12188 36279 Subi Centro a Case Study in Urban Revitalisation

8/13/2019 12188 36279 Subi Centro a Case Study in Urban Revitalisation

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A CASE STUDY INURBAN REVITALISATIONsubicentro


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This retrospect on Subi Centro is the culminationof many peoples time and effort. The SRA wishesto acknowledge the generosity and time of all whoparticipated and to thank them, most sincerely, fortheir involvement.

In particular independent interviews were held withkey stakeholders namely government gures, industryexperts, project consultants, community groups andkey personnel of the Redevelopment Authority (pastand present). All were unfailingly expansive in theirresponses, patient in their explanations and verygenerous with their time.

Views expressed throughout this document arethose of the key stakeholders who participated inthe independent interviews.


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To transform a disconnected railwayand industrial area into a liveableand vibrant community whilemaintaining the heritage feel andenhancing connectivity.

A CASE STUDY INURBAN REVITALISATION

subicentro

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Area (ha) 80

New Homes 800-900

Social / Affordable Homes 33

New population 1,500

Commercial / Retail Space (m 2) 90,000

New Workers 3,200

Government Investment $130 million

Investment Attraction $500 million

Source: Subi Centro Concept Planning 1994

subi centro A CASE STUDY IN URBAN REVITALISATION4


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This case study follows the evolution of the built environmentin Subiaco, on the back of a major State infrastructure projectto create Subi Centro.

Re ecting back on sinking Subiaco Train Station andsubsequent redevelopment of the area provides a uniqueopportunity for experience-based learning. It is a vitalpart to understanding the effectiveness of the SubiacoRedevelopment Authority (the Authority) as well as to informand improve future policies, processes and direction by:

1. Identifying the strengths and weaknesses ofproject delivery.

2. Measuring outcomes against original project objectives.3. Addressing lessons learnt.

The study openly compares the original project objectives withwhat was actually delivered through the redevelopment byevaluating physical provision and reporting on the commentaryof key stakeholders. It is a historical record of not only what was delivered but also how and why .

Most importantly the pages that follow identify the overallproject learnings from the redevelopment of industrialSubiaco into an urban village. Recognising and documentingthese lessons is vital to the continued betterment of theRedevelopment Authority model.

This retrospect has been informed by key planning,development and decision-making records from the

Authority as well as 2006 census data, annual reports, and acommission to interview key stakeholders. The Authority hasmade every effort to ensure the integrity of these ndings bypresenting facts and drawing on stakeholder opinions.

The lessons learnt from Western Australias second majorinner city redevelopment project have been shared here inorder to inform and inspire future projects.

purpose

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understandingthe placeThroughout its history, Subiaco has developed a strong senseof place and character. The inner city suburb was named afterits rst European residents; a group of Benedictine monkswhose order was founded in Subiaco, Italy and came to thearea in 1851.

In 1881, the Perth to Fremantle railway line was opened.It was the rst suburban railway in Perth and encouragedworking class residents to settle around Subiaco as landprices were lower than in Perth or West Perth. During the1890s the population of Subiaco increased dramatically as aresult of the depression in the eastern states and the Western

Australian gold rush.

Industrial tenancies were introduced on the land adjacent tothe railway line as early as 1921. It was around this time thatCalyx Porcelain and Paint Company, later renamed AustralianFine China (AFC), was founded. The local authority leasedthis land directly from State Government and set up long termsub-leases with companies such as AFC and CGI Gases toenable its occupation. Other activities around the railway lineincluded a small airstrip and marshalling yards. AFC continuedto operate in Subiaco until 2006 when the company relocatedto Welshpool.

Up until the 1980s Subiaco Station included a freight receivingdepot and a third platform. On September 1, 1979 all railwayservices on the Fremantle line were suspended by the CourtLiberal Government. The line was then re-opened on 29 July1983 by the newly elected Labor Government led by Brian Burke.

As Perth grew throughout the 1980s it became clear thatgreater Subiaco suffered as a result of dif cult access acrossthe railway. The neighbouring suburbs of Daglish and Jolimontwere isolated from Subiaco Town Centre and the retail stripalong Rokeby Road began to decline. The retail tenancy ratedropped and the area was beginning to stagnate due to a lackof overall vision.

Sinking Subiaco Train Station was the rst step towardsreconnecting Subiaco with the northern suburbs. Theproject delivered the rst underground railway station on theTransperth network and the opportunity for new connectionsand inner city redevelopment on the vacant land createdabove. The vision for Subi Centro centred on transit-orienteddesign principles and new developments that would meld withthe existing fabric of Subiaco.

It was a largely disused lightindustrial site. There is always thequestion what will the market bear REDEVELOPMENT AUTHORITY

You couldnt get from one side to theother, Daglish was isolated, (it was)neither Subiaco nor FloreatREDEVELOPMENT AUTHORITY



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Subi Centro was to become a vibrant sustainable communityoffering residents a diversity of lifestyle options, the ability towork, recreate and shop close to home, and the opportunity todecrease their reliance on private vehicles.

