Crime Prevention Through Environmental Design (CPTED ... · Development Pty Ltd to undertake a...

Crime Prevention Through Environmental Design (CPTED) Assessment

Lachlan’s Line Prepared by Urbis on behalf of Greenland

June 2016

© Urbis Pty Ltd ABN 50 105 256 228 All Rights Reserved. No material may be reproduced without prior permission. You must read the important disclaimer appearing within the body of this report. URBIS Australia Asia Middle East urbis.com.au

URBIS STAFF RESPONSIBLE FOR THIS REPORT WERE:

Director Susan Rudland

Consultant Sidonie Roberts

Job Code SSP13316

Report Number Final

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL EXECUTIVE SUMMARY i

Executive Summary ................................................................................................................................... iii

1 Introduction ...................................................................................................................................... 1

1.1 Aim of this report ................................................................................................................................ 1

1.2 Methodology ...................................................................................................................................... 2

1.3 Site context ........................................................................................................................................ 3

1.4 The proposal ...................................................................................................................................... 4

2 Policy Context .................................................................................................................................. 7

2.1 City of Ryde 2025 Community Strategic Plan (2013) ........................................................................ 7

2.2 City of Ryde Development Control Plan (2013) ................................................................................ 8

2.3 City of Ryde Crime Prevention Plan 2011-2014 (2011) .................................................................. 10

2.4 City of Ryde Graffiti Action Plan (2013) ........................................................................................... 11

2.5 Implications for the Proposed Development .................................................................................... 11

3 Demographic Profile of the Local Community ........................................................................... 12

3.1 Introduction ...................................................................................................................................... 12

3.2 People .............................................................................................................................................. 12

3.3 Age................................................................................................................................................... 12

3.4 Aboriginal and Torres Strait Islander people ................................................................................... 12

3.5 Country of birth ................................................................................................................................ 13

3.6 Education ......................................................................................................................................... 13

3.7 Occupation ....................................................................................................................................... 13

3.8 Employment ..................................................................................................................................... 13

3.9 Relative advantage .......................................................................................................................... 14

4 Population Projections ................................................................................................................. 16

5 Crime Profile .................................................................................................................................. 17

5.1 Crime statistics ................................................................................................................................ 17

5.4 Implications for the proposed development ..................................................................................... 23

6 Consultation with Local Stakeholders ........................................................................................ 24

6.1 Ryde LAC Crime Prevention Officer ................................................................................................ 24

7 CPTED Assessment and Recommendations ............................................................................. 25

7.1 CPTED Principles ............................................................................................................................ 25

7.2 CPTED Assessment ........................................................................................................................ 25

8 Conclusion ..................................................................................................................................... 32

Disclaimer................................................................................................................................................... 33

FIGURES:

Figure 1 – Site location .................................................................................................................................. 3

Figure 2 – Concept plan of proposed development ...................................................................................... 5

Figure 3 – Population age breakdown ......................................................................................................... 12

Figure 4 – Income distribution ..................................................................................................................... 14

Figure 5 – Crime hot spots .......................................................................................................................... 19

TABLES:

Table 1 – CPTED Principles .......................................................................................................................... 1

ii EXECUTIVE SUMMARY URBIS

LACHLAN'S LINE CPTED ASSESSMENT_FINAL

Table 2 – Relevant provisions from the DCP ............................................................................................... 8

Table 3 – Aboriginal and Torres Strait Islander People .............................................................................. 12

Table 4 – Country of birth ........................................................................................................................... 13

Table 5 – SEIFA Results for Ryde LGA ..................................................................................................... 15

Table 6 – Population projections for the area by age 2011-2031 .............................................................. 16

Table 7 – Crime rates per 100,000 people ................................................................................................. 17

Table 8 – Crime trends (2010-2014) .......................................................................................................... 18

Table 9 – CPTED Principles ....................................................................................................................... 25

Table 10 – Demographic summary table ...................................................................................................... 2

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL EXECUTIVE SUMMARY iii

Executive Summary

Urbis Social Planning has been commissioned by Greenland (Sydney) Lachlan’s Line Memorial Park Development Pty Ltd to undertake a Crime Prevention Through Environmental Design (CPTED) Assessment for the proposed Lachlan’s Line mixed-use development in North Ryde, NSW.

A CPTED Assessment is an independent specialist study undertaken to identify and analyse potential improvements to design which may help to reduce crime and anti-social behaviour as per NSW Government best practice guidelines.

THE PROPOSAL

The Development Application (DA) seeks approval for the Lachlan’s Line mixed use development in North Ryde.

POLICY REVIEW

The policy review identified that the priorities for crime prevention in the Ryde LGA are ‘steal from persons’, ‘steal from retail’, ‘steal from motor vehicle’ and ‘malicious damage to property’.

DEMOGRAPHIC PROFILE

The demographic profile of the 2km Study Area indicates that there is a high proportion of young professionals, family households and CALD residents in the local area. There is also a relatively high level of educational attainment and household income. Finally, there is a relatively low rate of unemployment.

CRIME PROFILE

The crime profile of Ryde LGA indicates that there are no major crime hot spots in close proximity to the proposed development. LGA-wide crime rates indicate that the focus of the CPTED Assessment should be on preventing ‘malicious damage to property’, ‘steal from retail store’, ‘motor vehicle theft’, ‘steal from motor vehicle’ and ‘break and enter dwelling’.

CONSULTATION

Identification of existing crime issues was sought from the City of Ryde and the Ryde Local Area Command Crime Prevention Officer. The City of Ryde was not available for comment. Feedback provided by the Ryde LAC included:

There are no key hot spots for crime in the local area

Break and enter incidents occur, but nothing out of the usual within the LGA

Traffic is the biggest issue affecting peoples’ safety

Car parking and residential storage areas should be the focus of crime prevention measures in the new development (e.g. CCTV, lighting, security personnel and safety points).

CPTED ASSESSMENT

Potential risk areas which should be the focus of design mitigations include:

Spine Street and Epping Road

Public Plazas

iv EXECUTIVE SUMMARY URBIS


Entry and exit points (including entry/exit between residential and commercial areas and public and service areas)

Car parking areas

Construction areas.

Recommendations have included access control measures (doors, barriers), active surveillance measures (CCTV, security), adequate lighting, adequate wayfinding and security signage, and use of appropriate landscaping and materials.

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL INTRODUCTION 1

1 Introduction

Urbis Social Planning has been commissioned by Greenland (Sydney) Lachlan’s Line Memorial Park Development Pty Ltd to undertake a Crime Prevention Through Environmental Design (CPTED) Assessment for the proposed Lachlan’s Line mixed-use development in North Ryde, NSW.

1.1 AIM OF THIS REPORT

A Crime Prevention Through Environmental Design (CPTED) Assessment is an independent specialist study undertaken to identify and analyse potential improvements to design which may help to reduce crime and anti-social behaviour as per NSW Government best practice guidelines. These guidelines include four principles for assessment as outlined in Table 1 below.

TABLE 1 – CPTED PRINCIPLES

N PRINCIPLE DEFINITION

1 Natural

Surveillance

Involves maximising opportunities for passers-by or residents to observe what happens in

an area (the ‘safety in numbers’ concept). This highlights the importance of building layout,

orientation and location; the strategic use of design; landscaping and lighting. Natural

surveillance is a by-product of well-planned, well-designed and well-used space. Higher

risk locations can also benefit from organised surveillance, which involves the introduction

of formal measures such as on-site security guards or CCTV.

2 Access

control

Control of who enters an area so that unauthorised people are excluded, for instance, via

physical barriers such as fences, grills etc.

3 Territorial

reinforcement

/ownership

People are more likely to protect territory they feel they own and have a certain respect for

the territory of others. This can be expressed through installation of fences, paving, signs,

good maintenance and landscaping. Territoriality relates to the way in which a community

has ownership over a space.

4 Space

management

Ensures that space is appropriately utilised and cared for. Space management strategies

include: activity coordination (i.e. having a specific plan for the way different types of

activities are carried out in space), site cleanliness, rapid repair of vandalism and graffiti,

the replacement of burned out lighting and the removal or refurbishment of decayed

physical elements.

Source: Crime prevention and the assessment of development applications, NSW Government Department of Planning, 2001

As stated by the NSW Government, CPTED aims to influence the design of buildings and places by:

Increasing the perception of risk to criminals by increasing the possibility of detection, challenge and capture

Increasing the effort required to commit crime, by increasing the time, energy or resources which need to be expended

Reducing the potential rewards of crime, by minimising, removing or concealing “crime benefits”

Removing conditions that create confusion about required norms of behaviour.1

This report assesses CPTED principles against the design of the proposed development. Where crime risks are identified, the report makes recommendations in accordance with professional standards and statutory obligations.

1 NSW Government Department of Urban Affairs and Planning (now the Department of Planning) Crime prevention and the

assessment of development applications, 2001

2 INTRODUCTION URBIS


1.2 METHODOLOGY

The following key stages and tasks have been undertaken as part of this CPTED assessment.

Stage 1: Policy Review

NSW Government CPTED Guidelines

City of Ryde 2025 Community Strategic Plan

City of Ryde Development control Plan (DCP)

City of Ryde Crime Prevention Plan 2011-2014

City of Ryde Graffiti Action Plan 2014-2016.

Stage 2: Context Analysis and Crime Profile

Site visit

Community profile – development of the demographic profiles of the current and future population of the 2km Study Area and City of Ryde LGA.

Crime data – review of crime statistics to identify potential local crime issues.

Telephone interview – with the Ryde LAC Crime Prevention Officer to identify potential issues, impacts and mitigations. Council was also contacted on several occasions but was not available for comment.

Stage 3: CPTED Assessment and Recommendations

Identification of potential crime risks associated with the proposed development

Identification of potential mitigation measures.

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL INTRODUCTION 3

1.3 SITE CONTEXT

The subject site is located at 25-27 Epping Road, Macquarie Park, as identified in Figure 1 below.

The development application refers to the subject site as Lot 104 and Lot 105 of Lachlan’s Line, North Ryde. Lot 104 and Lot 105 are on the unregistered plan of subdivision of Lot 101 DP1131776. Registration will occur in the later part of 2016.

The subject site has an area of approximately 2.4 hectares and is located to the west of the North Ryde Train Station. The site has frontage to Epping and Delhi Roads and is bordered to the west by commercial development and to the east by the M2 Motorway.

The site is cleared for development. Existing access to the site is via Waterloo Road and Wicks Road, a driveway off the M2 Motorway access road located 150m north of the intersection at Delhi Road, and a driveway off Epping Road.

FIGURE 1 – SITE LOCATION

Source: Bates Smart, 2016



1.4 THE PROPOSAL

The Development Application (DA) seeks approval for a proposed mixed-use development, including:

900 residential units

A supermarket

Two public plazas

A retail high street

A community centre

Three levels of basement.

