c) Residential, 2(e) Residential, 3(b) Commercial/Residential, 5(a) Community Uses and 6(a) Public Recreation. The height limit is generally 15m and the floor space ratio 2:1 in the 3(a1) business zone. The LEP and zoning maps can be found on Council’s website: http://www.mosman.nsw.gov.au/planning/controls/LEP

The Military Road Conservation Area and The Crescent Conservation Area extend into the study area. A number of heritage items are also located in the study area. Information regarding these can be found on Council’s website www.mosman.nsw.gov.au/planning/heritage/listings

Draft Mosman LEP 2008 was exhibited between October and December 2009. Generally, equivalent zonings under the State Government’s Standard Instrument were applied under the draft LEP. Under the draft LEP the height limit of 15m is applied in the business zone however the floor space ratio is increased to generally 2.5:1. A FSR incentive provision up to 3:1 is also applied subject to certain conditions. The heritage items and heritage conservation areas listed in Mosman LEP 1998 also apply under draft LEP. Information regarding the draft LEP can be found at www.mosmanlep.net .

5. Project Aim and Objectives

The project aim is to have a coordinated approach to future development in Spit Junction.

The objectives are to—

i. Identify opportunities for housing and employment in Spit Junction close to public transport.

ii. Enhance the economic viability and vibrancy of Spit Junction.

iii. Achieve a high standard of ecological sustainability and environmental performance in development.

iv. Improve the visual and aesthetic qualities, amenity and liveability attractiveness of Spit Junction.

v. Provide a community focus in Spit Junction.

vi. Conserve the heritage values of the built environment.

vii. Improve accessibility to, from and within Spit Junction for pedestrians, cyclists and vehicles.

viii. Effectively capitalise on opportunities in Spit Junction and address likely threats.

ix. Engage the community effectively throughout the preparation of the masterplan and site feasibility study, and achieve broad community and stakeholder support for the project.

6. Scope Of Works

The project has three components:

A. Spit Junction Masterplan

B. Mosman Civic Centre Site Feasibility Study

C. Community Engagement Plan

http://www.mosman.nsw.gov.au/planning/controls/LEP

http://www.mosman.nsw.gov.au/planning/heritage/listings

http://www.mosmanlep.net/


of 19

A. Spit Junction Masterplan

Prepare a masterplan for Spit Junction that provides:

i. Consideration as to whether the study area adopted by Council (outlined in this brief) reflects the natural boundaries of Spit Junction and whether this should be refined;

ii. An analysis of the constraints and opportunities for revitalising Spit Junction to improve itseconomic viability and vitality and amenity;

iii. An urban design framework that provides principles to guide the future development of Spit Junction;

iv. Concepts to consolidate and improve the identity and principal elements making up Spit Junction and develop a built form identity for the centre to enhance any distinctive existing aspects (e.g. view corridors, features or focal points) and facilitate new;

v. Design solutions and controls for an appropriate bulk and scale of development in Spit Junction (i.e. building height, floor space ratio), including identification of a ‘gateway’ site or sites;

vi. Initiatives to encourage ‘groupings’ of lot ownerships to achieve greater amenity, efficiency of design, car parking circulation and provision;

vii. Design solutions and controls to improve the visual and aesthetic qualities and amenity of Spit Junction, including high quality urban design, resident amenity, connectivity, pedestrian movements, arcade connections, civic improvements (street furniture, landscaping etc);

viii. Design solutions and controls that address issues of access, parking, service deliveries, traffic;

ix. Initiatives to provide a community focus in Spit Junction (e.g. redevelopment of the Mosman Civic Centre – see B below);

x. Design solutions and controls to achieve a high standard of ecological sustainability and environmental performance in development, including initiatives to encourage development to exceed current mandatory standards;

xi. Recommended approaches to dealing with conservation of the Military Road Conservation Area, The Crescent Conservation Area and heritage items located within Spit Junction;

xii. An analysis of any additional housing and employment opportunities that may be provided by any recommendations of the masterplan;

xiii. Recommendations to assist the implementation and funding of the proposed controls, improvements and vision.

B. Mosman Civic Centre Site Feasibility Study

Prepare a site feasibility study for redevelopment of the Mosman Civic Centre:

i. To determine the highest and best use of the subject land to provide Council with a viable financial return, to provide existing and additional improved community facilities.

ii. To prepare development options for the site – With optimum development standards Within existing Mosman LEP 1998 Within Draft Mosman LEP 2008

In order to create a landmark, environmentally sustainable development that delivers additional improved community facilities, improved amenity and a feasible market return to Council.

Refer to Appendix 1 of this brief for detailed information.


of 19

C. Community Engagement Plan

Develop and implement a community engagement plan to engage Mosman residents, business owners, workers and other stakeholders effectively in preparation of the Spit Junction Masterplan and Mosman Civic Centre Site Feasibility Study.

