draft vision plan and implementation strategy … ar… · draft vision plan and implementation...

1April 2014

Prepared for Perth Airport Pty Ltd | City of Belmont

DEVELOPMENT AREA 6

Draft Vision Plan and Implementation Strategy

DOCUMENT HISTORY AND STATUS

Revision Reviewer Date Issued

Prepared By:

Taylor Burrell Barnett

Town Planning and Design

87 Roberts RoadSUBIACO WA 6008Phone: 9382 2911 Fax: 9382 [email protected]

Development Area 6

Vision Plan and Implementation

Strategy

0 KH September 2013

1 KH April 2014

In association with: Arup

Colliers International

Jones Coulter Young

Development Area 6 Draft Vision Plan & Implementation Strategy

TABLE OF CONTENTS

INTRODUCTION 4

STUDY OBJECTIVES 5

PRECINCT CONTEXT 6

ISSUES AND OPPORTUNITIES 8

MOVEMENT 10

PUBLIC DOMAIN 10

VISION PLAN 12

DESIGN PHILOSOPHY 13

VISION PLAN 15

VISION PLAN PRINCIPLES 16

PLACE EXPERIENCE 22

RESIDENTIAL PRECINCT 22

STATION PLAZA 24

AIRPORT PRECINCT 26

GREAT EASTERN HIGHWAY PRECINCT 28

URBAN DESIGN FRAMEWORK 30

LAND USE 30

BUILT FORM - HEIGHT & SCALE 34

TRANSPORT, MOVEMENT & PARKING 38

LANDSCAPE AND PUBLIC DOMAIN 42

SERVICES 46

IMPLEMENTATION STRATEGY 48

GOVERNANCE 49

CATALYST PROJECTS AND COMMUNITY BENEFITS 49

STATUTORY AND POLICY FRAMEWORK 50

TRANSPORT–RELATED PROJECTS 52

LAND ASSEMBLY 52

IMPROVEMENTS TO PUBLIC DOMAIN AND

DEVELOPMENT STAGING 53

GAP ANALYSIS AND FURTHER STUDIES 55

RECOMMENDATIONS 55

IMPLEMENTATION STRATEGY & ACTION PLAN 56

APPENDIX 1 - SUMMARY OF BACKGROUND AND CONTEXT

The aspiration for the Vision Plan is to create an “Urban Village in a Landscaped Setting”.

Envisage a new ‘pocket’ of urban life at the foothills of the Darling Scarp, walking distances to the Swan River, Airport West Train Station, on the door step of the consolidated Perth Airport which is one of Perth’s largest mixed employment hubs. It is a place for all ages, incomes, lifestyles and families with a mix of spaces for relaxation and enjoyment for the entire community, encompassed by a variety of activity opportunities.

Development Area 6 Draft Vision Plan & Implementation Strategy4

The Vision Plan provides flexibility for the future detailed

planning and development of DA6, particularly in terms of

potential land uses and activities. At this stage, the Vision

Plan is focused on ensuring that the urban structure, built

form scale, land use configuration and interfaces are

designed to achieve the best outcomes for DA6.

This report contains broad level design guidance, which

provides the foundation for the future development of

detailed statutory planning documents and associated

guidelines by the City and PAPL.

The Vision Plan provides the inspiration for future

development. The Implementation Strategy provides the

foundation for staging and delivery.

A separate Background and Analysis Report, including a

Transport and Utilities Report, has been prepared which

covers the site and planning context of DA6 in detail, and a

summarised version is contained in Appendix 1 for

reference. The two reports produced as a result of the initial

Visioning Workshops and the subsequent Community

Information Forum are available on the City’s website.

INTRODUCTION

1953

Prepared on behalf of Perth Airport Pty Ltd (PAPL) and the City of

Belmont (the City), the purpose of this Vision Plan and

Implementation Strategy is to establish a Vision for the future urban

regeneration of Development Area 6 (DA6), as defined by the City of

Belmont’s Local Planning Scheme No.15.

5 Development Area 6 Draft Vision Plan & Implementation Strategy

The objective of this study is the preparation of a Vision Plan

and Implementation Strategy that explores options for the

delivery of a dynamic area that:

• Respondssensitivelytointerfaceissues,particularly

between residential development on the land under the

planning control of the City and future development on

land owned by PAPL;

• DeliversanoptimalTransitOrientedDevelopment(TOD)

outcome surrounding the potential future Airport West

TrainStation(unofficiallynamed“RedcliffeTrainStation”

bythecommunity)aspartoftheStateGovernment’s

Perth Airport Rail Link Plan;

STUDY OBJECTIVES

• Examinesandimprovestheexistingmovementnetwork;

• Definesappropriatebuildingenvelopes,typologies,form

and heights, having specific regard for existing and

surrounding development;

• Identifiestheamount,locationsforandfunctionsofkey

public spaces; and

• Isimplementable,inthecontextofstageddeliveryof

identified necessary infrastructure improvements.

1983 2013 [Source: Landgate]


DA6 is located at the intersection of Great Eastern Highway

and Tonkin Highway in Redcliffe, and extends to the existing

Domestic Airport terminal. DA6 is approximately 174 hectares

in size, of which approximately 105 hectares of land is owned

by PAPL, with the remainder under the planning control of the

City. The Perth Airport is located on Commonwealth land and

is governed by federal legislation – the Airports Act 1996. The

Act requires that a Master Plan be prepared for the Airport

land every five years, to describe the expected developments

at the Airport and also to present an indicative plan for the

Airport once it is developed to its ultimate capacity.