As a former industrial site, environmental remediationwas necessary to clean up the area and facilitate theredevelopment. Signi cant heritage aspects have beenretained through public art, design and deliberate preservationworks. Today, Subi Centro integrates residential housing,shopping and commercial aspects into a community that hasbeen reconnected with its neighbours. A green spine runsthe length of the redevelopment offering a place for peopleto relax, play and interact. In most cases the built form isconsidered to be beautiful, at worse a little bland.

Subi Centro is now more that 85 per cent complete.Planning powers for most of the area have been handed backto the local authority with only a few redevelopment sitesremaining. Though opinions are divided as to whether SubiCentro quali es as a vibrant urban village, there is little doubtthat the redevelopment has reconnected Subiaco, revitalisedRokeby Road and boosted the local resident population.

In 2004, Subi Centro was awarded the Urban Development Instituteof Australia National Award for Excellence in Urban Renewal.

The vision was to doaway with the railwayline and the separation

REDEVELOPMENT AUTHORITY

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Subi Centro was a major benefactor of the HawkeGovernments Building Better Cities program (1991-1996).The program sought to promote and demonstrate ef cient,equitable and sustainable city development and increasethe capacity of Australian cities to meet a range of social,economic and environmental objectives. As State-ownedinner city land that was largely underutilised, the proposedSubi Centro redevelopment became a strong candidate forCommonwealth funding.

The initial works to sink the railway line and clean up thearea required substantial upfront investment and carried asigni cant amount of risk. It was a job that only Governmentcould do as failure to deliver would mean bankruptcy for theprivate sector. Consequently the Subiaco Redevelopment

Authority was formed by an Act of Parliament in 1994.

The Authority was responsible for all aspects of theredevelopment from concept planning to development andinvestment attraction. The rst Redevelopment Schemewas introduced in 1996 setting out an innovative planningframework that aimed to deliver a sustainable urban village.

At the time the Redevelopment Authority model was stil l new,but less startling. Claisebrook Village (in East Perth) hadpaved the way for Subi Centro, resulting in less perceptual risk

and greater market certainty. Claisebrook Village had alreadypioneered mixed-use medium density development and Perthbuilders and developers had learned how to respond. Thelocation of Subi Centro within the golden triangle of Perth realestate also improved con dence.

Over time the scope of the challenges faced by the Authorityhave appeared less dramatic. In order to reconnectcommunities, roads needed to be realigned, the railwaystation sunk and the industrial activities relocated. Stakeholderengagement also proved challenging and a lack of carefulmanagement lead to dif cult relationships with local authoritiesand residents.

the deliverymodel

Its a unique experiment to pass law which fora period of time placesin the hands of boardmembers the power toreinvent space




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Notwithstanding there is broad support for the Redevelopment Authority model and a strong belief that it gets the job done.The centralised planning and development control helped tokeep focus and drive project delivery, however at the sametime, it raised questions over the appropriate exercise ofpower and required a delicate balancing act.

The Redevelopment Authority model used for Subi Centrowas similar to that used in the redevelopment of East Perth - a uni ed and small management team supported by external

consultants and a dedicated Board. The Authority used only asmall number of consultants and was considered to be nimbleand characterised by good governance, great managementand excellent leadership. This model was perceived to haveworked well and developed a clear vision for Subi Centro.

To some degree, comparisons between Claisebrook Villageand Subi Centro are inevitable. The redevelopment of SubiCentro demonstrated a signi cant growth in local expertise fromthe redevelopment of Claisebrook Village. The redevelopmentprojects were seen by many to be the expressions of amaturing idea - a growing vision about what Perth is and how itshould look into the future. The redevelopments are viewed assuccessful enterprises in their own right that pushed a seriesof boundaries in the development industry and generated newlifestyle options for Perth.

You need a body with appropriateauthority and legislative backing andthen you can move [without that]theyd still only be talking

PROJECT CONSULTANT

We put in people who could think.This was important to success as wasboard competency

GOVERNMENT

We have learned so much about ourselves,pushed boundaries as far as we could go...If you push too hard, the risk is that all thecards would come downREDEVELOPMENT AUTHORITY

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0102030405

To put the delivery of theSubi Centro redevelopment intoperspective, reection on theoutcomes and achievementshave been made against theoriginal project objectives.

Create a safe and comfortableenvironment for people.

Encourage protection of placeby preserving cultural heritage.

Provide a greenway which willbe safe and offers a varietyof experiences to meet therecreation and leisure needs ofthe community.

Encourage protection of placeby conserving energy.

Demonstrate innovativeenvironmental remediationtechniques for environmentallydegraded areas.

promotingrevitalisation



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Encourage energy ef cientland development.

Encourage investmentopportunities, growthand revitalisation.

Make provisions fordisabled access.

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Reduce traf c bymaking better use ofpublic transport andplacing residentswithin walking distanceof employment.

Increase public access to thearea by developing a new trainstation and integrating publictransport links

Deliver housing innovation,choice and affordability.

