3 MASTER PLAN...station, the Westfield shopping centre and the Civic Precinct. 3. It would activate...

Hurstville City Centre - Concept Master Plan - Government Architects Office - December 20042 42 42 42 42 4

MEMORIAL SQUARE

FOREST RD

ORMONDE PDE

STATIONENTRY

ADDITIONAL

STATION

ENTRY

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ARCADES WESTFIELDARCADE

FUTURE

ROAD

UNDERPASS

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UPPER SQUARE

POSSIBLE LOCATION

OF NEW CENTRAL PARK

3.1 Key Design Principles1 To Create a New Bus InterchangeA new bus interchange is proposed to beestablished at the Woodville Street extension toForest Road. The new bus interchange will cater forbus services operating on the northern side of theHurstville Railway Station. The Ormonde Parade busservices will remain unchanged.

The new interchange will replace the existing busstops in Forest Road. The Woodville Streetinterchange will service all 26 return busmovements per hour into Hurstville from the northand west and 6 return bus movements per hourfrom the east. Buses will be circulating around theWestfield Hurstville shopping centre unchanged anddrop off and pick up passengers in Crofts Avenueand in Cross Street.

The new interchange has major advantages overthe current bus arrangement:

1. It is on this same level as the railwayconcourse allowing continous level pedestrianconnection to the railway station.

2. It is set on a flat plateau in the centre ofHurstville CBD activities, between the railwaystation, the Westfield shopping centre and theCivic Precinct.

3. It would activate surrounding businesses andcreate opportunities for new arcadesconnecting with the new park and civicprecinct.

4. Absence of heavy bus movement on ForestRoad reduces noise and visual barriers.

3 MAS3 MAS3 MAS3 MAS3 MASTER PLANTER PLANTER PLANTER PLANTER PLAN

2 To Create a New Civic PrecinctCurrently there is no Civic Plaza in Hurstville thatencourages the community to gather. A new CivicPrecinct is therefore proposed on Council’s existingsite. The proposal is to remove the existing CouncilChambers and generate a Civic Park alongside DoraStreet, between MacMahon Street and Queens Road.New buildings are proposed along Queens Roadincorporating commercial space with a new Councilbuilding at the Park Street end of the site. Council’sEntertainment facilities will be incorporated within acommercial building. The existing museum isretained and a smaller commercial building is locatedalongside it, including two floors of communityfacilities that can flow on to the Civic Park. The sizeand location of this site provides significant potentialfor an underground public carpark that willsubstantially increase the public parking capacity ofthe City Centre. The Civic Precinct will be carefullyplanned to maximise solar access to public spaces,to provide a series of pedestrian routes through thesite that will give an interesting quality to the publicdomain.

The whole development of the Civic Precinct willdemonstrate leadership in environmentallysustainable development. There will be a ‘greening’ ofthe public spaces integrated with a water sensitive urbandesign approach. Energy systems will demonstrate bestpractice in resource conservation. The Civic Precinctwill demonstrate the leadership of Hurstville CityCouncil in defining a new approach to town centresin the metropolitan area of Sydney.

3 To Improve North-South ConnectionsHurstville City Centre is cut into two by the railwayand its associated development. It is very dif ficult tofind the way from north to south.

Three direct new pedestrian connections areproposed between Forest Road and OrmondeParade.

At Woodville Street, a new pedestrian on grade linkis provided between the bus interchange and therailway station. This connection links directly to thenew rail concourse area, the ticket office and theshopping arcade on the redeveloped Super Centresite. This is the most direct and convenient way toenter the railway station from Forest Road and thebus interchange in Woodville Street.

The new arcade will offer a safe environment tocommuters and shoppers and will have natural lightfiltering to its interior. The arcade will be lined withshops and local service outlets. The existingescalator access from Forest Road will be upgradedand the new concourse level northern facing squarewill be established above the Memorial Square aspart of the future redevelopment of the SuperCentre. The square will have stairs and a liftconnecting the Forest Road level with the railconcourse.

4 To Improve Railway Station AccessPublic transport has played an important role in thedevelopment of Hurstville City Centre. There hasbeen substantial growth in rail patronage on theIllawarra line over recent years. Hurstville Station isone of the top ten stations on the CityRail network.Thousands of commuters use Hurstville stationevery day. The Illawarra line in 1997 has achievedthe highest patronage of all rail lines in metropolitanSydney.

The station access needs to be improved to caterfor increasing future demand in passenger numbers.The proposed future improvements are as follows:

1. The enlargement of the concourse area tooffer dual access points one from theWoodville Street bus interchange area andthe other from the Memorial Square end

2. To develop a new entry point to the railwaystation adjacent to the Woodville Street businterchange that is on the same level as thebus interchange and on the same level asOrmonde Parade to the south

3. General improvements to the soffits andlighting

4. Improved existing access from Forest Roadvia new escalators and lifts

5. Upgraded shopfronts, passageways andarcades and better mix of retail


5 To Create A New Sequence of Public SpacesAs Hurstville is a “Town on the Hill” it is difficult toplan a single large public space that the town canrelate to. Like hill towns around the world, publicspaces are likely to be a series of flowing arcades,public squares and pocket parks that are linkedalong the contours.

