UNIVERSITY OF SOUTH AUSTRALIA Assignment Cover Sheet...

UNIVERSITY OF SOUTH AUSTRALIA

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Student Name (Print clearly) UniSA Email ID

1. Rolando Granados Reyes [email protected]

2. Nan Deng [email protected]

3. J.M. Quamruzzaman [email protected]

Course code and title: Sustainable Urban Design Workshop (ARCH5030)

Program Code: School: N&BE

Day, Time & Location of Tutorial/Practical: Friday 02:10 PM - 05:00 PM CEA/BJ3-03

Course Coordinator: Dr. Alpana Sivam Tutor: Dr. Alpana Sivam

Extension granted (Yes/No): Due Date: 12 November 2010

Assignment number & topic: ASSIGNMENT 3—URBAN DESIGN STRATEGY AND MASTER PLAN PROPOSAL

We declare that the work contained in this assignment is our own, except where acknowledgement of sources is made.We authorise the University to test any work submitted by us, using text comparison software, for instances of plagiarism. Weunderstand this will involve the University or its contractor copying our work and storing it on a database to be used in future totest work submitted by others.We understand that we can obtain further information on this matter at

http://www.unisa.edu.au/ltu/students/study/integrity.asp Note: The attachment of this statement on any electronically submitted assignments will be deemed to have the same authority asa signed statement.Signed: Date:

1. Rolando Granados Reyes 12/11/10

2. Nan Deng 12/11/10

4. J.M. Quamruzzaman 12/11/10

Date received from student Assessment/grade Assessed by:

Recorded: Dispatched:

OCEAN STREETMAIN PRECINCTMASTER PLANPROPOSAL

Rolando GranadosNan DengJ.M. Quamruzzaman

Ocean Street Precinct Master Plan Report

Table of ContentsExecutive Summary..............................................................................................................................41. Project Definition.............................................................................................................................4

1.1 Objectives..................................................................................................................................42. Context ............................................................................................................................................5

2.1. Historical context......................................................................................................................52.1.1 Port Victor.........................................................................................................................62.1.2 Tourist Town.......................................................................................................................62.1.3 Heritage..............................................................................................................................8

2.2 Physical context ........................................................................................................................82.2.1 Location.............................................................................................................................92.2.2 Urban form.........................................................................................................................92.2.3 Land use...........................................................................................................................102.2.4 Business Activity..............................................................................................................112.2.5 Tourism statistics..............................................................................................................122.2.6 Recreational activities......................................................................................................12

2.3 Strategic context......................................................................................................................122.3.1 Buy local policy...............................................................................................................13 2.3.2 Zoning.............................................................................................................................132.3.3 Building height.................................................................................................................142.3.4 Landmark development sites...........................................................................................142.3.5 Development Plan of Victor Harbor ...............................................................................15

3. Site requirements............................................................................................................................153.1 Healthcare and aging care........................................................................................................163.2 Tourism attraction....................................................................................................................163.3 Walkability...............................................................................................................................173.4 Environmental sustainability...................................................................................................173.5 Summary of Survey result.......................................................................................................17

4. Identified problems.........................................................................................................................205. Site analysis....................................................................................................................................23

5.1 Business activity......................................................................................................................235.2 Road Network..........................................................................................................................235.3 Parking.....................................................................................................................................255.4 Demographic Analysis.............................................................................................................25

5.4.1 Age Statistics....................................................................................................................255.4.2 Age group changing.........................................................................................................265.4.3 Family statistics................................................................................................................27

5.4.4 Labour market changing.......................................................................................................276 Development objectives..................................................................................................................28

6.1 Desired character.....................................................................................................................286.2 Heritage and conservation.......................................................................................................29

6.3.1 Complying development..................................................................................................296.3.2 Non-complying development...........................................................................................30

7. Urban design principles..................................................................................................................307.1 Place making theory.................................................................................................................307.2 Sense of places.........................................................................................................................317.3 SWOT Analysis ......................................................................................................................32

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8. Design factors.................................................................................................................................338.1 Movement and Parking............................................................................................................338.2 Land Use..................................................................................................................................368.3 Heritage....................................................................................................................................37

9. Master Plan proposal......................................................................................................................3811. Master Plan...................................................................................................................................39

11.1 Details....................................................................................................................................3911.1.1 Pedestrian Safety............................................................................................................4011.1.2 Bicycle Lane...................................................................................................................4011.1.3 Infrastructure Changes...................................................................................................4111.1.4 Sections..........................................................................................................................42

11.2 Areas of interest.....................................................................................................................4411.2.1 North Entrance...............................................................................................................4411.2.2 Crossing of Ocean and Coral.........................................................................................4511.2.3 Southern end...................................................................................................................46

12. Costing and implementation strategy...........................................................................................4813. Conclusion....................................................................................................................................50List of References...............................................................................................................................51Appendix 1: Heritage Sites.................................................................................................................53Appendix 2: Study Area.....................................................................................................................54Appendix 3: Existing Parking facilities..............................................................................................55Appendix 3: Master Plan Proposal.....................................................................................................56

Illustration IndexIllustration 1: Victor Harbor Circa 1910...............................................................................................6Illustration 2: Granite Island.................................................................................................................7Illustration 3: Location of Victor Harbor..............................................................................................9Illustration 4: Ocean Street built form................................................................................................10Illustration 5: Victor Harbor land use map.........................................................................................11Illustration 6: Regional Town Centre.................................................................................................13Illustration 7: Landmark development site.........................................................................................14Illustration 8: Activities that should NOT be encouraged..................................................................18Illustration 9: Improvement preferences............................................................................................19Illustration 10: Parking problems.......................................................................................................21Illustration 11: Drainage problems.....................................................................................................21Illustration 12: Walking problems......................................................................................................21Illustration 13: Linkage problems......................................................................................................21Illustration 14: Identified Problems on Ocean Street.........................................................................22Illustration 15: outdoor activities........................................................................................................23Illustration 16: indoor activities..........................................................................................................23Illustration 17: Road hierarchy...........................................................................................................24Illustration 18: Bicycle network.........................................................................................................24Illustration 19: Age statistics..............................................................................................................26Illustration 20: Changing pattern of population age group................................................................26Illustration 21: Changing pattern of labour market............................................................................27Illustration 22: A visual metaphor for the nature of places................................................................31Illustration 23: Vehicle movement and parking..................................................................................34