Figure 2 overleaf shows a snapshot of the development concept plans. Please see Appendix B for full concept plans.

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL POLICY CONTEXT 7

2 Policy Context

This section provides a review of relevant City of Ryde policy documents, including:

City of Ryde 2025 Community Strategic Plan

City of Ryde Development control Plan (DCP)

City of Ryde Crime Prevention Plan 2011-2014

City of Ryde Graffiti Action Plan 2014-2016.

2.1 CITY OF RYDE 2025 COMMUNITY STRATEGIC PLAN (2013)

The City of Ryde 2025 Community Strategic Plan (2013) establishes the overall direction for long term planning for the City of Ryde. Its vision is for “The City of Ryde: the place to be for lifestyle and opportunity”.

Under this vision sit seven outcomes of:

A city of liveable neighbourhoods

A city of wellbeing

A city of prosperity

A city of environmental sensitivity

A city of connections

A city of harmony and culture

A city of progressive leadership.

A City of Liveable Neighbourhoods includes “a range of well-planned clean and safe neighbourhoods, and public spaces, designed with a strong sense of identify and place”.

Goal 1 under this outcome is that “all residents enjoy living in clean, safe, friendly and vibrant neighbourhoods”.

Two of the three strategies to achieve this are:

To create welcoming neighbourhoods that are inviting, safe and enjoyable

To support a variety of uses and activities in our neighbourhood, which contribute to a desirable lifestyle.

In catering to population growth and changing demographics, the Plan recognises the importance of maintaining local identity, protecting heritage and encouraging urban design which provides safety and accessibility for everyone.

The City of Connections outcome recognises access to, from, and within the City of Ryde by providing safe, reliable and affordable public and private transport and communication infrastructure.

Goal 1 under this outcome is “our residents, visitors and workers are able to easily and safely travel on public transport to, from and within the City of Ryde”.

8 POLICY CONTEXT URBIS


2.2 CITY OF RYDE DEVELOPMENT CONTROL PLAN (2013)

The City of Ryde Development Control Plan – North Ryde Station Precinct (2013) provides development controls for this area. The aim of this plan is to achieve the vision for the Precinct as a vibrant community and as a place to live, work and visit. The vision seeks to:

Maximise public transport patronage through the appropriate placement of compatible land uses and improvements in accessibility and connectivity through the Precinct and to North Ryde Station.

Represent ‘place making’ through activation of the space, creation of a destination and creation of identifiable landmarks, including an appropriate mix of uses and community facilities.

Create communities that are well connected to employment areas via public transport, pedestrian and bicycle links.

Create integrated open space and public domain spaces encouraging their use and activation by key buildings.

Create liveability through innovation, leading edge design and sustainability.

Provide a logical extension of urban areas for employment, residential, retail and commercial land uses.

Relevant sections of the DCP are summarised in Table 2 below.

TABLE 2 – RELEVANT PROVISIONS FROM THE DCP

SECTION AND OBJECTIVES CONTROLS

4.3 Safety

a) Minimise opportunities for criminal and anti-social behaviour.

b) Ensure development is undertaken in accordance with the principles of Crime Prevention Through Environmental Design.

1. Incorporate the principles of Crime Prevention Through Environmental Design (CPTED) and Safer by Design (NSW Police) into the design of the public domain

2. Planting alongside pathways is to be a combination of canopy trees and groundcovers so that sight lines are not obstructed

3. The public domain is to be lit to comply with Australian Standards

4. Open spaces are to have more than two access points so that people cannot be cornered

5. Retail and commercial activities are to be located adjacent to open space so that the open space is activated

6. In areas not zoned for retail or commercial activities, buildings are to be designed with entries and windows to habitable rooms overlooking open space

7. Road widths and lengths, block lengths, and building setbacks are to be designed to reinforce the human scale of the development and encourage walking, cycling and use of the public domain.

5.4 Mixed Use Buildings

b) Create lively streets and public spaces in the Precinct.

c) Promote non-residential uses at the lower levels of buildings, including immediately adjacent to Epping Road.

e) Enhance public safety by increasing activity in the public domain on weeknights and on weekends.

f) Minimise potential conflicts and achieve compatibility between different uses.

h) Ensure that the design of mixed use

1. Provide flexible building layouts which allow variable tenancies or uses on the first two floors of a building above the ground floor.

2. The first two floors above ground are to have a minimum floor to ceiling height of 3.3m to maximise future adaptability of units.

3. Minimum floor to ceiling heights for residential developments are to comply with the requirements of the Residential Flat Design Code.

4. Provide non-residential uses at the lower levels of buildings immediately adjacent to Epping Road.

5. Separate commercial service requirements, such as loading docks, so as not to interfere with residential access, servicing needs and primary outlooks.

6. Locate clearly identified residential entries directly from the public street.


SECTION AND OBJECTIVES CONTROLS

buildings addresses residential amenity.

i) Create separate, legible and safe access and circulation in mixed use buildings.

j) Ensure that mixed use buildings address the public domain and the street.

7. Clearly separate commercial and residential entries and vertical circulation.

8. Incorporate the Safety principles of the Residential Flat Design Code into the design of residential flat buildings.

9. Provide security access controls to all entrances into private areas, including car parks and internal courtyards.

10. Provide safe pedestrian routes through the site, where required. North Ryde Station Precinct Development Control Plan 2013 Page 53

11. Front buildings onto major streets with active uses.

12. Avoid the use of blank building walls at the ground level.

6.1 Active Street Frontages

a) Create active street frontages around areas of high pedestrian traffic, including plazas and open space.

b) Encourage activity within the Precinct outside commercial business hours.

c) Enhance pedestrian safety, security and amenity within the Precinct.

1. Retail development is to be provided within the mixed use precinct adjacent to the central open space and in the vicinity of the entrance to North Ryde Station within the station precinct.

2. Buildings within the mixed use and station precincts are to be designed to provide high activity zones. Active ground level uses are required on all street frontages in these areas.

3. Buildings adjacent to or opposite open space are to have ‘entry points’ (such as gates or front doors) to activate the space, and make it feel inhabited to maximise visibility along the public domain.

4. Glazing of windows and doors of building frontages in the mixed use zone should be maximised.

5. Commercial and residential lobbies are not to occupy more than 25% of the total length of the building’s street frontage

6. Entries to active frontage tenancies are to be accessible and at the same level as the adjacent footpath.

7. Active uses in the mixed use zone are to occupy the street frontage for a depth of at least 10m.

8. Residential street frontages are to ensure access by gate or door from the public domain. Partially visible private gardens should be considered.

6.2 Awnings

a) Provide weather protection, safety and security for pedestrians.

c) Demarcate building entries and contribute to the image and identity of development.

1. Awnings are to be provided at key pedestrian and active frontage locations, including along Delhi Road adjacent to the station and within the mixed use precinct.

7.1 Vehicular Access

a) Integrate adequate car parking, access and servicing without compromising street character, landscape or pedestrian amenity and safety.

b) Encourage the active use of street frontages.

c) Ensure that vehicle crossings over footpaths minimise disruption to pedestrian movement and do not threaten safety.

d) Make vehicle access to buildings compatible with the public domain.

e) Ensure vehicle entry points are integrated into building design and contribute to high quality architecture.

4. Potential pedestrian/vehicle conflict is to be minimised by:

a. providing vehicle access from minor or secondary streets rather than primary streets or streets with major pedestrian activity, where practicable;

b. limiting the width and number of vehicle access points - generally one crossing per lot will be permitted and where practicable, adjoining buildings may share or amalgamate vehicle access points;

c. ensuring clear sight lines at pedestrian and vehicle crossings;

d. utilising traffic calming devices;

e. separating and clearly distinguishing between pedestrian and vehicular access ways; and

f. all vehicles must be able to enter and leave the site in a forward direction.

10 POLICY CONTEXT URBIS


2.3 CITY OF RYDE CRIME PREVENTION PLAN 2011-2014 (2011)

The City of Ryde Crime Prevention Plan (2011) identifies stealing offences as the top priority for the LGA to target. While fraud and malicious damage to property are offences with high level of incidences in the LGA, Council believes it can have most impact in reducing levels stealing.

During consultations robbery generally and personal safety (steal from persons) were identified by the community as issues, as was graffiti. This was particularly the case for the suburbs of Ryde and Eastwood.

Stealing offences include stealing from a person; stealing from a retail store; and stealing from a motor vehicle. Council has entered into a partnership with police to address the issue of stealing. Macquarie Park, Top Ryde and West Ryde were identified as ‘hot spots’ for these types of crimes.

Site visits to ‘hot spots’ indicated situational factors contributing to the above crimes were:

Inadequate lighting in some areas

Inadequate signage, particularly in car parks

Unclear sightlines due to overgrown vegetation.

Council developed an action plan in collaboration with a range of key stakeholders. The action plan is based on three key pillars of situational prevention; best practice programs; and alignment of council services. Situational responses were included for the identified hotspots. Situational responses included:

Working with residents and businesses regarding reporting of crime

Installation of lighting

Pruning vegetation, repositioning plants to prevent concealment

Installing “Park Smarter” signage

CCTV in high risk areas

Strategically placed bollards

Changing seating which provides an opportunity for loitering and anti-social behaviour.

In addition, a more generalised range of actions was developed across a variety of settings. These projects included:

Empowering our community spaces – this project recognised the role libraries can play in increasing knowledge of community safety which could result in a decrease in incidences of steal from person.

Protecting our community spaces – project partners include Local Area Commands, Chambers of Commerce, non-government agencies, shopping centres and the Macquarie University. The project aims to create a strategic response to crime. It includes implementation of the CCTV program; on call officers at night to protect parks and assets; inclusion of crime prevention principles in open space planning; increased community participation in hot spot areas; inclusion of crime prevention strategies in Area Master Plans; and pre-lodgement advice on developments regarding CPTED principles.

Reach out – this targets steal from persons offences and aims to increase knowledge amongst high risk groups such as overseas students. Education and advertising campaigns form part of this project.

How to contact police – this includes to positioning of high visibility signage and distribution of the How to Contact Police brochure.


Anti-theft screw – this targets steal of motor vehicle offences and theft of registration plates and aims at a 15% reduction in the offence, particularly in the areas of Macquarie University, Macquarie Centre and West Ryde Marketplace.

Park Smarter signage and coaster project – the project aims at a reduction in theft from motor vehicles through installation of “Park Smarter” signage; flyer distribution in hot spots; and placement of coasters in bars and hotels in hot spots.

Business crime forums – to give owners and operators of small and medium sized businesses accurate information about the types and prevalence of crime affecting the local business community.