Community engagement is paramount, and should commence in the early stages of preparing themasterplan and site feasibility study.

The community engagement plan is to be developed in consultation with the project management team.

7. Project Administration

The project will be administered by Council’s Strategic Planner – Project Coordinator.

A small reference group would be established and would likely include landowners, business operators, residents, and State Government representatives. Regular briefing workshops with Councillors would also be programmed.

8. Reporting and Timetable

The consultant would be required to provide a timetable to undertake the scope of works outlined in this brief within a period of not more than 9-12 months. Consideration should be given to the schedule of Council Meetings and achieving optimal community consultation.

9. Deliverables

The planning studies outlined in this brief should be prepared in the form of a report and be provided to Council in both hard copy and electronically in Microsoft Word (not a PDF).

The masterplan and site feasibility study should be accompanied by images in 3D to illustrate the future look of Spit Junction and the Mosman Civic Centre.

Reports and graphics on the community consultation process should also be provided.

Visual outputs should be compatible with Map Info Software Suite.

This information would become the property of Council.

10. Budget

$225,000


of 19

11. Submitting a Proposal

Your proposal to carry out work outlined in this brief must include the following information:i. qualifications and experience of all person/s who would carry out this work;ii. details of experience of relevant and/or similar work and a referee;iii. project methodology, including meetings with Council and consultation strategy;iv. proposed timeframe; andv. fixed lump sum price.

The preferred consultant will be selected on the basis of satisfactorily submitting all required information above, and the following weighting criteria:

price and timeframe (30%) qualifications and experience of team (15%) methodology and consultation strategy (40%) previous relevant/similar experience (15%)

Proposals may be emailed to Council at [email protected].

Alternatively submissions may be posted or hand delivered to Council:

Mosman CouncilMosman SquarePO Box 211Spit Junction NSW 2088

Proposals should be addressed to the General Manager and marked to the attention of the Council’sStrategic Planner – Project Coordinator.

Enquiries should be directed to Nazia Pokar on 9978 4094 or 0438 784 190, or to Kelly Lynch on 9978 4058 or 0419 784 058.

12. Information Available From Council

The successful consultant will have access to relevant historical and current information from Council, including:

Draft Mosman LEP and draft Mosman Business Centres DCP. It is likely that these plans will come into force in 2011 repealing all current LEPs and DCPs in Mosman

Mosman LEP 1998 and Mosman Business Centres DCP 2000

Military Road Streetscape Upgrade 2010-2011 – underway

MOSPLAN 2011 Community Strategic Plan

SHOROC Shaping Our Future

Connell Wagner Parking in Mosman and Spit Junction Study (2008)

SHOROC Regional Employment Study (March 2008)

Mosman Heritage Review (1996)

13. Appendices

1—Mosman Civic Centre Site Feasibility Study

mailto:[email protected]


of 19

Appendix 1—Mosman Civic Centre Site Feasibility Study

Background

Council owns a large site at Spit Junction which is currently used for a number of different purposes in a number of separate buildings. In 2006 Council began a review of its local environmental plan (LEP) consistent with the NSW Government’s Subregional Plan which set dwelling and employment targets, and the Standard Instrument template for new LEPs. As part of the consultation undertaken with Councillors to inform this review a number of workshops were held specifically addressing the business centres. At Councillor Workshops and LEP Dinner Conversations held in 2006, commitment to considering redevelopment options for the site was confirmed. (Refer to extracts from notes on workshop in Attachment A.)

Council’s Community Strategic Plan, MOSPLAN, includes a number of objectives and priorities that are consistent with the redevelopment of this site. These include:

Consideration of additional improved community facilities in conjunction with the feasibility study for the Civic Centre precinct area, including extension to the Mosman Art Gallery and a well equipped performing arts venue.

To have well designed and accessible community facilities which are recognised as community hubs and which support the effective delivery of community services and programs.

To have improved public car parking.

The means for implementing these long term objectives are contained in Council’s Delivery and Operational Plans, in particular the programs relating to Urban Planning, Community Development & Services, and Library & Information.

The site

The site is located at Spit Junction near the intersection of Spit Road and Military Road, Mosman. The street address is 1 Mosman Square which is a landscaped plaza formed by the closure of Myahgah Road between Military Road and The Crescent.

The land is owned by Mosman Council and is made up of a number of separate lots. It has an area of 7,777m2 and adjoins eight commercial/residential properties fronting Military Road. These properties have right of way (ROW) access for parking and servicing from The Crescent over Council’s land.