DA6 is in close proximity to Perth CBD, the Swan River,

Garvey Park and the Darling Scarp. Great Eastern Highway

and Tonkin Highway provide convenient vehicle access to the

area. However these major traffic routes also act as a barrier

for vehicle, pedestrian and cycle linkages into the surrounding

local areas.

DA6 is influenced by a number of interface issues, particularly

in relation to the residential area abutting the existing

industrial land uses to the east of the site, and possible future

24/7 land uses at the Perth Airport. With the future Airport

West Train Station to be located within DA6, there is

opportunity to optimise TOD benefits and provide a range of

suitable uses surrounding the future station.

PRECINCT CONTEXT


ISSUES AND OPPORTUNITIES

LAND USE

• Amixed-usescenarioisthebestoptionforDA6.The

primarily residential character of the existing Redcliffe

locality should be preserved, whilst integrating a variety of

complimentary non-residential uses in order to create a

safe, vibrant and active mixed-use precinct befitting its

location and proximity to high-frequency public

transportation and employment.

• TheaccessibilityofGreatEasternHighwayandPAPLland

provide the level of exposure necessary for significant

office/commercial development that will satisfy the

growing demand for employment opportunities outside

the existing Perth CBD.

• Promotecompatiblelanduseandbuildingscaleinterface

between the neighbourhood precinct and PAPL land.

• OpportunityforPAPLlandtobeoptimisedforaviation

services and Business Park uses, creating an employment

destination.

• Promoteincreasedresidentialdensities,particularlyin

proximity to Great Eastern Highway and the future train

station, to promote an effective TOD outcome.

• Provideconvenienceretailandpromoteactiveuses,

particularly at street level potentially near the station plaza

that serves residents and workers, and promotes public

domain activation and passive surveillance.

• Providecommunityfocalpointsparticularlywithinthe

neighbourhood precinct.

Examination of DA6 identified a number of issues and opportunities that were

considered during the formulation of the Vision Plan. These were tested through the

evaluation of the preliminary scenarios at the initial Visioning Workshops and are outlined

in detail in the separate Background and Analysis Report. A summary of the key issues

and opportunities is provided below:

BUILT FORM

• Wholesaleupgradeoftheexistingagedbuiltformintoa

contemporary urban precinct.

• Opportunityforincreaseinheightofbuildingswith

potential views to the Swan River and east to the Darling

Scarp(heightofbuildingswithinthescopeofPerth

Airportheightlimitations).

• Opportunityforhigherbuildings(withinthescopeofPerth

Airportheightlimitations)adjacenttoGreatEastern

Highway and in proximity to the future train station

capitalising on TOD principles.

• Creationofabuildingscaleintheresidential

neighbourhood that accommodates higher densities

without having a negative imposition on the appeal of the

area.

• Carefulconsiderationofpotentialovershadowingissues

created by higher buildings onto residential development.

• Carefulconsiderationofbuiltformdesigntominimise

interface issues with adjacent to non-residential uses.

• Increasedactivationatstreetleveltopromotevibrancy

and passive surveillance.


Issues


MOVEMENT

• WithinDA6,theexistingroadnetworkandassociated

pedestrian and cycle networks are in need of

improvement.

• ThepotentialdecommissionofBrearleyAvenuepresents

an opportunity to reconnect the residential streets to

provide an improved, appealing, walkable, robust and

more connected movement network.

• GreatEasternHighwayupgradesbyMainRoadsWAand

the potential decommission of Brearley Avenue will see

this intersection removed, thus limiting pedestrian

crossing points across Great Eastern Highway.

• Opportunitytoreassessandconsideralternativesforthe

unconventional intersection alignment of Coolgardie

Avenue, First Street and Redcliffe Road.

• MovementtoplacesandspacesoutsideDA6isessential

and strong connections are required across Tonkin

Highway and Great Eastern Highway.

• Opportunitytointegrateimprovedpedestrianandcycle

network to link with surrounding neighbourhoods.

• Thepossibleincreaseddensityofdevelopmentandlikely

associated vehicle movements creates the need for

improvedvehicularconnections(particularlyacrossthe

existingBrearleyAvenueroadreserve)inorderto

minimise congestion at intersections and improve general

legibility(way-finding)throughthearea.

• OpportunitytointroducenewstreetswithinPAPLlandto

improve vehicular circulation and movement.

• Theappropriateplanninganddesignofpublictransport,

vehicle, pedestrian and cycle access and circulation within

DA6 and to and around the train station is required.

• Creationofasafestreetenvironmentbyexploring

strategic access points to minimise crossovers.

PUBLIC DOMAIN

• CurrentopenspacesalongBrearleyAvenuehavelimited

community access and recreation purpose.

• OpportunityforlandscapededgealongGreatEastern

Highway.

• Opportunitytocreate‘green’connectionswithinthesite

and to the immediate surrounds, specifically to the Swan

River and existing Redcliffe, Selby and Garvey Parks.

• TheexistingtreesalongtheBrearleyAvenueroadreserve

create a mature landscape highly valued for the early

stages of regeneration projects. The optimisation and the

retention of the existing trees should be encouraged.

• Opportunitytoprovideaninterlinkedmixofpassiveand

active spaces leading to community facilities, the station

and Airport employment.

• ConsidertheopportunityfortheRedcliffePrimarySchool

playing fields to be utilised for community use.

• Theprovisionofalandscaped‘frame’aroundthe

residential neighbourhood to protect land use conflict

between residential and non-residential uses within PAPL

land.

• Opportunityfortheexistingdraintobetransformedtoa

living stream.

• IrrigationwatersourcesforadditionalareasofPOStobe

considered.

• OpportunityforStationPlazatobeutilisedasacivicspace

for the local community and workers.


Opportunities

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