2.4 CITY OF RYDE GRAFFITI ACTION PLAN (2013)

The City of Ryde Graffiti Action Plan 2014-2016 (2013) has as its objectives:

To remove graffiti as quickly as practicable

To reduce the incidence and visibility of graffiti

To work with Police, the community and government agencies in identifying graffiti offenders and in dealing with them via legal and remedial means

To improve community perceptions of safety in the City of Ryde

To engage community support and participation in graffiti removal and prevention.

The Strategy identified four key areas as:

Removal

Prevention

Reporting

Redirection.

Community education programs include:

An education campaign for local businesses and retailers encouraging areas to be maintained, graffiti

reported and removed efficiently and vegetation is introduced where possible to reduce access to

graffiti prone walls and buildings;

Education for residents near hotspots on how to report graffiti effectively and ways they can work with

Council to improve the situation;

Cooperation with the Crime Prevention Officers, Youth Liaison Officer and School Liaison Officers at

NSW Police to implement graffiti information workshops in schools.

2.5 IMPLICATIONS FOR THE PROPOSED DEVELOPMENT

The City of Ryde policies outline a range of specific strategies for crime prevention which have been considered and incorporated into this CPTED Assessment.

12 DEMOGRAPHIC PROFILE OF THE LOCAL COMMUNITY URBIS


3 Demographic Profile of the Local Community

3.1 INTRODUCTION

The following section provides a summary of the key demographic characteristics of the local community. This demographic analysis is based on 2011 Census data from the Australian Bureau of Statistics (ABS).

An area of 2 km in radius around the subject site was defined (the Study Area). Analysis of the Study Area is compared to the City of Ryde LGA (Ryde LGA) and the Sydney Greater Capital City Statistical Area (Greater Sydney).

3.2 PEOPLE

In 2011 the estimated resident population of the Study Area was 18,696, approximately 17% of the population of Ryde LGA (108,714).

3.3 AGE

The Study Area is characterised by a relatively high proportion of young professionals (20-34 years) and older people (65+ years).

Nearly one in six residents in the Study Area (16%) is aged 25 to 34 years in both the Study Area and Ryde LGA, compared to 15% in Greater Sydney

The Study Area and Ryde LGA (both 14%) have a slightly greater proportion of residents aged 65+ years compared to Greater Sydney (13%)

The Study Area (17%) and Ryde LGA (16%) have a slightly smaller proportion of residents aged 0-14 compared to Greater Sydney (19%).

FIGURE 3 – POPULATION AGE BREAKDOWN

Source: ABS Census, 2011

3.4 ABORIGINAL AND TORRES STRAIT ISLANDER PEOPLE

As shown in Table 3, the proportion of residents identifying as Aboriginal and Torres Strait Islander in the Study Area and Ryde LGA is smaller than in Greater Sydney.

TABLE 3 – ABORIGINAL AND TORRES STRAIT ISLANDER PEOPLE

STUDY AREA RYDE LGA GREATER SYDNEY

0.03% 0.04% 0.2%


6%

11%

14%

16%15%

14%

11%

14%

6%

10%

14%

16%15%

13%

11%

14%

7%

12%13%

15% 15%14%

11%

13%

0%

2%

4%

6%

8%

10%

12%

14%

16%

18%

Aged 0-4 Aged 5-14 Aged 15-25 Aged 25-34 Aged 35-44 Aged 45-54 Aged 55-64 Aged 65+

Study Area Ryde LGA Greater Sydney

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL DEMOGRAPHIC PROFILE OF THE LOCAL COMMUNITY 13

3.5 COUNTRY OF BIRTH

The Study Area is characterised by a high proportion of culturally and linguistically diverse (CALD) residents. The data indicates that:

Nearly half (45%) of the Study Area population was born overseas, a similar proportion to Ryde LGA (44%) and greater than Greater Sydney (36%)

One in ten Study Area residents was born in China or Hong Kong (11%), similar to Ryde LGA (13%) and greater than Greater Sydney (5%)

Two in five Study Area residents (41%) speak a language other than English at home, similar to Ryde LGA (44%) and greater than Greater Sydney (34%)

Chinese languages are the most common languages other than English spoken at home (16%), followed by Indo-Aryan languages (3%) and South East Asian Austronesian languages (3%).

TABLE 4 – COUNTRY OF BIRTH

COUNTRY OF BIRTH STUDY AREA RYDE LGA GREATER SYDNEY

Australia 55.0% 55.6% 63.7%

China 9.1% 9.9% 3.6%

United Kingdom 3.7% 3.0% 4.4%

India 3.0% 2.7% 2.1%

Hong Kong 2.2% 2.7% 0.9%

Korea (South) 2.0% 3.5% 1.0%

Malaysia 1.8% 1.4% 0.6%


3.6 EDUCATION

The Study Area has relatively high levels of educational attainment. The data indicates that:

Close to three quarters of the Study Area population (72%) has completed schooling until Year 12, a greater proportion compared to the Ryde LGA (72%) and Greater Sydney (62%)

Over a third (35%) of the Study Area population has attained a Bachelor degree or higher, a greater proportion compared to Ryde LGA (33%) and Greater Sydney (24%).

3.7 OCCUPATION

The Study Area has relatively high levels of white collar occupation. The data indicates that:

Over four fifths (82%) of the working population of the Study Area works in white collar occupations, a greater proportion compared to Ryde LGA (81%) and Greater Sydney (74%)

Over a third (34%) of the working population of the Study Area is employed as professionals, a greater proportion compared to Ryde LGA (32%) and Greater Sydney (26%).

3.8 EMPLOYMENT

The Study Area is characterised by a relatively low rate of unemployment. The data indicates that:

The unemployment rate is lower in the PSA (5.8%) than in the Ryde LGA (6%) and Sydney GCCSA (6%).

14 DEMOGRAPHIC PROFILE OF THE LOCAL COMMUNITY URBIS


3.8.1 INCOME

The Study Area is characterised by a relatively high average household income. The average household income for the Study Area is $98,731 which is higher than that of Ryde LGA ($96,032) and Greater Sydney ($94,428).

FIGURE 4 – INCOME DISTRIBUTION


3.8.2 FAMILY COMPOSITION

The Study Area is characterised by a relatively high proportion of family households. Over two thirds of all households in the Study Areas are family households (68%), which is similar to Ryde LGA (69%) and greater than Greater Sydney (73%)

3.8.3 DWELLING TYPE

The Study Area is characterised by a relatively high proportion of residents living in units. Close to a third (30%) of Study Area residents live in units, compared to 32% in Ryde LGA and 25% in Greater Sydney.

3.9 RELATIVE ADVANTAGE

3.9.1 INTRODUCTION

The Socio-Economic Indexes for Areas (SEIFA) has been developed by ABS to provide an overview of social and economic wellbeing and welfare of communities across a range of spatial scales. Four indices have been developed, as follows:

Index of Relative Socio-economic Disadvantage: focuses primarily on disadvantage, and is derived from Census variables like low income, low educational attainment, unemployment, and dwellings without motor vehicles.

Index of Relative Socio-economic Advantage and Disadvantage: is a continuum of advantage (high values) to disadvantage (low values), and is derived from Census variables related to both advantage and disadvantage.

Index of Economic Resources: focuses on financial aspects of advantage and disadvantage, using Census variables relating to residents' incomes, housing expenditure and assets.

5%

10%

15%14%

19%20%

11%

7%

4%

9%

15% 16%

20% 20%

11%

7%

3%

9%

17%16%

20% 20%

10%

6%

0%

5%

10%

15%

20%

25%

Study Area Ryde LGA Greater Sydney

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL DEMOGRAPHIC PROFILE OF THE LOCAL COMMUNITY 15

Index of Education and Occupation: includes Census variables relating to the educational attainment, employment and vocational skills.

A lower score indicates that an area is relatively disadvantaged compared to an area with a higher score. The area with the lowest score is given a rank of 1, the area with the second lowest score is given a rank of 2 and so on, up to the area with the highest score, which is given the highest rank.

3.9.2 RESULTS

Ryde LGA is relatively advantaged according to most indicators on the SEIFA index.

The Index of Advantage and Disadvantage places Ryde LGA in the top 10% of LGAs. Regarding Economic Resources Ryde LGA is in the top 20% of LGAs. Ryde LGA is in the top 20% of LGAs in regards to Education and Occupation.

TABLE 5 – SEIFA RESULTS FOR RYDE LGA

AREA ADVANTAGE AND

DISADVANTAGE

DISADVANTAGE ECONOMIC

RESOURCES

EDUCATION AND

OCCUPATION

Score Rank Decile Score Rank Decile Score Rank Decile Score Rank Decile

Ryde LGA 1,067 520 10 1,050 508 9 1,012 417 8 1,012 525 8

Source: SEIFA, 2011

16 POPULATION PROJECTIONS URBIS


4 Population Projections

This section provides an overview of population projections for the Liverpool LGA based on data obtained from the NSW Department of Planning.

The population of the Study Area is expected to rise from an estimated population of 188,050 in 2011 to 288,900 in 2036. This is an increase of 100,850 over 20 years (+54%). This represents an annual growth rate of 2.7% which is more than double the anticipated growth rate for NSW of 1.2% per year.

Table 6 below outlines population projections in five year age brackets. The data indicates:

In 2011 the dominant cohorts were those aged 0-4 and 5-9 years and this is expected to remain consistent in 2031

There is also expected to be an increase in the population of all age groups

However as a proportion of the total population all age cohorts between 0-54 years will experience a decline, while all age cohorts aged 55+ years will experience an increase.

TABLE 6 – POPULATION PROJECTIONS FOR THE AREA BY AGE 2011-2031

AGE YEAR CHANGE

2011-2031 2011 2021 2031

NO. % NO. % NO. %

Aged 0-4 14,400 7.7% 18,900 8.0% 21,750 7.5% +51%

Aged 5-9 14,450 7.7% 18,100 7.6% 21,400 7.4% +48%

Aged 10-14 14,150 7.5% 16,200 6.8% 20,700 7.2% +46%

Aged 15-19 14,200 7.6% 15,900 6.7% 19,800 6.9% +39%

Aged 20-24 13,850 7.4% 16,200 6.8% 18,750 6.5% +35%

Aged 25-29 14,550 7.7% 16,950 7.2% 18,750 6.5% +29%

Aged 30-34 14,000 7.4% 17,800 7.5% 19,450 6.7% +39%

Aged 35-39 14,250 7.6% 17,650 7.4% 19,750 6.8% +39%

Aged 40-44 13,750 7.3% 16,000 6.8% 19,850 6.9% +44%

Aged 45-49 13,500 7.2% 15,500 6.5% 19,200 6.6% +42%

Aged 50-54 12,000 6.4% 14,450 6.1% 17,000 5.9% +42%

Aged 55-59 9,700 5.2% 13,400 5.7% 15,600 5.4% +61%

Aged 60-64 8,000 4.3% 11,450 4.8% 13,850 4.8% +73%

Aged 65-69 5,850 3.1% 9,050 3.8% 12,450 4.3% +113%

Aged 70-74 4,450 2.4% 7,350 3.1% 10,550 3.7% +137%

Aged 75-79 3,150 1.7% 5,200 2.2% 8,150 2.8% +159%

Aged 80-84 2,250 1.2% 3,500 1.5% 6,100 2.1% +171%

Aged 85+ 1,550 0.8% 3,350 1.4% 5,800 2.0% +274%

TOTAL 188,050 100% 236,950 100%

288,900 100% +54%

CHANGE - - +48,900 +26% +100,850 +54% -

Source: NSW Department of Planning, 2014

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL CRIME PROFILE 17

5 Crime Profile

Crime data is available from the NSW Bureau of Crime Statistics and Research (BOCSAR), which identifies the number and type of crimes reported to police at an LGA level. While this does not reflect all crime which may occur, it does identify high risk areas and common types of crime.