SINCE THE ORIGINAL PROJECT OBJECTIVES WERE SPECIFICTO SUBI CENTRO THE DISCUSSION THAT FOLLOWS HAS BEENSTRUCTURED IN ACCORDANCE WITH CURRENT DAY REDEVELOPMENTTHEMES, TO ENSURE PROJECT LEARNINGS ARE DIRECTLYTRANSFERABLE TO CONTEMPORARY DELIVERY PRACTICES.

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Build a sense of place by supporting unique and high quality design, heritage protection, publicart, and cultural activities that respond to Perths environment, climate and lifestyle.

A sense of place can be said to be embodied by the overlayof human engagement on the natural and built environment.It can be fostered, but not imposed, and takes time to develop.Overall Subi Centro was felt to be quite rapidly developing asense of place although to some it felt bland.

The redevelopment was careful to preserve local heritagethrough design and art. A heritage study completed in 1995identi ed key sites of cultural signi cance. In addition a

photographic record, kept with the local authority, documentsthe industrial and working-class roots of Subiaco. Otherexamples re ect on the past in subtle and unexpected ways.For example, local streets are named after the Sisters ofSt. John of God who nursed victims of the typhoid epidemic inthe area during the late 19th century.

A heritage conservation plan protects the porcelainmanufacturing legacy of AFC. Prepared in collaborationwith the Heritage Council of WA, the plan safeguards thepreservation of the kiln and allows for interpretation spaces todisplay machinery, products and moulds from manufacturing.

Public art throughout Subi Centro preserves and re ects localheritage through the re-use and integration of industrial formand materials. The Watershed located in the central greenspine was fabricated using recycled materials from the formerHumes pipe factory. The art piece symbolises and reminds usof the industrial history of the area.

The public art program was considered to have a positiveimpact on the local community and helped to foster a sense ofplace within the redevelopment. A total of eight artworks werecommissioned by the Authority, two more were installed aspart of the State Governments Percent for Art programand seven pieces were provided by private developers.Local awareness of the public art in Subi Centro appears to below but as it grows so too will the knowledge and appreciationof Subiacos rich history.

The Subi Centro redevelopment aimed to be respectful to theexisting character of Subiaco. Streetscapes were carefullyplanned to ensure that the green and leafy atmosphere ofSubiaco was echoed within Subi Centro. As a result theresidential streets have been described as lovely places to bewith touches of real art. The lemon trees, for example, werewell known and often described.

sense ofplace

Its principally qualied by being anew place. Its not yet settled intoitself such exquisite newnessREDEVELOPMENT AUTHORITY

I think the heritage of the area hasbeen very thoughtfully integrated intoSubi CentroINDUSTRY EXPERT

Art does help with a sense of identity its a way of making an area personaland relevant to the communityPROJECT CONSULTANT

It has managed to integrate with the

existing community, instead of lookinglike the pimple on the pumpkin INDUSTRY EXPERT



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Subi Centro is viewed as having beautiful built form as it isbuilt to human scale and there is an abundance of shadyareas and pathways that meander through the area, invitingpeople to walk around. While the majority of Subi Centro isthought to demonstrate harmony and cohesion, the retail areaof Subiaco Square, which was created on the land aboveand adjacent to the new underground railway station, wasconsidered to have a sort of banality.

Subiaco Square has not evolved into the vibrant urban spacethat was hoped. The station canopy was designed to protectthe platforms below but was felt to be problematic, interferingwith views across the square and giving people less reason tolinger. The open air station was designed for natural ventilationbut the great voids restrict use of the square. Train noisecoming from the tunnel was also described as disruptive to thealfresco dining experience.

The redevelopment paid close attention to fostering a senseof safety and comfort. Principles to design out crime wereintegral to the planning. Parks and gardens used low plantingfor good lines of sight, residential housing overlooked publicspaces, streets and laneways were well lit and public andprivate spaces were clearly de ned.

Still some areas are considered to warrant revisiting. Roberts

Road was not designed to human scale and as such was notperceived to be pedestrian-friendly and the corner of JuniperBank Way and Centro Avenue was described as being dif cultto navigate. The planned completion of the green spine shouldrectify the lack of a footpath along the western edge.

Removing the rail barrier between communities was a majordriver for Subi Centro. Sinking the railway line allowedfor Subiaco Square and formed a strong connection toRokeby Road and the surrounding suburbs. However, theredevelopment appears to have created more vibrancywider than within Subi Centro itself. It was considered thatsuccessful activation of streets within the redevelopment

required much higher densities than were planned.

The centrepiece of Subi Centro is the green spine whichwas considered to be a fantastic concept that signi cantlycontributed to the sense of place and social cohesion. It is astretch of parks designed as a shared garden to balance thehigher densities. A childrens play area was included and verywell received as a signi cant community asset. The wonderfulquality of the public open spaces fostered active recreationand integrated well with what the community liked to do; walkthe dog, run, cycle and barbecue.