The Master Plan proposes a series of squares andlinking arcades that wrap around the higher contourlevels from the station to the current Council’s CivicCentre. These public spaces will have a variety ofcharacters. Some will be quite urban with hardpaving while others will be softer with grass andtrees. The ultimate location of the network of publicspaces will be determined by Council’s ability tonegotiate with various property owners.


6 To Establish Parks, Green Gateways and StreetTreesThe greening of Forest Road and key gateways willre-establish Hurstville as the most liveable centre insouthern Sydney. Street trees play an important rolein strengthening urban amenity and visual quality.They make urban environments more legible andimprove microclimates by reducing temperatures insummer. Trees provide aesthetic benefits in terms ofform, colour, foliage, flowers etc. Street trees alsovisually soften building frontages in key locations inthe peripheral areas of the CBD where the hardedge definition of street edges is not required. ForestRoad already has an excellent green edge alongparts of the commercial development between PearlStreet and Gloucester Road.

Street trees are proposed in Forest Road along theSRA landholding, in the block between CarringtonAvenue and Gloucester Road and from the AMCORsite to Rose Street. A street tree master plan willensure that the selection of tree species isundertaken giving appropriate consideration to solaraccess, height, aesthetic features and functionalrequirements. Spacing should aim to achieve aclosed canopy effect when mature, providingmaximum shade to paved surfaces. The master planalso proposes creation of three gateway parks: at thejunction of Forest Road and the AMCOR site, on thetriangular area at the junction of Treacy Street andForest Road and at the junction of Queens andForest Roads. Each of these parks can have itsdistinct character and cater for passive recreation.

7 To Simplify the Traffic SystemAt present Forest Road suffers from trafficcongestion caused by frequently stopping busesand is cluttered with bus shelters making thefootpaths crowded.

Once the new bus interchange is established, adetailed traffic study will be undertaken includingForest Road. A number of options will beconsidered, including the possibility to open ForestRoad for two-way traffic. Local buses will be able touse Forest Road to cater for passengers in theeastern part of the CBD. The existing bus stops inthe centre of Forest Road will be relocated to thenew bus interchange in Woodville Street.

Forest Road will become an attractive central spinefor shopping, celebrations, markets and outdooreating. The street will have indented short-stopparking bays and spaces for ‘al fresco’ dining. Thelandscape character in the street will be of highquality paving and seating, attractive lighting anddeciduous, small scale street trees allowing themaximum sun access in winter. The street will caterfor the shoppers, visitors and local residents ofHurstville as a place of destination.

The resulting outcome will be that the traffic flow inthe CBD will become more permeable and thecentre will offer a greater accessibility and legibilityfor motorists visiting Hurstville to shop and to dobusiness.

Opportunities have been identified for increasedpublic carparking on the periphery of the City Centrewhich will provide access to key destinations, whileminimising City Centre traffic congestion.


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Road character with

tree planting and

improved paving

Strengthen Forest Road

with tree planting

Potential green

gateway

Potential development

above railway

New railway station entry Green setback to allow for

connection through to Forest Rd

Future public square

Improved pedestrian access

through to Allawah Station

Potential development of

under-utilised railway land

for employment/ residential

and commercial uses

Green setback

New Public Parking

URBAN/CORE

CITY CENTRE

Improved pedestrian access

to Aquatic Centre and King

Georges Road

Develop restaurant

precinct

Public park within new

Civic Precinct

Redevelopment potential

for homemaker showrooms

Shared way

Increased Public Parking

Business incubator area

Potential mixed development

including increased public parkingWidening of Treacy Street underpass

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Re-align Crofts Avenue

New arcades

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Possible locations of new

central park

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Improved Railway Station Access

Green Gateways, Parks and Street Trees

New Bus Interchange

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KEY DESIGN PRINCIPLES

50 100 m

Easier Traffic System

5New Sequence of Public Spaces


This Master Plan drawing demonstrates the keyplanning design principles that underpin Hurstville’snew look. The numbers relate to the principlesoutlined on previous pages in this Master Plan. ThePlan also shows potential development lands, thebusiness incubator area and a number of detailedissues that evolved through the Master Planningprocesses.


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Major Redevelopment Site

MASTER PLAN

50 100 m

Improved Pedestrian Connections and Squares

New and Improved Parks Reinforce Street Tree Planting

New Station Entrance

New Bus InterchangeBusiness Incubator Area

Potential Mixed Use Development

Including Increased Public Carparking

Area to be Investigated for Increased

Commercial Development

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WESTFIELD SHOPPING CENTRE

HURSTVILLECOUNCIL

MEMORIAL SQUARE

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POSSIBLE LOCATIONS

OF CENTRAL PARK

FUTURE HOME MAKERS

SHOWROOM


3.2 Master PlanThe Master Plan aims to provide a series of publicspaces and improve pedestrian connections andcreate new public squares. This will give Hurstvillethe character of a hill town with attractive arcadesand public walkways connected to public squares.Improved parklands will also be incorporated in thescheme along with a reinforcement of street treeplanting.