5.1 CRIME STATISTICS

Table 7 below provides an overview of crime types that took place in Canada Bay LGA between January and December 2015. The data presented outlines the ratio of crimes per 100,000 people for the 17 major offences, and compares this to the rate for NSW. This indicates that Ryde LGA has lower rates of crime than NSW, with the exception of ‘fraud’ and ‘steal from retail store’.

TABLE 7 – CRIME RATES PER 100,000 PEOPLE

CRIME TYPE RYDE LGA NSW

Fraud 1,022.70 680.2

Malicious damage to property 411.0 849.7

Steal from retail store 318.5 292.0

Break and enter dwelling 270.5 419.9

Steal from motor vehicle 267.9 531.2

Steal from dwelling 193.7 284.8

Assault - non-domestic violence related 192.8 407.8

Assault - domestic violence related 144.9 385.7

Break and enter non-dwelling 97.7 158.0

Indecent assault, act of indecency and other sexual offences 69.8 88.7

Motor vehicle theft 62.0 187.5

Steal from person 40.1 75.9

Sexual assault 27.1 63.8

Robbery without a weapon 8.7 20.8

Robbery with a weapon not a firearm 5.2 12.6

Murder 0.0 0.9

Robbery with a firearm 0.0 2.3

Source: BOCSAR 2016

5.2 CRIME TRENDS

Table 8 below presents the 5 year trends (2010-2014) in the incident rates for key crime types in the Ryde LGA. This indicates that there has been an overall reduction in ‘motor vehicle theft’ (-10.2%), steal from person (-8.9%) and robbery with a firearm (-6.5%). Key crimes that have increased in frequency include ‘steal from motor vehicle’ (+7.0%), ‘robbery without a weapon’ (6.3%) and murder (15.1%).

18 CRIME PROFILE URBIS


TABLE 8 – CRIME TRENDS (2010-2014)

CRIME TYPE 60 MONTH TREND (2011-2015)

Fraud n.c.

Malicious damage to property Stable

Steal from retail store Stable

Break and enter (dwelling) n.c.

Steal from motor vehicle Increased 7.0%

Steal from dwelling n.c.

Assault - non-domestic violence related n.c.

Assault - domestic violence related n.c.

Break and enter (non-dwelling) Stable

Indecent assault, act of indecency and other sexual offences Stable

Motor vehicle theft Down 10.2%

Steal from person Down 8.9%

Sexual assault Stable

Robbery without a weapon Increased 6.3%

Robbery with a weapon not a firearm Stable

Murder Increased 15.1%

Robbery with a firearm Down 6.5%

Note: n.c. means not counted. Source: BOCSAR, 2016

5.3 CRIME HOT SPOTS

BOCSAR publishes “hotspot‟ maps to illustrate areas of high crime density relative to crime concentrations across NSW. The hotspots indicate areas with a substantially higher than average density of recorded criminal incidents for selected offence categories. It is noted that hotspots are not adjusted for the number of people residing in or visiting the LGA.

Figure 5 overleaf shows crime hot spots in the local areas and their relationship to the Subject Site. The Subject Site is not in close proximity to any major crime hot spots.


FIGURE 5 – CRIME HOT SPOTS

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL DISCLAIMER 23

5.4 IMPLICATIONS FOR THE PROPOSED DEVELOPMENT

The crime profile of Ryde LGA and the area surrounding the Subject Site indicates that a key focus of this CPTED will be on minimising the risk of:

Malicious damage to property

Steal from retail store

Motor vehicle theft and steal from motor vehicle

Break and enter (dwelling).

Many of these crimes are opportunistic and incidence can be minimised through the adoption of appropriate CPTED principles.

Other high crime rates in the LGA include fraud and assault (domestic and non-domestic violence related). These have not been included in the list as they can’t be influenced as directly by design interventions.

Considering the above list of focus areas, it will be important that appropriate CPTED measures are in place to minimise future opportunities for crime in specific areas of the development. The following areas are considered to be potential risk areas:

Car park areas

Entry and exit points

Construction areas.

Further analysis, as well as measures to mitigate and prevent crime, is outlined in the assessment (Section 7).

24 CONSULTATION WITH LOCAL STAKEHOLDERS URBIS


6 Consultation with Local Stakeholders

This section outlines feedback gained through consultation with the Ryde Local Area Command Crime Prevention Officer. The City of Ryde was also contacted on several occasions but was not available for comment.

6.1 RYDE LAC CRIME PREVENTION OFFICER

An interview with the Ryde LAC Crime Prevention Officer was undertaken on 14 June 2016. Key issues raised in the interview included:

There are no key hot spots for crime in the local area

Break and enter incidents occur, but nothing out of the usual within the LGA

Traffic is the biggest issue affecting peoples’ safety

Car parking and residential storage areas should be the focus of crime prevention measures in the new development (e.g. CCTV, lighting, security personnel and safety points).


7 CPTED Assessment and Recommendations

The following section outlines CPTED principles and uses these to assess the architectural plans for the proposed redevelopment. This assessment has been undertaken in accordance with the NSW Government’s CPTED principles (outlined below), and the City of Ryde policies summarised in Section 2 of this report. The following section also outlines recommended mitigation measures to be considered in the final design.

7.1 CPTED PRINCIPLES

There are a number of criteria to be considered when assessing Crime Prevention through Environmental Design (CPTED) as part of a development application. As stated by the NSW Government, CPTED aims to influence the design and management of buildings and places by:

Increasing the perception of risk to criminals by increasing the possibility of detection, challenge and capture

Increasing the effort required to commit crime by increasing the time, energy or resources which need to be expended

Reducing the potential rewards of crime by minimising, removing or concealing ‘crime benefits’

Removing conditions that create confusion about required norms of behaviour.

The four key principles to minimise the opportunity for crime are outlined in Table 9 below.

TABLE 9 – CPTED PRINCIPLES

N PRINCIPLE DEFINITION

1 Natural

Surveillance

Involves maximising opportunities for passers-by or residents to observe what happens in

an area (the ‘safety in numbers’ concept). This highlights the importance of building layout,

orientation and location; the strategic use of design; landscaping and lighting. Natural

surveillance is a by-product of well-planned, well-designed and well-used space. Higher

risk locations can also benefit from organised surveillance, which involves the introduction

of formal measures such as on-site security guards or CCTV.

2 Access

control

Control of who enters an area so that unauthorised people are excluded, for instance, via

physical barriers such as fences, grills etc.

3 Territorial

reinforcement

/ownership

People are more likely to protect territory they feel they own and have a certain respect for

the territory of others. This can be expressed through installation of fences, paving, signs,

good maintenance and landscaping. Territoriality relates to the way in which a community

has ownership over a space.

4 Space

management

Ensures that space is appropriately utilised and cared for. Space management strategies

include: activity coordination (i.e. having a specific plan for the way different types of

activities are carried out in space), site cleanliness, rapid repair of vandalism and graffiti,

the replacement of burned out lighting and the removal or refurbishment of decayed

physical elements.

Source: Crime prevention and the assessment of development applications, NSW Government Department of Planning, 2001

7.2 CPTED ASSESSMENT

The following section assesses available architectural plans against CPTED principles. The plans are provided in Appendix B.

26 CPTED ASSESSMENT AND RECOMMENDATIONS URBIS


7.2.1 CAR PARKING AREAS

Car parking areas can be common spaces for offences against property or persons. Relevant CPTED considerations for car parks include: access control, providing visibility, ensuring safe access for cars and pedestrians, and discouraging loitering.

Car parking areas are considered a potential risk area in the local context given that ‘steal from motor vehicle’ and ‘malicious damage to property’ are within the top 5 crime rates per 100,000 persons in the Ryde LGA. These crime types have also been listed as priorities in the City of Ryde Crime Prevention Plan 2011-2014 (2011). While there are currently no local hot spots for these crime types near the subject site, it is anticipated that the presence of a new development may attract some offenders.

As highlighted in the interview with the Ryde LAC, it is also important to consider the impact of parking areas on pedestrian safety. The City of Ryde Development Control Plan (2014) outlines a range of controls in relation to parking design, location and access to avoid conflicts between pedestrian and car traffic. These include requirements to separate residential parking from other parking, restrict new vehicle access points in retail/pedestrian priority streets and combine service vehicle access with parking access so that there is only one service access.

In total 8,527 car park spaces are proposed (7,917 on lot 105 and 610 on lot 104).Proposed car parking will be located at basements levels and will be accessed off Spine Street (on the western side of the site).This includes residential, commercial, community and service parking access. It is understood that internally, residential parking will be separated from other parking by roller shutters. Council has raised a concern about Spine Road becoming the service oriented “backend” of the development (see UDRP meeting minutes in Appendix D). It is also understood that the proposed mitigation includes incorporating materials that wrap into the car entries to improve architectural expression of this façade.

In finalising the design, it is important to consider the following recommendations to further deter crime and manage safety in car parking areas.

Recommendations: Car Parking Areas

Install adequate lighting throughout car park, including at all car park entry/exit points and stairwells (as per section 3.1 – ‘control f’ of the City of Ryde DCP)

Install CCTV throughout car park, including at all car park entry/exit points and stairwells

Ensure clear demarcation of pedestrian walkways throughout the car park to avoid conflicts with vehicles

Install wayfinding signage throughout car park (to direct pedestrians to shops) and at all car park entry/exit points (to direct traffic)

Install safe parking signage throughout car park to remind people to secure their cars and valuables (as per Cite of Ryde Crime Prevention Plan 2011-2014)

Install traffic control signage (e.g. give way and stop signs) at all entry and exit points, and (where appropriate) throughout the car park, taking into account the likely increase in volume of traffic generated by the new development and the need to avoid conflicts between vehicles and pedestrians both on the street and within the car park

Install access mechanisms (e.g. gates, shutters) to clearly separate residential and commercial parking areas (as per section 3.4.1 – ‘control c’ of the City of Ryde DCP)

In revising the development’s Plan of Management, consider implementing random security patrols of car park areas at night

7.2.2 ENTRY AND EXIT POINTS

Entry and exit points are a key consideration for CPTED Assessments because of the interface they provide with the surrounding area. Relevant CPTED considerations for entry and exit points include: access control, providing visibility, ensuring safe access for cars and pedestrians, and discouraging loitering.