They need to be careful that it doesntbecome too sanitisedPROJECT CONSULTANT

There are some people who say[the Green Spine] is under activatedbut when I see it, there are peopleeverywhere out walking

PROJECT CONSULTANT

... it is theattention to detailthats exceptional.The streetscapes,trees, the front ofstreets reclaimedfor pedestrians

PROJECT CONSULTANT

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Enhance environmental integrity by supporting ecologically sustainable design, resourceef ciency, recycling, renewable energy and protection of the local ecology.

Enhancing the environmental integrity of Subi Centro occurredacross the entire redevelopment process. Environmentalremediation was carried out prior to redevelopment,sustainable design and building practices were incorporated,and recycling services were supplied by the local authority.

The previous industrial uses left behind some contaminationfrom the manufacturing processes and gas storage. Therewas lime and lead to be removed as well as tracks of rubbish

under the ground. Although the remediation exercise wasviewed as being of less technical complexity than East Perth,it was nevertheless a signi cant undertaking in its own right,with a huge volume that contained some nasty surprises.Environmental remediation was undertaken to ensure theseareas were suitable for redevelopment and was considered tobe rst-class.

The way we live and the resources we use affect thesustainability of our communities. Energy ef cient buildingdesign was incorporated into Subi Centro to reduce theresource use of businesses and residents. The majorityconsidered that Subi Centro invested well in design innovationand pushed the boundaries of sustainable development.Solar access, natural ventilation and summer shading werecarefully considered through building design and streetalignment. Water sensitive urban design principles were alsoincorporated. Rainwater was designed to be collected in waterfeatures throughout the green spine and used for irrigation.

The redevelopment also incorporated the States rstenvironmentally friendly home built speci cally for educatingthe community through the demonstration of environmentallyfriendly and energy ef cient practices. The Subiaco SustainableDemonstration Home shows that an environmentally friendlyand energy ef cient home can also be architecturallyimpressive, aesthetically pleasing and functional. Subi Centrowas awarded the Housing Institute of Australias GreenSmart

Award in 2004 for facilitating the development.

The redevelopment continues to promote sustainabledevelopment as a means of improving resource ef ciency.The Authority has planned for the installation of cutting edgeclean technologies at AFC. Subi Centro will play host to the rstprecinct wide passive geothermal heat pump system in Western

Australia, which will help to regulate building temperatureswithin the precinct without mechanical intervention.

enhanceenvironmental integrity

people living there [AFC] will use 50%less water and 50% less energy thanpeople across the road

PROJECT CONSULTANT

[SRA has] done an outstanding job ofenvironmental remediation

PROJECT CONSULTANT



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Rainwater collection off roofs and streets will also be recycledand reused within the precinct. These technologies will help toreduce the use of resources both within AFC and throughoutthe redevelopment as a whole.

Subi Centro was designed around transit-orienteddevelopment principles with pedestrian and public transportconnections a key focus for the redevelopment. Planningprovided for a mixed-use community designed to maximiseaccess and use of public transport and other sustainableforms of travel such as walking and cycling. These principlesare no more apparent than in Subiaco Square. The squarewas designed to accommodate higher density than elsewherein the redevelopment and has been framed around publictransport to promote its use.

While the private car remains the dominant mode of transport,residents have begun to reduce their car use. As of 2006car ownership in Subi Centro was 10 per cent lower thanthe Perth average. The shift towards using alternativemodes of transport has reduced the carbon footprint of theredevelopment. Subi Centro was seen to have successfullybroadened social ambitions to build sustainable communitieswithin Western Australia.

Subi Centro also improved pedestrian connections allowing

residents to walk more within the community and use carsless for local trips. The streets were designed to encouragelow speed traf c and safe, convenient access for all users.These design elements of Subi Centro did result in some travelbehaviour changes and, as of 2006, walking was shown to bethe second most frequent form of transport utilised by residents.

Sustainability, density, transit oriented,mixing of land uses by Perth standardsour model has moved a series ofenvelopes and boundaries


[the residents] arewalking much more thanever outside work hoursREDEVELOPMENT AUTHORITY

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Enhance connectivity by providing well designed places that support walking, cycling, and publictransit so that residents and visitors can easily access services, activities and employmentwithout sole reliance on the private motor vehicle.

Subi Centro was designed to encourage public transport useand decrease car use. Transit-oriented development principlesformed the basis of the master planning and ensured a mix ofuses within the community, easy access to public transport,higher densities, comfortable walking environments and lesscar dependence.

The new community has the Subiaco Train Station at its centre

surrounded by a square of higher density housing allowing forthe greatest number of people to have access to the station.The AFC and Centro North precincts will add yet more densityto the heart of the redevelopment, broadening the opportunityfor people to live in easy reach of the station. For this reason,Subi Centro was viewed as the best example of transit-oriented development in Perth, if not nationally.

Direct pedestrian connections help to maintain areasonable walking distance to the station from much of theredevelopment. The continuous walking and cycle paths andthe permeable street network were achieved by retainingcontrol over the public realm. In 2005, His Royal Highness

Prince Charles visited Western Australia and toured SubiCentro to view the sustainable travel initiatives.