The site is elevated and enjoys city, district and water views from certain vantage points. It is used by Council for a number of community purposes:

Administration offices and Council Chambers Seniors’ Centre Library Youth centre Meals on wheels (MOW) distribution Open space at the Village Green (used for Mosman Markets) Public car parking

Some buildings, and parts of buildings, are leased by the Council for commercial purposes (shops and offices) and there are five residential units. A schedule is attached with the details of what is on the site currently (refer to Attachment B).


of 19

N

Left: Location of the Mosman Civic Centre within Spit Junction. The site is located at the corner of Military Road and Myahgah Road plaza.

Below: Mosman Civic Centre site shown shaded in yellow


of 19

The existing development on the site is -

A. Current commercial assets: Shops (1176m2) 5 residential units 260m2

B. Current Council facilities: Council administration building (2100m2) Library (1316m2) – lending (885m2), storage (106m2) and library administration

(325m2) Public Parking

Car spaces - 62 Community bus (2 spaces) MOW - 6 (but used as parking outside delivery times) loading space (2 spaces)rubbish removalmotorbikes (3 spaces)disabled car spaces (2 spaces)

Youth Centre (245m2) Seniors’ centre(205m2) Meals on wheels (MOW) (66m2) Village Green (800m2) Mosman Square (2500m2)

Context

Matters to consider: Adjoining and adjacent land uses and built form Adjoining and adjacent zoning and other planning controls Heritage controls, especially nearby heritage items and two heritage conservation areas

Planning framework for the site

The current local environmental plan is Mosman LEP 1998, under which the site is zoned part Community Uses 5(a) Community Centre and part Business 3(a1) Spit Junction Town Centre (refer to Attachment C). The permissible uses and height and floor space controls are included in Attachment E. The site is partly within the Military Road Conservation Area and adjoins a number of heritage items and The Crescent Conservation Area (information regarding these can be found on Council’s website www.mosman.nsw.gov.au/planning/heritage/listings

Draft Mosman LEP 2008 was exhibited between October and December 2009. Under the draft the whole site would be zoned B2 Local Centre (refer to Attachment D). The permissible uses and height and floor space controls are included in Attachment F. The heritage items and heritage conservation areas listed in Mosman LEP 1998 also apply under draft Mosman LEP 2008.

http://www.mosman.nsw.gov.au/planning/heritage/listings


of 19

The Project

Objectives:

1. To determine the highest and best use of the subject land to provide council with a viable financial return to provide existing and additional improved community facilities.

2. To prepare development options for the site – With optimum development standards Within existing MLEP 1998 Within Draft MLEP 2008

In order to create a landmark, environmentally sustainable development that delivers additional improved community facilities, improved amenity and a feasible market return to Council.

The Task:

In order to meet these objectives, determine the following:

1. Would it be possible to replace and expand existing community facilities and entrepreneurial activities and finance it from a co-operative redevelopment of the site?

2. Would the proposed planning controls within draft MLEP 2008 result in a viable redevelopment of the site? What would be the appropriate land use mix?

3. What height and FSR (or building envelope) controls would be recommended for the site, having regard to the urban context, to maximise return to Council?

The location of the site within the Spit Junction Town Centre at a relatively high point topographically provides the opportunity for a ‘landmark’ development. Council requires the services of a suitably qualified and experienced consultant to carry out a feasibility study for redevelopment options for the site.

In determining the above, consideration should be given to:

a) Providing all existing community facilities currently on the site, including improved Council administration and public car parking.

b) In addition, provision should be made on site for a childcare centre replacing the existing Occasional Childcare Centre (at Mosman Park) (Building 120m2, outside area 215m2).

c) Any residential component of the redevelopment should provide for housing choice, suitable for different demographic groups.

d) Limits to redevelopment must be considered within the existing urban framework, e.g.streetscape, scale of surrounding development, heritage buildings in the vicinity, potential affect on surrounding open space, including Mosman Square. Assess the opportunity to provide an integrated community outdoor space.

e) Consider opportunities to expand the Library to be a multi purpose learning centre that would include additional space for information technology, exhibitions, seminars and events.

f) Consider opportunities for extension to the Mosman Art Gallery, and for a well equipped performing arts venue.

g) Identify opportunities for the provision of additional public parking spaces, and facilitation of active transport (i.e. walking and cycling).

h) Retention of all or part of the façade of the existing Council building or a means of interpretation.

i) The development having the highest possible Green Star rating under the Green Building Council of Australia Green Star rating scheme.

j) The development providing accessibility for the community.

All community purposes currently accommodated on the site must be provided for.


of 19

ATTACHMENT AExtract from Notes of Councillor Workshop held 29 March 20061. Spit Junction

Councillors were asked to then focus on Spit Junction specifically and Council's priorities for Spit Junction.

The Councillors considered a map, which identified a number of opportunity sites in Spit Junction where the priorities could be achieved. The opportunity sites were those identified in the Mosman BCDCP and council planners' land use survey.