Entry and exit points are considered a potential risk area in the local context given that ‘steal from retail store’ and ‘malicious damage to property’ are within the top 5 crime rates per 100,000 persons in the


Ryde LGA. These crime types have also been listed as priorities within the City of Ryde Crime Prevention Plan 2011-2014 (2011).

The City of Ryde Development Control Plan (2014) outlines a range of controls in relation to building entries, pedestrian areas and public spaces. These include requirements to provide sufficient visibility through appropriate lighting and landscaping, to separate the entries of residential and other uses, and to create attractive spaces.

A connection between the site and the North Ryde Train Station will be made via a footbridge. Proposed entry and exit points to the development include car park entries on Spine Street and pedestrian entries along Retail and Plaza Streets. Both commercial and residential entries are located along these streets, and are separated. The main service areas are accessed through the car park.

In finalising the design, is important consider the following recommendations to further deter crime and manage safety at all new (internal and external) entry and exit points.

Recommendations: Entry and Exit Points

Install adequate lighting at all entry and entry points (as per section 3.1 – ‘control f’ of the City of Ryde DCP) including commercial, residential and emergency access

Install CCTV at all entry and entry points including commercial, residential and emergency access

Install signage to clearly demarcate residential areas from commercial areas (as per section 3.1 – ‘control h’ of the City of Ryde DCP) and public areas from service areas

Install access control measures (e.g. access passes) to control access to residential areas (as per section 3.1 – ‘control h’ of the City of Ryde DCP) and service areas

Ensure all entry/exit points are aesthetic and inviting (as per the City of Ryde DCP vision)

Ensure ground level landscaping does not provide areas of concealment (as per section 3.5.4 – ‘control c’ of the City of Ryde DCP)

Ensure all doors are built from resistant materials

Ensure emergency exits are self-closing

7.2.3 SPINE STREET AND EPPING ROAD

Council has raised concerns about the lack of activation along Spine Street and Epping Road (see UDRP meeting minutes in Appendix D).

The development will be oriented with its back to Epping Road, with a long wall running along the ground floor supermarket. Spine Street will include the development’s two car park entries and has the potential to develop a “back end” feel. Design interventions to mitigate these concerns include ‘softening’ the Epping Road interface through terraced landscaping, and incorporating materials along the façade of Spine Street which wrap into the car park entries and improve architectural expression.

In finalising the design, the following considerations should also be made.

Recommendations: Spine Street and Epping Road

Install adequate lighting along Spine Street and Epping Road (as per section 3.1 – ‘control f’ of the City of Ryde DCP) including commercial, residential and emergency access

Install CCTV along Spine Street and Epping Road

Ensure that landscaping along Spine Street and Epping Road (height, type of plant and density) does not interrupt sightlines or provide opportunities for 'entrapment or concealment'



7.2.4 PUBLIC PLAZAS

The City of Ryde Development Control Plan (2014) outlines a range of controls in relation to public open space. This includes a requirement for buildings adjacent to open space to provide direct entry points and facilitate visibility.

The development proposal includes two public plazas, one on the eastern side of lot 105, and another in the centre of lot 104. It is understood that these plazas will allow 24 hour public access. Adjacent buildings will be activated with entries and (in some cases) outdoor dining, creating visual connections with the plazas.

In finalising the design, is important consider the following recommendations to further deter crime and manage safety in public plazas.

Recommendations: Public Plazas

Ensure that landscaping in public plazas (height, type of plant and density) does not interrupt sightlines or provide opportunities for 'entrapment or concealment'

Install adequate lighting in public plazas (as per section 3.1 – ‘control f’ of the City of Ryde DCP)

Ensure that landscaping and lighting interact to reduce opportunities for concealment and maintain opportunities for passive surveillance (as per section 3.4.5 – ‘control c’ of the City of Ryde DCP)

Install CCTV in public plazas

7.2.5 INTERNAL LAYOUT

Key internal layout considerations in regards to CPTED include interfaces between public and private space; and the existence of ‘dead space’, ‘areas of entrapment’ and ‘areas of concealment’.

A key consideration for a redevelopment of this scale and complexity is internal access control. It is understood that commercial premises will operate between the following hours:

Supermarket – 6am to midnight

Retail premises (shops, restaurants) – 6am to midnight

Medical centre – 7am to 9pm

Gym – 24 hours.

Public plazas will also remain accessible 24 hours a day.

There are a number of considerations, outlined below, which will contribute to safety by minimising opportunities for loitering and concealment after hours.

Recommendations: Internal Layout

Ensure the design of new internal spaces does not create 'areas of entrapment or concealment' (especially in and around passageways, stairwells, alcoves, toilet facilities)

Ensure access to commercial premises is controlled after hours – consider installing barriers to restrict access to some parts of the development after hours as they close

Ensure ATMs have good sight lines, are well lit and are located in areas with ample room for access

Ensure that any indoor plants are of an appropriate height and plant type to limit 'areas of concealment'

Ensure clear definition between public and private access areas (e.g. service areas, residential areas) through the use of clear signage, secure doors and CCTV


7.2.6 EXTERNAL LAYOUT

Key external layout considerations in regards to CPTED include visibility, activation and prevention of vandalism and graffiti.

An assessment of architectural plans provided (see Appendix B), indicates that the proposed redevelopment will contribute to the overall amenity of the local area through public domain and landscaping improvements – including public plazas and tree planting along roads.

Plans also indicate that the redevelopment will create activation on Retail Street and Plaza Street, with the back of Lot 104 oriented to Epping Road and car park entries off Spine Street. Epping Road and Spine Street are therefore key focus areas from a CPTED perspective. It is understood that the Epping Road interface will be ‘softened’ through terraced landscaping given the long wall encompassing the ground level supermarket. It is also understood that materials will be incorporated along the façade of Spine Street which wrap into the car park entries to improve architectural expression – this is intended to mitigate a potential “back end” feel. These design interventions have been developed in response to Council’s concerns (see UDRP minutes in Appendix D).

The following recommendations should be considered in the finalisation of the external layout.

Recommendations: External Layout

Ensure that all external areas of the building are well lit, particularly at night

Ensure that CCTV cameras are provided at all external areas of the building

Ensure that there are no opportunities for concealment provided by external building design or landscaping

Install screening, vines (or other similar measures as appropriate) to avoid blank walls which can encourage graffiti

Apply graffiti resistant paint to outdoor surfaces

Install specific design measures to prevent climbing and break in (e.g. metal gratings and bars, toughened glass windows) on windows and balconies above ground

7.2.7 LIGHTING

Lighting plays an important role in preventing crime from occurring through increasing visibility and passive surveillance, creating a sense of safety, and encouraging a greater appreciation for spaces at night. Lighting provision should be considered in both internal and external areas.

The City of Ryde Development Control Plan (2014) outlines a range of controls in relation to lighting. Requirements include adequate lighting of all pedestrian ways, building entries, driveways, car parks and community areas.

It is not possible to comment on the proposal specifically, as a lighting assessment and lighting plan have not been commissioned at this stage. In finalising the design, is important consider the following recommendations to further deter crime and manage safety through lighting provision.

Recommendations: Lighting

Install adequate lighting throughout the site (as per section 3.1 – ‘control f’ of the City of Ryde DCP) with a focus on pedestrian links, entry/exit points to the building and to residential and service areas, driveways, car parks, public areas and potential areas of concealment (e.g. passageways, alcoves)

Ensure external lighting and material reflectivity provide adequate visibility without causing discomfort to residents, pedestrians and drivers (as per section 3.7.5 – ‘control b’ and section 3.7.6 – ‘control a’ of the City of Ryde DCP)

Ensure all new lighting fixtures are sturdy and vandal-proof

Ensure that landscaping and lighting interact to reduce opportunities for concealment and maintain opportunities for passive surveillance at entries (as per section 3.4.5 – ‘control c’ of the City of Ryde DCP) and throughout the site



7.2.8 MATERIALS

Developments that are built using aesthetic materials are less likely to attract criminal activity through establishing a sense of ownership and pride for those who live and work close by. Materials can also contribute to managing vandalism, enhancing lighting and ensuring safe mobility of pedestrians throughout a site.

As outlined in the policy review and crime profile, Ryde LGA has existing issues with malicious damage to property. This is a key consideration when selecting materials to minimise vandalism and graffiti.

The following recommendations should be considered when refining material selection.

Recommendations: Materials

Ensure that paving and tiling is non-slip to avoid injury

Ensure that surfaces are adequate for disabled mobility

Apply graffiti resistant paint to building facades

Install screening, vines (or other similar measures as appropriate) to avoid blank walls which can encourage graffiti

Use reflective materials and lighter coloured paint to enhance lighting

Use toughened glass for all windows on the ground and first floors

Ensure high quality materials are used to create a sense of pride in the public domain (as per City of Ryde DCP vision)

7.2.9 LANDSCAPING

Landscaping can play an important role in reinforcing site boundaries, but must not interrupt site lines or create ‘areas of entrapment or concealment’.

An assessment of the architectural plans provided (see Appendix C) indicates that landscaping will include tree planting along streets and in two public plazas.

The following recommendations should be considered when selecting landscaping.

Recommendations: Landscaping

Ensure that landscaping (height, type of plant and density) does not interrupt sightlines or provide opportunities for 'entrapment or concealment'

Install landscaping (e.g. vines) on blank walls to deter graffiti and vandalism

7.2.10 PEDESTRIAN AND DISABLED ACCESS

Pedestrian and disabled access is key to ensuring safety within and around a site. Sites should ensure straight-forward and safe movement between different parts of a site. Australian Standards (AS1428.1, AS1428.2 and 1428.4) guide access and mobility requirements for new buildings.

The proposal includes a large public and retail areas. The following recommendations should be considered in the final design to ensure that new spaces are accessible for pedestrians and disabled visitors.