The mix of uses within the redevelopment has placed parks,shops and businesses within close proximity to peoples homes.The pedestrian network is viewed as high quality and safe,providing for easy local transport. Consequently Subi Centoresidents are walking much more outside of of ce hours.

The new station was felt to be beautifully designed, cleanand comfortable and that it contributed to promoting publictransport use in Subi Centro. As a commuter station it proveda remarkable success. The design quality offered a level ofconvenience, comfort and safety to commuters while still beingable to cater for large crowds heading to Subiaco Oval.

While it is not broadly acknowledged, Subi Centro hasdelivered a modal shift away from car use. The averagenumber of people catching the train per week at SubiacoStation nearly doubled from 1996 to 2006. The number ofresidents walking to work increased by almost 10 per cent,while the number of residents driving to work decreased by10 per cent.

enhanceconnectivity

Subi Centro has been a wonderfulsuccess - a case study in how wellurban planning and public transportcan work certainly there is a lot moreactivity than there used to be

GOVERNMENT

You dont get sustainabilitywithout density REDEVELOPMENT AUTHORITY

The station has been fantastic in termsof a being a commuter station, itcertainly helps with major events

INDUSTRY EXPERT



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Commuters have been known to walk up to 800 metresto access the station, often stopping at the supermarketon the way home from work. These behavioural changesdemonstrate how Subi Centro has driven a cultural shift inPerth, albeit slowly, away from car use.

One of the main focuses of the redevelopment was to improveconnections between Subiaco and the surrounding suburbs.Initially the railway was a signi cant barrier to movement.Sinking the railway created strong connections betweenneighbouring communities. Movement through the area wasviewed to have improved signi cantly and it is now mucheasier to get from Daglish to Subiaco via Subi Centro. Accessto St John of God Hospital was also greatly enhanced.Subi Centro was considered to have absolutely enhancedconnectivity in the local area.

In 2006, car ownership in Subi Centro was recorded as beinglower than the Perth average. Although sustainable travelformed an integral part of the redevelopment design principles,a clear parking management strategy was also needed. Therewas a view that the redevelopment sent mixed messages toresidents as providing garages and street parking permits wasperceived to encourage people to use their cars. While Perthrequires a cultural step-change to fully embrace alternativemodes of travel, more could have been done in Subi Centroto discourage car use. With the bene t of hindsight a closerworking relationship with the local authority and a robust parkingstrategy may have prompted further reductions in car ownership.

The dominant car culture in Perth was exacerbated in SubiCentro by the af uence of the resultant new community.People could afford to own their own cars and enjoyed usingthem. This has led to the view that a wider, richer demographicmix may have hastened the change away from the car. Othersfeel that it may be that the cultural change needed to radicallyreduce car use will take a generation. Still the local authoritycontinues to promote public transport use within the area mostrecently through the introduction of a Subi Central Area Transitbus service. Some Subiaco businesses are also offering

nancial incentives for employees to car pool providing proofthat the message of sustainable transport is slowly spreading.

You could see what was happeningwith cars, we wanted a communityusing the trains


There are still lots of people usingcars The market dynamic of the timemeans we didnt get the commutersout but over time the choice is thereREDEVELOPMENT AUTHORITY

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Promote urban ef ciency in the design and construction of infrastructure and buildings andthrough facilitating a critical mass of population and employment.

Subi Centro sought to revitalise an underutilised industrialarea in Subiaco, the heart of Perths real estate goldentriangle. The area had very little diversity, limited publicaccess and no quality open space. But there was potentialwith the train station, Rokeby Road retail strip and SubiacoOval on the doorstep. The redevelopment presented a uniqueopportunity to enhance the urban ef ciency of an inner citysuburb with excellent transport connections.

A greater diversity of housing options was provided in SubiCentro than is evident across Perth. The redevelopmentcomprises a mix of housing styles including single homes,townhouses and terraces, and apartments. It was consideredto have been innovative in approach and to have deliveredsomething new on very small lots and at multiple levels. Theredevelopment of East Perth had established the market forhigher density living and Subi Centro was able to build on thisnew housing trend. Although the housing styles were diverse,some views indicated that adaptable and accessible housingcould have been explored to enhance social diversity.

There has been a slight increase in social diversity over the

years. The majority of residents are still home owners but from2006 the numbers had dropped below the Perth average. Atthe same time people renting in Subi Centro increased to beapproximately ve per cent higher than the Perth average.The level of other tenure types like aged care was almost10 per cent higher than the Perth average, due to the St Ivesretirement village.

Subiaco Square delivered an area of higher densityapartments, increasing availability and acceptance of thishousing type which was not common in Perth at that time.By 2006, more than 1,500 people were living in Subi Centroand the redevelopment was on track to meeting its population

target of 2,000. As a result of the redevelopment the areawas experiencing some of the highest housing growth rates inPerth. A main drawcard of the housing was the close proximityto cafes, supermarkets and retail shopping. People moved toSubi Centro to enjoy the ease and amenity of urban living.