Sites agreed to by the Councillors as opportunity sites included: Corner of Military and Cowles Roads (car wash site) (612 Military Rd) Improvements to/redevelopment of Bridgepoint tower and skybridge and Bridgepoint building façade (8

Heydon St + 1-3 Brady St) Improvements to/redevelopment of Fitness First building (555 Military Rd) Buildings on northern side of Spit Road – facades to be retained allowing higher development behind (this

raised by some Councillors) 7-11 petrol station (45 Spit Road). The Garrison – alterations to/additional storeys? (17-27 Spit Rd + 14 Punch St) Mosman Village (1-3 Mandalong Rd)

With regard to the Council landholding at Spit Junction it was considered by some Councillors that any redevelopment should not include the Library due to its potential heritage significance (design).

Councillors were asked to consider some of the benefits of developing these sites (plus the ones identified on the maps). Benefits included:

Improved building form in terms of architectural style, landscaping, and setbacks. Further opportunities for recreation and entertainment. A sense of arrival/entry/identify for Mosman, in particular at key entry points No more car yards “Classy” signage – discrete sized signage improved transport interchange / public transport improved shopping opportunities – better quality and improved range of shops and services better human focus (eg. provide for social and community interaction opportunities) more opportunities for off street parking (some concern with U/G parking and perceived safety esp for use by

women??) opportunities for incentive schemes for private owners to contribute to the public domain Increased population / demographic diversity eg childcare centres with aged care facilities. Improved accessibility in public domain and adaptable housing

Some of the limitations to development of these sites were considered to be:

Limitation Outcomes of changeCurrent zoning + LEP controls for FSR and building height

community embellishment increase FSR & height improve economic viability and vitality for redeveloping sites improved urban design additional public space

Complexity/fragmentation of ownership identify preferred amalgamation sites/opportunities incentives to amalgamate lots

Traffic & parking relaxation of controls in relation to on-site parking spaces required for residential development and visitor parking

consider requiring visitor parking only for tradespeople/community workers

Community benefits/public facilities that Councillors would like to see resulting from Spit Junction redevelopment include: childcare


of 19

improvements to the Library a civic space improved public transport interchange more trees


of 19

ATTACHMENT BExisting building and site land uses

Building/Area Detail UsesGround floor Military Road frontage ShopsGround floor (lower) - rear commercial leases

A

Rest of building Council administrationSeniors CentreMeals on wheels

B Village Green Open space (including Mosman Markets 1/month)C Car park Public parking – short term

Loading area for shops and meals on wheelsParking for Community BusService areas, waste collection etc

Ground floor – The Crescent Youth CentreDRest of building Library

E Council administrationF Shop (Accoutrement)

Ground floor ShopsGFirst floor Residential units (x5)


of 19

ATTACHMENT CZoning and heritage controls from Mosman LEP 1998


of 19

ATTACHMENT DZoning and heritage controls under draft Mosman LEP 2008 (as exhibited)


of 19

ATTACHMENT ECurrent Planning Controls

Mosman Local Environmental Plan 1998Zoning 5(a) Community Uses (Community Centre)

Development Control Table (extract from MLEP1998)

5(a) Community Uses Zone

1 Objectives of zones Identify land for the provision of community services and facilities

Allow land to be used for a limited range of community uses in addition to the specific land use for which it is zoned

Contribute to the scenic quality of Mosman and the harbour.

2 Development allowed without development consent

Exempt development

Structures solely for the purposes of exhibition, conservation and care of animals on land zoned Community Uses 5(a) –Zoo

3 Development allowed only with development consent

Demolition

Development for the purpose of:the particular land use indicated on the zoning mapchild care centresdrainageopen spacerecycling drop-off centresroadsutility installations (other than gas holders or generating works)

Subdivision

4 Development which is prohibited Development not included in item 2 or 3

“community centre” means a building or place owned or occupied by the Council where public services and amenities are provided, and includes public libraries, public halls, exhibition spaces, public buildings, places of public worship, health and welfare services, rest rooms, meeting rooms, club rooms, indoor recreation facilities, occasional child-minding services, restaurants, housing for elderly persons, and carparking, shops and commercial premises where provided in relation to that building or place.

There are no height or density controls applicable to the site under the current LEP.

Mosman Business Centres Development Control Plan (DCP) also applies, eg pedestrian accessibility and sunlight access to public places.


of 19

ATTACHMENT FProposed Planning Controls

Draft Mosman Local Environment Plan 2008 (as exhibited)Business zoning B2 Local Centre

Height: maximum 15 mDensity: maximum FSR 2.5:1


of 19

Bonus provisions:Clause 4.4B of DMLEP2008 allows for a maximum FSR 3:1 for sites greater than 1,000m2.Extract from Draft MLEP2008 (as exhibited)

consultant brief spit junction masterplan · consultant brief—spit junction masterplan and mosman...

Documents