Recommendations: Pedestrian and Disabled Access

Ensure that all areas are wheelchair accessible (as per Australian Standards) with ramps and lifts as appropriate

Ensure that all lifts are optimised for wheelchair access (as per Australian Standards)

Ensure the provision of hand rails on stair wells and rest zones where appropriate (as per Australian


Standards)

Ensure that surfaces are adequate for disabled mobility (as per Australian Standards)

Ensure that there is adequate disabled parking (as per Australian Standards)

Ensure clear demarcation of pedestrian walkways throughout the car park to avoid conflicts with vehicles

Install wayfinding signage throughout the site

Install adequate lighting throughout the site (as per section 3.1 – ‘control f’ of the City of Ryde DCP)

7.2.11 MANAGEMENT

Developments that are well managed and maintained are less likely to attract criminal activity through establishing a sense of ownership and pride for those who live and work close by. Active security measures are also key to managing ongoing crime risks in a facility of this scale.

A key crime type in the Ryde LGA is ‘malicious damage to property’, which presents a challenge to both maintenance and security.

Recommendations: Management

Draft a Plan of Management to be agreed with Council, which includes prompt response times for maintenance issues (e.g. broken windows, broken lighting, graffiti), regular landscaping maintenance and random security patrols in car park areas after hours

7.2.12 CONSTRUCTION

Construction areas are potential risk areas for crime. The following recommendations should be considered when establishing construction areas to ensure their security.

Recommendations: Construction

Ensure appropriate lighting of construction areas

Ensure that storage of equipment and construction minimises the loss of natural surveillance opportunities as much as possible

Store equipment behind high fences or inside secure sheds (as per Australian Standards) so that it cannot be used for criminal activities such as vandalism, assault, break and enter or as opportunities for concealment

Seal vacant buildings or buildings under construction with high fencing (as per Australian Standards) so that they do not attract crime activities inside

Consider implementing random security patrols at night

32 CONCLUSION URBIS


8 Conclusion

This report has assessed the proposed mixed use development of Lachlan’s Line against CPTED principles. The assessment has been informed by a demographic profile, a crime profile, a policy review and consultation with key stakeholders.

The proposal has been reviewed and a series of specific recommendations have been made.

Potential risk areas associated with the redevelopment which should be the focus of design mitigations include:

Spine Street and Epping Road

Public Plazas

Entry and exit points (including entry/exit between residential and commercial areas and public andservice areas)

Car parking areas

Construction areas.

Recommendations have included access control measures (doors, barriers), active surveillance measures (CCTV, security), adequate lighting, adequate wayfinding and security signage, and use of appropriate landscaping and materials.


Disclaimer

This report is dated June 2016 and incorporates information and events up to that date only and excludes any information arising, or event occurring, after that date which may affect the validity of Urbis Pty Ltd’s (Urbis) opinion in this report. Urbis prepared this report on the instructions and for the benefit only, of Greenland (Instructing Party) for the purpose of CPTED Assessment for the proposed redevelopment (Purpose) and not for any other purpose or use. To the extent permitted by applicable law, Urbis expressly disclaims all liability, whether direct or indirect, to the Instructing Party which relies or purports to rely on this report for any purpose other than the Purpose, and to any other person which relies or purports to rely on this report for any purpose whatsoever (including the Purpose).

In preparing this report, Urbis was required to make judgements which may be affected by unforeseen future events, the likelihood and effects of which are not capable of precise assessment.

All surveys, forecasts, projections and recommendations contained in or associated with this report are made in good faith and on the basis of information supplied to Urbis at the date of this report, and upon which Urbis relied. Achievement of the projections and budgets set out in this report will depend, among other things, on the actions of others over which Urbis has no control .

In preparing this report, Urbis may rely on or refer to documents in a language other than English, which Urbis may arrange to be translated. Urbis is not responsible for the accuracy or completeness of such translations and disclaims any liability for any statement or opinion made in this report being inaccurate or incomplete arising from such translations.

Whilst Urbis has made all reasonable inquiries it believes necessary in preparing this report, it is not responsible for determining the completeness or accuracy of information provided to it. Urbis (including its officers and personnel) is not liable for any errors or omissions, including in information provided by the Instructing Party or another person or upon which Urbis relies, provided that such errors or omissions are not made by Urbis recklessly or in bad faith.

This report has been prepared with due care and diligence by Urbis and the statements and opinions given by Urbis in this report are given in good faith and in the reasonable belief that they are correct and not misleading, subject to the limitations above.

URBIS LACHLAN'S LINE CPTED ASSESSMENT_FINAL

Appendix A Demographic Summary Table


TABLE 10 – DEMOGRAPHIC SUMMARY TABLE

Data Item Study Area (2km) Ryde LGA Sydney GCCSA

Total Population 18,696 108,714 4,605,992

Population Density (Persons Per Sq. Km) 14,900 87,460 3,549,838

Average Per Capita Income $39,139 $38,391 $36,285

Age Distribution (%)

Aged 0-4 6.2% 6.2% 6.8%

Aged 5-9 5.5% 5.3% 6.3%

Aged 10-14 5.4% 5.1% 6.1%

Aged 15-19 5.5% 5.4% 6.3%

Aged 20-24 8.0% 8.7% 7.0%

Aged 25-29 8.0% 8.4% 7.8%

Aged 30-34 7.7% 8.0% 7.6%

Aged 35-39 7.6% 7.8% 7.6%

Aged 40-44 7.6% 7.0% 7.3%

Aged 45-49 6.9% 6.9% 7.0%

Aged 50-55 6.8% 6.3% 6.6%

Aged 55-59 5.8% 5.6% 5.7%

Aged 65+ 4.9% 5.0% 5.1%

Aged 18+ 14.2% 14.3% 12.9%

Dependency Ratio 79.7% 80.5% 77.1%

Country Of Birth And Indigenous Identification (%)

Australia Born 55.0% 55.6% 63.7%

Overseas Born 45.0% 44.4% 36.4%

China 9.1% 9.9% 3.6%

India 3.0% 2.7% 2.1%

Malaysia 1.8% 1.4% 0.6%

United Kingdom 3.7% 3.0% 4.4%

Hong Kong 2.2% 2.7% 0.9%

Korea, Republic of (South) 2.0% 3.5% 1.0%

Indigenous population 0.03% 0.04% 0.2%

Language Spoken At Home (%)

English Only 59.1% 56.1% 65.7%

Chinese Total 15.8% 17.3% 6.8%

Indo-Aryan Total 3.1% 3.1% 3.6%

South East Asian Austronesian Total 3.0% 2.5% 1.9%


Korean 2.4% 4.0% 1.1%

Iranic Total 1.6% 1.0% 0.6%

Household Income (%)

$Neg/Nil 2.8% 2.7% 1.7%

$1-$10,400 1.9% 1.7% 1.7%

$10,400-$15,600 3.6% 2.8% 2.8%

$15,600-$20,800 6.0% 5.7% 5.7%

$20,800-$31,200 8.4% 8.0% 8.5%

$31,200-$41,600 6.4% 7.2% 8.0%

$41,600-$52,000 6.6% 7.4% 7.6%

$52,000-$65,000 7.1% 8.1% 8.1%

$65,000-$78,000 7.0% 7.4% 7.6%

$78,000-$104,000 11.6% 12.1% 12.6%

$104,000-$130,000 8.7% 8.8% 9.4%

$130,000-$156,000 11.7% 11.0% 10.6%

$156,000-$182,000 7.0% 6.9% 6.4%

$182,000-$208,000 3.8% 3.6% 3.3%

$208,000 Plus 7.4% 6.5% 6.1%

Average Household Income $98,731 $96,032 $94,428

Household Income Variation +4.6% +1.7% -

Housing Status (%)

Owner 33.5% 32.9% 31.1%

Purchaser 29.2% 31.4% 35.7%

Renter 36.6% 34.8% 32.4%

Public Renter 8.9% 4.9% 5.4%

Private Renter 27.7% 29.9% 27.0%

Households In Mortgage Stress (% Households) 0.7% 1.6% 3.0%

Loan Mortgage Repayments (Monthly $) $2,670 $2,574 $2,424

Households In Rental Stress (% Households) 8.1% 9.7% 7.8%

Rent Payments (Weekly $) $370 $385 $397

Car Ownership (%)

0 Cars 14.4% 12.9% 12.5%

1 Car 42.4% 44.0% 39.6%

2 Cars 31.8% 32.2% 33.9%

3 Cars 8.0% 7.6% 9.5%


4+ Cars 3.4% 3.3% 4.5%

Household Structure (%)

Family Households 68.3% 69.4% 73.1%

Non-Family Households 31.7% 30.6% 26.9%

Group 6.1% 5.3% 4.3%

Lone Person 25.7% 25.3% 22.6%

Family Composition (%)

Couple Family With No Children 34.2% 35.5% 33.5%

Couple Family With Children Under 15 33.2% 32.2% 32.5%

Couple Family With No Children Under 15 16.3% 16.8% 16.4%

One Parent Family With Children Under 15 4.5% 4.7% 7.3%

One Parent Family With No Children Under 15 9.3% 8.6% 8.4%

Other 2.5% 2.16% 1.9%

Labour Force (%)

% Unemployed 5.8% 5.8% 5.7%

Labour Force Participation 64.4% 65.2% 65.6%

Occupation (%)

Managers 14.3% 13.9% 13.5%

Professionals 34.2% 32.4% 26.0%

Technicians & Trades Workers 10.0% 10.8% 12.4%

Community & Personal Service Workers 8.0% 8.2% 9.0%

Clerical & Administrative Workers 17.7% 17.2% 16.5%

Sales Workers 8.2% 8.7% 9.2%

Machinery Operators & Drivers 3.0% 3.2% 5.8%

Labourers 4.7% 5.6% 7.5%

White Collar (%) 82.3% 80.5% 74.3%

Blue Collar (%) 17.7% 19.6% 25.7%

Tertiary Education (%)

Bachelor Degree Or Higher 35.3% 33.3% 24.1%

Advanced Diploma Or Associate Degree 9.1% 9.8% 9.0%

Undertaking Tertiary Education 10.7% 10.8% 6.5%

Highest Level Of Schooling Achieved (%)

Year 8 Or Below

Year 8 Or Below

4.1% 4.3% 5.3%

Year 9 Or Equivalent 3.6% 3.7% 5.3%





Did Not Go To School 1.5% 1.2% 1.5%

Dwelling Structure (%)

Separate House (%) 55.3% 52.8% 61.0%

Semi-Detached (%) 14.9% 15.1% 12.8%

Flat, Unit Or Apartment (%) 29.6% 31.9% 25.8%

Other Dwelling (%) 0.2% 0.1% 0.5%


Appendix B Main Architectural Plans

[Please see DA package for architectural plans]