For its time Subi Centro pushed the boundaries of what wasconsidered appropriate density for the inner city living. Despitemeeting the objective to create medium density developmentSubi Centro was perceived in hindsight to be under-populated.

urban efficiency

Subi [Centro] was pioneering architects and building designers joiningin designing housing of the next typeREDEVELOPMENT AUTHORITY

We had to take account of governmentpolicy, particularly as we were withinwalking distance of the train station




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Plans for more intense development had to be tempered asat the time community and local political opposition to higherdensities was strong. The concern was that the higher densitieswere not in keeping with the existing character of Subiaco. Poorrelations with local stakeholders have continued to hamper theeffective delivery of higher densities in Subi Centro.

Prior to redevelopment, the majority of the businesses wereindustrial and only 1,700 people were employed in the area.The redevelopment had delivered an extra 90,000 squaremetres of commercial oor space by 2002 and more thandoubled the number of businesses. As a result, the primaryemployment base shifted to of ce and small businessincluding niche retail, cafes and design rms. The employmentbase is now more conducive to the inner city location andmore respectful of residential amenity. As of 2006 more than3,000 people were employed in Subi Centro.

The mixed-use community created by the redevelopmentincluded commercial, retail and residential. SecuringWoolworths as an anchor tenant in Subiaco Square providedan immediate level of urban amenity and an appropriatebookend to the specialty retail along Rokeby Road. Still somepeople felt that the redevelopment did not achieve the bestmix of uses, particularly those that encourage evening activity.

Centro Avenue was raised as an area that warranted moreretail and business diversity. It was not considered to workvery well as it is disjointed and off the beaten track. SubiacoSquare was also seen as an awkward space due to the stationvoids. More active ground oor retail along Centro Avenue andeven Roberts Road was thought to be an option for increasingactivation levels. Overall the mix and density of retailthroughout Subi Centro was not considered suf cient enoughto activate the streets.

The conict with the [local government]and community hampered progress toan extent. Its a pity we didnt achievemore densityPROJECT CONSULTANT

Id like to see small bars that peoplecould walk to that would act as reasonsfor the community to get togetherCOMMUNITY

Centro Avenue doesnt reallyencourage people to walk along itall those commercial shop fronts areclosed at night and theyre not reallyinteresting to look at during the day.

INDUSTRY EXPERT

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Promote economic well-being by meeting market demand projections, providing opportunities forlocal business and emerging industries and general employment opportunities.

To deliver a viable urban village the redevelopment neededto provide a variety of economic opportunities and communityservices. Overall, Subi Centro was viewed as having donewell in this regard. Most signi cantly Subi Centro managed tocounter the decline of Subiacos local economy. The declinewas evident in the early 1990s and characterised by a fallin employment levels in the area. Between 1990 and 1997employment in Subiaco halved from 2,000 to 1,000. Overthis same period, the number of businesses decreased fromaround 2,200 to only 1,700.

The Redevelopment Authority model gave the market suretyand government investment provided the con dence neededto attract signi cant private investment. Developers were givencertainty over what and how much they could build. Densityrequirements, building heights and plot ratios were clearlyset out in design guidelines which also, and most importantly,de ned the expected development yield.

Of ce and retail locations were carefully considered andcommercial oor space and employment targets were set. Thehigh demand for of ce space across Perth and the competitive

commercial leases offered saw a quick uptake of the oorspace provided within the redevelopment area. The offerencouraged new businesses to locate to Subiaco, revitalisingthe wider business district. By 2006, all commercial units werefully tenanted increasing of ce oor space by 90,000 squaremetres and doubling employment levels with over 3,000employees working in the area. Subi Centro was seen toprovide an alternative to working in West Perth or the city.

Similarly there was a high demand for residentialaccommodation in Subi Centro. Close proximity to the citypushed house prices above the Perth average. Today, SubiCentro remains popular with professionals wanting easy

access to the CBD, representing over 90 per cent of residents.Consequently local land values have continued to grow.

At the local level severance caused by the railway isolatedneighbouring suburbs from Subiacos retail precinct. Sinkingthe railway created a vital north-south link that was latercredited with the revitalisation of Rokeby Road. Shop ownerswere initially uneasy with the proposed retail, fearing the in uxwould negatively impact existing retail businesses. In actualfact the redevelopment sparked a retail renaissance at thenorthern end of Rokeby Road.

economicwell-being

The whole of Subiaco [before theredevelopment] was going downhill,there was no further developmentoccurring it had a limited amount tooffer besides the pub


There was no more growth possiblein Subiaco GOVERNMENT



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Conversely there was less consensus over whether a thrivingbusiness community was created within the redevelopment.Low residential densities and an awkward mix of retail weresaid to be contributing factors. The thought was that SubiCentro would have been more vibrant with more people andmore retail. The redevelopment may also have bene tedfrom having exible spaces, say on the ground oor of of cebuildings, to foster small galleries and specialty retail.