WESTFIELD SHOPPING CENTRE

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FUTURE

CIVIC PARK

POSSIBLE LOCATIONS

OF FUTURE CENTRAL PARK

MEMORIAL

SQUARE

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UNDERPASS

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HURSTVILLE

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ARCADE

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SQUARE

MASTER PLAN: URBAN CORE

50 100 m


3.3 Master Plan: Urban CoreThis plan shows in more detail the proposedsequence of public squares, parks, arcades andlaneways and the relationship between them. Thesepublic spaces constitute a strong and attractivepublic domain framework for Hurstville City Centre.


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Area to be Investigated for Increased

Commercial Development


3.4 Encouraging Improvements inHurstville CBDHurstville supports the principle of mixed useactivities in order to be a lively centre that offers avariety of opportunities and ensures surveillance forour residents both day and night. It also has thepotential to provide more commercial and other jobopportunities for its surrounding catchmentpopulation. In the last 10-15 years most of the newdevelopment in the CBD has been residentialapartments.

Steps need to be taken to ensure this imbalance isredressed.

Hurstville CBD has a number of advantages thatmake it an ideal location for commercialdevelopment:

- High rate of train usage on a well patronised line- 1000 bus movements per day in the CBD- Strong retail, restaurant and food sectors- Excellent proximity to Sydney Airport, M5 and PortBotany- Large skilled workforce catchment in southernSydney and the Illawarra

Commercial FocusNew commercial development should be focused inthe central part of the CBD so there is good accessto public transport and so it can be sympathetic toexisting retail and other services.

It is desirable to group the significant buildings inthis central location to reinforce the identity andvitality of the CBD.

Height LimitsAn area (highlighted on the plan) has been identifiedby Council for review of building controls.

The review should be undertaken to:

- Examine the viability of increased commercialdevelopment in this area- Attract commercial development to this area- Ensure employment opportunities are maximised- Ensure commercial development complements thenew public infrastructure and facilities

This might require a different amalgamation pattern,or some increase in density and/or height of newbuildings. Any such increases would be limited tocommercial floor space and should not be availablefor residential uses.

The existing controls could continue to apply toresidential proposals. To provide certainty to thecommunity about the review of height controls, anupper limit of 16 storeys for any individual buildingin the central commercial core is proposed. Noreview of building height or density is proposedoutside the central CBD core.

Any increase in development potential forcommercial uses in the central core would beconditional on there being no detrimental impact onpublic spaces, including solar access and windtunnel effects. The increase could also be madeconditional on there being some material benefitback to the community by way of the provision ofsome community facility or service or by way of acontribution to the provision of the publicinfrastructure identified in this Master Plan.

Super CentreAny redevelopment of the Super Centre is expectedto include an upgrade of the station and improvedaccess to the concourse. This is a unique site inHurstville, with air space development on one of themost prominent and accessible sites in the CBD. Areview of planning controls for this site will beundertaken to facilitate a quality building outcome aswell as the infrastructure and access improvementsthe centre needs.


Value CaptureMany State Government agencies and LocalGovernment bodies are currently examining ways ofensuring that profits from increases in developmentpotential are shared between the land owner/developer and the community. This is often referredto as ‘value capture’.

The “Old” WayThe funding of new infrastructure by LocalGovernment has traditionally relied on the receipt,by developers, of up front levies resulting from newdevelopments via the traditional Section 94contributions.

These contributions are broadly restricted to threeareas namely:- Capital costs, including land acquisition costs- Existing public facilities that are Council’sresponsibility- Public facilities that are needed as a consequenceof new development.

This mechanism has had its limitations both from atiming perspective as well as from a public benefitperspective especially when it is considered that inthe majority of cases the contribution is imposed byway of a condition of development consent and cantake numerous forms, namely:

- Dedication of land free of cost;- Monetary contribution; and or- Material public benefit

A “New” AlternativeA potentially more beneficial approach is theimposition of Developer Levies that are based onthe value capture of a development. This is basedon the extra value attributed to a development as aresult of added floor space or density and effectivelyrepays to the community part of the additional valuethat the site returns to the developer.

In other words, the developer returns a portion ofthe “profits” of the development to the community.

Unlike Section 94 contributions, this “value capture”approach provides local authorities with funds toenable public infrastructure to be developed,unhindered by the time, location or type ofdevelopment stipulated by Section 94 contributions.

This arrangement appears to have the dual benefitof providing equity and funding to the communitywhilst contributing to the structured development ofkey precincts by identifying sites that are able toabsorb the additional space which developers andlocal authorities can use to lock in the value captureprocess.

Hurstville Council is currently investigating thefeasibility of implementing a value capturemechanism in the Hurstville CBD to fund thecommunity facilities and infrastructure identified inthis Master Plan.


3 MASTER PLAN...station, the Westfield shopping centre and the Civic Precinct. 3. It would activate...

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