Appendix C Landscape Design Plans

Lot 104 & 105 Lachlan’s LineDevelopment Application

Client Greenland Drawn BP | CR Scale 1:300 Dwg. 16003_DA-001

Architect Bates Smart + Turner Checked MF | NB Date 2016.07.11 Rev. G

Landscape Plan | Overall Site Plan

Drawing Number Drawing Title16003_DA-001 Landscape Plan Overall Site Plan16003_DA-002 Landscape Plan | Lot 105 Village Square16003_DA-003 Landscape Plan | Lot 104 Lachlans Square16003_DA-004 Landscape Plan | Lot 104 Level 01 Courtyards16003_DA-005 Landscape Plan | Planting Plan

L A W N

REFER 16003_DA_004

REFER 16003_DA_002

REFER 16003_DA_003

R E T A I L R O A D

E P P I N G R O A D

DE

LHI

RO

ADS

PIN

E R

OA

D

C E N T R A L P A R K

L O T 1 0 4 - B L O C K M

L O T 1 0 4 - B L O C K L 3

L O T 1 0 4 - B L O C K L 5

L O T 1 0 4 - B L O C K L 4

L O T 1 0 5 - B L O C K K

L O T 1 0 5 - B L O C K J

L O T 1 0 4 - B L O C K L 2

L O T 1 0 4 - B L O C K L 1

L A U C H L A N S S Q U A R E

L A U R A ’ S P L A C E


Client Greenland Drawn BP | CR Scale 1:150 @A1 Dwg. 16003_DA-002


Landscape Plan | Lot 105 Laura’s Place

R E T A I L R O A DT U N N E L B E L O W

09

CD

B

A

C

D

B

A

L O T 1 0 5 - B L O C K K

C E N T R A L P A R K

L O T 1 0 5 - B L O C K J

L A W N

Retail Connection

Paving patternRaised Garden

Indicative Character Precedents

Legend

Laura’s Square

• low concrete retaining walls with integrated timber seating

• feature planting areas

• deciduous tree planting

• terrace areas to interface with 105 finished floor levels

• ‘Sesame Grey’ granite paving to match adjacent park

Through-SIte link


• level transition from Retail Street through to Central Park.

Outdoor dining areas

• framed by raised planters and feature planting


• pedestrian shorelines along building frontage

Interface of Central Park and Lot 105 Block J

• DDA stair access to Block J


• Integrated planters similar to adjacent ‘Central Park’ details

Retail Road Interface with 105 building J and K


• DDA Access to all tenancies

Central Park is shown as a reference only. Scope by Urban Growth.

Basement tunnel extent. Refer to Architectural drawings

New granite driveway to City of Ryde standard detail

In-ground planter with screening species to match Urban Growth NSW planter opposite.

’Sesame Grey’ granite to outdoor dining area with seating edge

Concrete retaining walls to Retail Road

02

03

04

05

06

07

08

09

10

11

SECTION A SECTION B SECTION C

SECTION D

01

02 03

03

04

05

06

07

01

05

08

11

10


Client Greenland Drawn BP | CR Scale 1:150@A1 Dwg. 16003_DA-003


Landscape Plan | Lot 104 Lachlan’s Square


01

02

R E T A I L R O A D

E P P I N G R O A D

DE

LHI

RO

AD

LEGEND

Public Square

• ‘Sesame Grey’ granite paving to match special area paving within greater precinct

• unique paving treatment to central events area

Interface with community centre (Building M)

• inground water feature

• custom seating elements

Feature trees

• Sapium sebiferum (Chinese Elm)

• tree grates to provide passive irrigation

• timber seating with back rests beneath

• Linked tree pits with minimum 1m soil depth

Outdoor dining zone (3m)

03

04

01

05

0208

10

9

Circulation and movement shoreline (2m)

Access To Delhi Road

• 1:20 walkway pedestrian access

• tree planting Lophostemon confertus

• planting to batters and garden beds

Interface to Epping Road

• tree planting Lophostemon confertus in deep soil

Stairs to Delhi Road shown indicatively only. Refer Urban Growth NSW Package for further information

Existing retaining wall. To be replaced.

Proposed substation landing area. To be level with retaining wall to ramp.

Mass planting mix of trees and small shrubs

05

06

07

08

09

10

11A A

B

B

04

03

11

0405

06

08

9

12

SECTION A

L O T 1 0 4 - B L O C K M

L O T 1 0 4 - B L O C K L 3

07

SECTION B

Custom robust furniture elements

Unique paving pattern Provides for temporary events - Markets Provides for temporary events - Performances

Advanced tree canopy

Inground water feature


Client Greenland Drawn BP | CR Scale 1:150@ A1 Dwg. 16003_DA-004



Landscape Plan | Lot 104 Level 01 Courtyards

LEGEND

Private Courtyards

• concrete unit paving on screed

• 1m high steel fence

Garden beds to interface with private courtyards

• garden with mounding for additional privacy

• feature planting with mix of exotic and native understory and tree species. Refer planting schedule

Lawn area

Raised timber deck seating/picnic area

Trees in minimum 1m soil depth (achieved through setdown in slab coupled with localised soil mounding).

Paving units on pedestal system

Tree plantings in decomposed gravel

Communal BBQ Area

• raised deck with timber arbor structure

• communal barbeque

• table and seat settings

• raised planters with feature planting.

Swimming pool area

• 25m lap pool

• raised timber deck pool circulation area

• DDA ramp access to deck

• 1.2m high pool safety fence

Courtyard Arbor

• raised timber deck with DDA access ramp

• seating, BBQ under timber arbor structure

Interface to Retail Road

• balcony planters with trailing species

Smoke exhaust location

01

02

03

04

05

06

07

08

09

10

11

12

01

01

01

07

07

08

10

11

B

A

B

A

02

02

0202

03

03

03

04

04

04

03

09

L O T 1 0 4 - B L O C K L 3L O T 1 0 4 -

B L O C K L 2L O T 1 0 4 - B L O C K L 1

L O T 1 0 4 - B L O C K L 5

L O T 1 0 4 - B L O C K L 4

06

06

06

06

10

0505

07

12

SECTION A

SECTION B

Timber shade structure Passive recreation opportunities

Mounding in garden bedsMounding in garden beds

R E T A I L R O A D


Client Greenland Drawn BP | CR Scale 1:300 Dwg. 16003_DA-005


C - Lachlan’s SquareBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Ulmus parvifolia ‘Todd’ Chinese Elm 400L - EPyrus ussuriensis Ussurian pear 400L - E

A - Laura’s PlaceBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Laegerstomia indica Crepe Myrtle 200L - EHarpulia pendula Tulipwood 200L - N

Alcantarea imperialis Giant Bromeliad 150 1000 EBrachyscome multifida Rock Daisy 150 300 NDietes Robinsoniana Lord Howe Lily 5L 300 NEuphorbia wulfenii Crown of Thorns 150 1000 EHymenosporum flavum ‘Gold Nugget’ Native Frangipani 150 300 NTrachelospermum jasminoides Star Jasmine 150 300 E

D - Epping Road PlantingBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Elaeocarpus reticulatus Blueberry Ash 400L - NWaterhousia floribunda Weeping Lilly Pilly 400L - N

Dianella caerulea Blue Flax-lily 150 300 NJuniperus conferta Shore Juniper 150 500 ELiriope muscari ‘Just Right’ Liriope Just Right 150 300 ELomandra hystrix Spiny-head Mat-rush 150 300 NPittosporum tobira ‘Miss Muffet’ Miss Muffet 150 600 E

E - Cascading Planting to Retail StreetBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Dichondra argentea ‘Silver Falls’ Silver Dichondra 150 300 EMyoporum parvifolium Creeping Myoporum 150 600 NRosmarinus officinalis ‘Prostratus’ Creeping rosemary 200 600 E

G - Balcony Facade PlantersBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Hardenbergia violacea Purple Coral Pea 200 500 NTrachelospermum jasminoides Star Jasmine 150 500 E

B - Park InterfaceBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Laegerstomia indica Crepe Myrtle 200L - E

Carpobrotus glaucescens Pigface 150 500 NLomandra longifolia Mat-rush 150 300 NPennisetum alopecuroides Swamp Foxtail 150 500 NPoa labillardieri ‘Eskdale’ Tussock Grass 150 300 N

H - Lot 104 Courtyard and Roof Garden PlantingBotanic Name Common Name Pot Size (mm) Spacing(mm) Native/Exotic

Backhousia citriodora Lemon Scented Myrtle 200L - NCupaniopsis anacardioides Tuckeroo 200L - NMagnolia × soulangeana Magnolia 200L - EMagnolia ‘Little Gem’ Little Gem 200L - EPyrus ussuriensis Ussurian pear 200L - E

Anemone x hybrida Japanese Wind Flower 150 300 EAnthermis nobilis Chamomile 150 300 EAzalea ‘magnifica alba’ Azalea 150 300 EArthropodium cirratum New Zealand Rock Lily 150 500 ECyrtomium falcatum Holly Fern 150 300 EDietes robinsoniana Lord Howe Lily 5L 300 NEchium candicans Pride of Madeira 150 500 EHymenosporum flavum ‘Gold Nugget’ Native Franginpani 150 300 NHibertia scandens Snake Vine 150 1000 NLaurus nobilis Bay Laurel 150 300 ELimonium perezii Perez’s Sea Lavender 150 300 ELomandra longifolia ‘Tanika’ Fine-leafed Lomandra 150 300 NLavandula dentata French Lavendar 150 300 EOriganum vulgare Oregano 150 300 EPelargonium crispum Scented Pelargonium 150 300 ERosmarinus officinalis ‘Prostratus’ Prostrate Rosemary 150 600 ERhaphiolepsis indica ‘Snow Maiden’ White Indian Hawthorne 150 1000 ESalvia elegans Pineapple Sage 150 300 EThymus serphyllum Creeping Thyme 150 300 EThymus vulgaris Common Thyme 150 300 EWestringia fruticosa ‘Smokey’ Smokey Westringia 150 600 NWestringia fruticosa ‘Blue Gum’ Native Rosemary 150 600 N

16010-

DRAWN CHECKED

MF

LA-004

CR

ADRAWING NO. REVISION

DATE REV AMENDMENTS CONSULTANTS

Check all dimensions and site conditions prior to commencement of any work,

the purchasing or ordering of any materials, fitting, plant services or equipment

and the fabrication of any components.

Do not scale drawings - refer to figured dimensions only. Any discrepancies shall immediately be referred to the landscape architect for clarification.

All drawings may not be reproduced or distributed without prior permission from

the landscape architect.

NOTES

PRELIMINARYSTATUS

NOT FOR CONSTRUCTION

1:300 1:500

SCALE A1 | SCALE A3

Services shown on this drawing are

approximate only. The exact location is to be confirmed on site

by contractor prior to

commencement of work.