There are mixed opinions about how well Subiaco Squareworked. Despite the presence of anchor tenants likeWoolworths and Cafe Caf, retail in the precinct has struggled.The existing niche retail and the lack of a bustling nighteconomy has hampered activity within Subiaco Square andresulted in a high turnover of businesses. The con guration ofthe station itself also causes problems. The ventilation holesprevent the square from being used for community events andthe trains can be noisy, which interferes with the amenity ofthe area. There was always going to be a trade off betweenhaving a naturally ventilated station and a fully functioningpublic square.

The retail arcade off Subiaco Square is not considered to beproperly activated. The arcade currently leads to a dead endso people are not drawn through. This presents a dif cultenvironment for retailers beyond the anchor stores to thrive.The build out of Centro North at the other end of the arcadeshould help improve the situation. The development will createa connection between the station and St John of God Hospital,acting as a prominent thoroughfare and attracting people tothe arcade.

Local economic well-being has beenan interesting struggle, the locationof commercial ofces impacts on thesuccess of retail and retail survives withhigher densityCOMMUNITY

[Subiaco Square] is not a greaturban space

INDUSTRY EXPERT

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Promote social inclusion by requiring diverse and affordable housing and by supportingcommunity infrastructure, activities and opportunities for visitors to socialise.

Allowing for all people to access and feel comfortable ina place means universal access, social and affordablehousing and stakeholder engagement. In delivery, however,there was some thought that the redevelopment fostered amonoculture. The majority of residents were professionalswith high incomes and there were low numbers of familieswith children living in the area. However, Subi Centro wasnot entirely homogenous. The proportion of households whospeak a language other than English at home was almost

double the Perth average.

Subi Centro boasted greater housing choice than wasgenerally seen throughout Perth, however, the success ofthe redevelopment was not without consequence and highhouse prices resulted. The challenge then faced was how tomake Subi Centro accessible to all when house prices madeit unaffordable to lower income groups. To combat this, and asthe redevelopment was partly funded by the Building BetterCities program, Subi Centro had a remit to provide social andaffordable housing. The redevelopment sought to achieve thisthrough speci c government housing projects, joint venturesand developer bonuses.

Delivery of affordable housing in Subi Centro was initiallyhampered by a lack of clarity in the planning framework. Whileaffordable and social housing was a planning concern, at thetime there was very little knowledge about how to implement itand a policy outlining mandatory targets was not adopted until2010. So far, 33 affordable and social housing projects havebeen delivered across Subi Centro including shared equityhousing, aged care and special needs developments. A largeportion of the affordable and social housing in Subi Centrowas delivered before mandatory targets were set.

A reasonable amount of social or affordable housing wasconsidered to have been delivered in Subi Centro. Theredevelopment was viewed to have done no worse than mostand better than some in provision of affordable and socialhousing. Subi Centro was by and large viewed as havingdelivered a credible effort against a backdrop of considerablecommunity opposition. The affordable and social housing thatwas delivered gave Subi Centro a richer demographic mix,however, the provision of more social and affordable housingshould be an area of future focus.

socialinclusion

It is a bit of a myth that theres noaffordable housing in Subi its there it should be promoted more extensivelyPROJECT CONSULTANT

There is a little bit of affordable housing

there but having a diverse offer forresidents is really important

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Ensuring Subi Centro was universally accessible was a keyaspect of social inclusion and Subi Centro was awardeda Commendation in the Accessible Communities Awardsin 2004. Public spaces were designed according to the

Australian standards for disability access and the DisabilityServices Community Reference Group from the localauthority also had input. Universal access within Subi Centrowas considered to be highly exceptional. The ability of theredevelopment to sustain focus and pay attention to detailwas clearly expressed through the universal access initiativesintegrated into Subi Centro. Details including the set of thecurbing against the roadway, colour coded and textured road

and footpath surfaces, level access crossings and voiceactivated lifts brought Subi Centro above national standardsfor universal access.

The local authority originally agreed to the formation of aredevelopment authority because it was regarded at thetime as the most effective means to redevelopment. Theredevelopment authority model allowed decisions to be madewithout the need to consult and hence potentially speeding upthe process. However, the freedom to act came at the cost ofsupport from local stakeholders. The relationships betweenthe Authority, the local government and the community weredescribed as compromising ambitions of the project. The

burden of these relationships caused the Authority a lossof early momentum and energy. Stakeholder acceptance ofpublic art was also contentious. The implementation of thepublic art program was thought to be rushed and some feltthat the suitability of works to the public realm and ongoingcost were not always well considered. A longer term viewthat considers the handover of responsibilities to the localgovernment is necessary to ensure support.

Problems with stakeholders might have been fewer if the Authority had been better at sharing the vision. Communityopposition to increased densities is a good example. The

Authority didnt give the community ownership or understandingof the vision and as a result the community did not accept theproposal. Social inclusion should extend to repeat involvementof community to help them own the vision. Local representationis critical to success and should be a founding principle. The

Authority made many efforts at mending those relationships withvarying degrees of success. Improved relationships between allparties, with shared ambitions for the project, was found to beessential in urban redevelopment.

In a genteel community, we are notamenable to the exercise of despoticpowers (we see it) as the job of theplanners to develop vision sensitively,a vision shared by the communityREDEVELOPMENT AUTHORITY

I dont think the SRA was disingenuousabout telling the community what wasgoing to happen and it is unfortunate thatit has gotten to this low level of debateINDUSTRY EXPERT

Its about bringingthe community

forward withthe vision and

explaining why thisis not threatening


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You have to do the planning hard yardsSubi Centro was designed as a medium-density mixed-usecommunity offering a good standard of living and urban amenity,the opportunity to work within walking distance of home andready access to public transport. Redevelopment successstemmed partly from the Authority having done the planninghard yards and taking a multi-disciplinary approach that reallythought about how people would live in the new community.

Subi Centro learnedfrom East Perth but hasdone it much better


Despite suggestions that the redevelopment did not quiteevolve into the urban village initially envisaged, the Authoritydid deliver on its vision of reconnecting Subiaco. Subi Centrowas seen as having built on the lessons learnt at ClaisebrookVillage, particularly around revitalised local economy. SubiCentro provides a good model of medium-density living,beautiful public spaces, greater diversity and choice. Overall,there was broad support for the existence and abilities ofredevelopment authorities and a strong belief that they get the

job done.

Sense of Place

It does need time to settle in suchexquisite newness


The redevelopment created a picturesque and comfortableenvironment, with a beautiful built form and exceptionalopen spaces, which feels safe. Industrial heritage has beenpreserved through aspects including thoughtfully integratedpublic artworks, street names and a photographic history of

the area.Subi Centro still lacks the required activation levels to bedescribed as vibrant, yet is seen by many to be developingan individual sense of place. However, the redevelopmentis young and still settling into its new identity. Subi Centrohas done reasonably well in fostering a sense of place. Thekey lesson here was the need for greater density and placemanagement to ensure activation.

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Environmental Integrity

(SRA has) done an outstanding job ofenvironmental remediation

PROJECT CONSULTANT

Theres a widely held perception that the redevelopmentperformed exceptionally well at enhancing environmentalintegrity. Subi Centro achieved very high environmentalstandards for urban redevelopment through its remediationactivities, master planning and building practices. Energy

ef cient building design, incorporation of water sensitive urbandesign principles and the planned application of cutting edgeclean technologies have all enhanced the environmentalintegrity of the redevelopment.

Enhanced Connectivity

Providing parking for two carsencourages people to use their carsINDUSTRY EXPERT

Subi Centro performed exceptionally well in enhancingthe connectivity throughout Subi Centro and creating atransit-oriented development. The redevelopment enhancedconnectivity both on a very local, near local and metropolitanscale. On the very local scale connectivity is assisted by the

green spine a high quality pedestrian environment thatfeels safe to be in and encourages residents (and visitors)to actively use the space. Locally the improvednorth-south connections revitalised Rokeby Road andprovided connections between Subiaco and the neighbouringsuburbs of Daglish, Jolimont, Leederville and Wembley. At themetropolitan scale the redevelopment resulted in many morepeople catching the train into Fremantle and Perth. While carswere still dominant in Subi Centro their use had decreasedand use of alternative transport had increased.

The key lesson is that a comprehensive strategy is needed toreduce car use. Benchmark developments around the world

are beginning to unbundle parking from housing, providing forthe car free household. Removing minimum residential parkingrequirements may nally encourage Perth residents to morefully adopt alternative transport and drop the car.

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Urban Ef ciency

If it is an urban village, then it needs tobe a very crowded placeCOMMUNITY

The Authority performed reasonably well in promoting urbanef ciency, successfully transforming a light industrial estateinto a medium-density mixed-use development. Subi Centrowas under-populated and this hampered the delivery of urbanef ciency. Subi Centros performance in delivering greater

density must be considered against a backdrop of entrenched,well-organised, community opposition. The key lesson here isthat greater density is needed to promote vibrancy.

Economic Well-being

Local economic well-being has been aninteresting struggle

COMMUNITY

Overall, Subi Centro was viewed as having done reasonablywell at promoting local economic well-being. The level ofeconomic well-being that was achieved varied at differentscales. At the macro scale, Subi Centro was a nanciallysuccessful project, attracting signi cant private sector

investment with local land values continuing to grow. Theredevelopment has shown a good return on investment forboth public and private investors.

At the local level redevelopment of Subi Centro has revitalisedRokeby Road and increased business diversity in the area. Atthe micro level, however, the vibrancy of Subiaco Square wasconsidered to be lacking and economic well-being within theredevelopment struggled.

The key lessons here were that greater local densities, abetter mix of retail and of ce space and a more vibrant mixof business types were necessary to promote economicwell-being. Ongoing place management over some retailspaces could have allowed delivery of retail businesses with abroader appeal, helping to foster vitality.

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12188 36279 Subi Centro a Case Study in Urban Revitalisation

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Transcript of 12188 36279 Subi Centro a Case Study in Urban Revitalisation