WARNING

TYPICAL DETAILDRAWINGPROJECT

Lachlan's LineNorth Ryde, NSW

Project Title Line 3

CLIENT

ASPECT Studios Pty LtdLevel 1, 30-32 Easey Street

Collingwood VIC 3066

Australia

T 03 9417 6844F 03 9417 6855

www.aspect.net.au

[email protected]

ABN 11 120 219 561

XX.06.2016 A ISSUED FOR DA DRAFT

MELBOURNE

Greenland (Austrlia) Investment Pty LtdSuite 201, 233 Castlereagh Street

Sydney, N.S.W 2000

Australia

Bates Smart Architects Pty Ltd43 Brisbane Street

Surry Hills NSW SYDNEY

Australia

T 02 8354 5100F 02 8354 5199

www.batessmart.com.au

[email protected]

ABN 68 094 740 986

GROUND FLOOR AND STREET TREE PLAN

Landscape Plan | Planting Plan

H

A

B

D

C

E

Ulmus parvifolia ’Todd’ Dianella caeruleaArthropodium cirratumElaeocarpus reticulatus Pittosporum tobira ‘Miss Muffet’Pyrus ussuriensis Dietes grandiflora Lomandra hystrixJuniperus conferta

C- Lachlan’s Square D - Epping Rd Planting

Dichondra argentea ‘Silver Falls’ Rosmarinus officinalis ‘ Prostratus’ Hardenbergia violaceaMyoporum parvifolium

E - Cascading Planting to Retail Street

Trachelospermum jasminoides

G - Balcony Facade Planters

Westringia fruticosa ‘Smokey’Magnolia ‘Little Gem’ Magnolia × soulangeana Limonium perezii Hymenosporum flavum ‘Gold Nugget’

Echium candicans Azalea ‘magnifica alba’ Anemone x hybrida Arthropodium cirratum

H- Lot 104 Courtyard & Roof Garden Planting

Euphorbia wulfeniiLagerstroemia indica Carpobrotus glaucescens Poa labillardieri ‘Eskdale’Lomandra longifolia Pennisetum alopecuroides

A - Laura’s Place B - Park Interface

LEVEL 1 PLAN

Alcantarea imperialis Trachelospermum jasminoidesHymenosporum flavum ‘Gold Nugget’

BALCONY FACADE PLANTER

Block M Level 1 and private balconiesRefer Architecural drawings for details.

1100mm


Appendix D Urban Design Review Panel Meeting Minutes

- 1 -UDRP Advice 104-105 Lachlan’s Line - Apartments PRL No 2016/2

URBAN DESIGN REVIEW PANEL ADVICE

PROPERTY: Lot 104 & 105 Lachlan’s Line, North Ryde

MEETING DATE: 1 March 2016 TIME: 11.00am

DEVELOPMENT: Mixed Use Development & Residential Apartment Buildings

UDRP & PRL NO : 2016/002

PROPONENTS: Greenland (Australia) Investments & URBIS

UDRP Panel: Matthew Pullinger Architect/Urban Designer Gabrielle Morrish Architect/Urban Designer

Council : Vince Galletto Senior Coordinator, B&DAS Glenn Ford Client Manager Alison Davidson Planning Consultant

NOTES FOR PROPONENTS The purpose of the UDRP is to enable you to discuss your proposal with Council’s Panel who will endeavour to provide information which will enable you to identify issues that must be addressed in any application.

However, the onus remains on the applicant to ensure that all relevant controls and issues are considered prior to the submission of the application. In addition, the quality of the officers’ advice will depend on the information you are able to provide at the meeting.

The UDRP does NOT constitute a formal assessment of your proposal and at no time should comments of the panel be taken as a guarantee of approval of your proposal.


Comments from Council’s Urban Design Review Panel

SEPP 65 – Design Quality of Residential Flat Buildings

UDRP Comments

Context and Neighbourhood Character Good design responds and contributes to its context. Context is the key natural and built features of an area, their relationship and the character they create when combined. It also includes social, economic, health and environmental conditions.

Responding to context involves identifying the desirable elements of an area’s existing or future character. Well-designed buildings respond to and enhance the qualities and identity of the area including the adjacent sites, streetscape and neighbourhood.

Consideration of local context is important for all sites, including sites in established areas, those undergoing change or identified for change.

This is the first time the Panel has reviewed a proposal on this site. The proposal is at a preliminary design phase ahead of formal lodgement as a Development Application. The Panel welcomes the opportunity to comment on the scheme at this early stage and commend the design team on a comprehensive briefing. The Panel supports the project in its current form with a series of relatively minor recommendations discussed below. The general arrangement, scale and form of buildings is consistent with the Concept Plan approval and is supported by the Panel. The preliminary resolution of tower separation, solar access and achievement of SEPP 65 principles is strong and clear and will result in positive public spaces and networks. The potential for the proposal to create and connect to a strong, well defined public realm and the development of the remaining lots to form a cohesive, integrated and high quality neighbourhood is also supported by the Panel. The relationship of the vehicle basement entry, servicing and the interface with adjacent public domain requires further refinement to ensure an optimal public realm and urban design outcome.

Built Form and Scale Good design achieves a scale, bulk and height appropriate to the existing or desired future character of the street and surrounding buildings.

Good design also achieves an appropriate built form for a site and the building’s purpose in terms of building alignments, proportions, building type, articulation and the manipulation of building elements.

Appropriate built form defines the public domain, contributes to the character of streetscapes and parks, including their views and vistas, and provides internal amenity and outlook.

Given the desired future character anticipated in the wider precinct, the form and scale of the proposal is supported by the Panel. The proposal is also consistent with floor space and building height controls defined within the approved Concept Plan.

Density Good design achieves a high

Given the desired future character anticipated in the wider precinct, the proposed density of the scheme is supported



UDRP Comments

level of amenity for residents and each apartment, resulting in a density appropriate to the site and its context.

Appropriate densities are consistent with the area’s existing or projected population. Appropriate densities can be sustained by existing or proposed infrastructure, public transport, access to jobs, community facilities and the environment.

by the Panel. The proposal appears to be broadly consistent with floor space and building height controls established in the Concept Plan approval.

Sustainability Good design combines positive environmental, social and economic outcomes.

Good sustainable design includes use of natural cross ventilation and sunlight for the amenity and liveability of residents and passive thermal design for ventilation, heating and cooling reducing reliance on technology and operation costs. Other elements include recycling and reuse of materials and waste, use of sustainable materials and deep soil zones for groundwater recharge and vegetation.

The proposed apartment buildings enjoy generous separation above the lower scale podium forms. As a result, a high proportion of the proposed apartments achieve the ADG guidelines for natural cross ventilation and solar access. The Panel supports the sustainability measures evident in the proposed building configuration.

As the scheme progresses the commitment to sustainability performance measures to become clearer and more binding. At a minimum, BASIX will apply. Council may wish to negotiate superior environmental performance given the scale and significance of the project.

The Panel is aware of similar commitments in other projects equivalent to BASIX plus 10-20%.

Landscape Good design recognises that together landscape and buildings operate as an integrated and sustainable system, resulting in attractive developments with good amenity. A positive image and contextual fit of well-designed developments is achieved by contributing to the landscape character of the streetscape and neighbourhood.

Good landscape design enhances the development’s environmental performance by retaining positive natural features which contribute to the local context, coordinating water and soil management, solar access, micro-climate, tree canopy, habitat values and preserving green networks.

Good landscape design optimises useability, privacy and

The street-level landscape design is supported by the Panel, with the recommendation that retail and active frontage continuity and accessibility be provided to the maximum extent of the site’s street and park frontages. The Panel is concerned to minimize the impacts of service and plant ‘dead zones’. The strategy to concentrate these aspects of the scheme along Spine Road is understood – and supported in principle – but must be mitigated wherever possible. The extension of active ground floor uses and residential lobbies along High Street is supported and the move to adjust the super market entry is good. The Panel is keen to ensure the northerly edge of the Lot 105, where it comes into contact with the park, is characterized by active ground floor uses able to interface with the park wherever possible. Communal open space provided on the podium roofs is clearly organized and capable of providing high quality outdoor space for residents and will benefit from further refinement and design resolution with a view to creating greater flexibility of use and potential for multiple groups to utilize the space concurrently.



UDRP Comments

opportunities for social interaction, equitable access, respect for neighbours’ amenity and provides for practical establishment and long term management.

Amenity Good design positively influences internal and external amenity for residents and neighbours. Achieving good amenity contributes to positive living environments and resident well-being.

Good amenity combines appropriate room dimensions and shapes, access to sunlight, natural ventilation, outlook, visual and acoustic privacy, storage, indoor and outdoor space, efficient layouts and service areas and ease of access for all age groups and degrees of mobility.

The Panel supports the general arrangement of the proposal and commends the configuration of public spaces, particularly Lachlan’s Square and High Street. The proposed tower and podium forms are capable of achieving high quality design outcomes.

Safety Good design optimises safety and security within the development and the public domain. It provides for quality public and private spaces that are clearly defined and fit for the intended purpose. Opportunities to maximise passive surveillance of public and communal areas promote safety.

A positive relationship between public and private spaces is achieved through clearly defined secure access points and well lit and visible areas that are easily maintained and appropriate to the location and purpose.

The proposal is well-configured to maximize passive surveillance of the public realm while creating a safe and secure communal realm.

Housing Diversity and Social Interaction Good design achieves a mix of apartment sizes, providing housing choice for different demographics, living needs and household budgets.

Well-designed apartment developments respond to social context by providing housing and

The Panel encourages a mix of dwelling types, noting the implied presence of studio, 1, 2 and 3 bedroom apartments.

Council may negotiate for the inclusion of affordable housing.

The Panel also supports the inclusion of mixed uses, particularly retail and community used along High Street and within Lachlan’s Square



UDRP Comments

facilities to suit the existing and future social mix.

Good design involves practical and flexible features, including different types of communal spaces for a broad range of people and providing opportunities for social interaction among residents.

Aesthetics Good design achieves a built form that has good proportions and a balanced composition of elements, reflecting the internal layout and structure. Good design uses a variety of materials, colours and textures.

The visual appearance of a well-designed apartment development responds to the existing or future local context, particularly desirable elements and repetitions of the streetscape.

The Panel supports the approach developed so far towards a cohesive architectural language. This should be developed in a manner which also permits a level of diversity between buildings to mitigate against the potential repetitiveness of buildings of this scale.

The Panel encourages the suggestion that Building J and the building above the proposed Council Community Facility (previously conceived of as an elliptical form) would benefit from the greatest architectural differentiation.

The Panel is also open to an argument to potentially moderately increase building height in these locations to emphasise their difference - but only on the basis of demonstrable improvement in the cumulative public benefits derived from the scheme and with no additional adverse impacts on or off-site.

Further Comments & Outcome

The Panel supports the scheme. With the incorporation of the recommended refinements and design development, the Panel is satisfied the proposal has the potential to achieve high quality design.

End of advice

office

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