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Illustration 24: Pedestrian movement.................................................................................................35Illustration 25: Land Use on Ocean Street.........................................................................................36Illustration 26: Local and State heritage.............................................................................................37Illustration 27: Master Plan guidelines...............................................................................................38Illustration 28: pedestrian considerations in master plan...................................................................40Illustration 29: Bike lane incorporation to the area............................................................................41Illustration 30: Infrastructure details..................................................................................................41Illustration 31: Sections......................................................................................................................42Illustration 32: Section A-A'...............................................................................................................43Illustration 33: Section B-B'...............................................................................................................43Illustration 34: Section C-C'...............................................................................................................43Illustration 35: North entrance proposal.............................................................................................44Illustration 36: Crossing of Ocean and Coral proposal......................................................................45Illustration 37: Southern End proposal...............................................................................................46Illustration 38: Cheeser Street............................................................................................................47Illustration 39: Pavement proposal.....................................................................................................47

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Executive Summary

The city of Victor Harbor has always been important for the state of South Australia. It is

one of the biggest tourist attractions of the area and it's location gives it a unique character.

Today there is a visible decay present that together with shifts in commercial trends, are

affecting the central area of Victor Harbor. Efforts are being directed in order to regenerate

and revitalise the decayed Ocean Street Main Precinct. This report presents a analysis of

the current situation of the area that takes into consideration literature review, a site visit

and comments from the city council and community groups. Here are presented the results

of the analysis together with a proposal for a master plan that addresses the identified

issues.

1. Project Definition

The Victor Harbor Main Street Precinct project has been prepared for the purpose of addressing

the scope of design work requirement to provide for the eventual and effective implementation of

a revised Main Street Urban Design Framework for the Ocean Street Precinct. It takes into account

important information about process, scope and anticipated outcomes for the project.

Development has been minimal during recent years resulting in a shifting of retail trends from the

main street to peripheral shopping centres. This trend has created the need for project to revitalise

the precinct of Ocean Street.

1.1 Objectives

The main objective of the project is to develop a comprehensive urban design framework for the

Main Street Precinct that encourages and supports a commercially vibrant and attractive shopping

and business centre that offers a diversity of activities and provides a friendly environment. In

order to achieve this objective of the project the Victor Harbor Main Street Precinct Committee

has identified series of precise goals which are:

Identifying opportunities for improvement of the presentation and amenity of the business

precinct through individual and cooperative arrangements involving landlords, business

tenants and council.

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Actioning initiatives within the Town Centre Master Plan and promoting revitalisation of the

Town Centre.

Identifying strategies to attract people and traffic to the central business district.

Communicating to residents and visitors the benefits of a strong and vibrant business

precinct and engaging their support and cooperation in the achievement of the

Committee’s objectives.

Reviewing the various strategic documents produced for and by Council to identify

priorities and initiate the “easy wins”.

The above five goals are the basis of the proposal which that is here presented as a master plan for

the works to be done on Ocean Street. The project has regard to balancing the range of issues

typically associated with urban renewal projects: economic, environmental and social aspects

regarding demographics, infrastructure, architecture, culture, heritage, landscape amenity, urban

design, population, tourism, commercial scenarios & retail mix, recreation, and employment.

There is also an important emphasis on both operational and environmental sustainability.

2. Context

Because of the importance of the area to the city and the project, there are many issues that

where considered during the analysis and derived into a master plan. Here the issues are been

described under the following topics: Historical context,Physical context and Strategic context.

2.1. Historical context

The first people to inhabit the area of what is now Victor Harbor where the Ramindjeri people who

called the area ‘Wirramulla’ (The City of Victor Harbor 2010). European explorers surveyed the

area during the beginning of the 1800's and development has been present ever since. The name

Victor Harbor was given by Governor Gawler after HMS Victor in 1838 (Flinders Ranges Research

1996).Despite its rich soil situation and being one of the first harbours in South Australia, it was

until 1839 that a real town settlement began. It was this year when Reverend Ridgeway Newland

and 34 settlers (The group comprised his family, some relations and friends along with several

skilled farm workers and their families) arrived at Yilki in July 1839 (Caballero 2008). The arrival of

Europeans to the area was not much different than other areas of South Australia. The situation

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was not easy and life was hard.

Illustration 1: Victor Harbor Circa 1910

2.1.1 Port Victor

By 1850 the new town began to be considered an important spot for trading. This situation created

close connections with Goolwa and the River Murry (Flinders Ranges Research 1996). The

establishment of the port created many jobs and with this, the construction of churches, hotel,

school, post office and police station and bridges soon came to the area creating the town of Port

Victor. The horse drawn railway was extended along the Causeway to Granite Island in the mid‐

1860s (The City of Victor Harbor 2010). The importance of this town as a commercial port lasted

nearly 2 more decades. As this importance decline, tourism to the area started to become popular.

In 1873 merchant and MP Alexander Hay and his second wife Agnes made the long trip to Victor

Harbor for a holiday. Mrs. Hay was so taken with it, that she persuaded her husband to build a

house there (Caballero 2008). This trend was later followed by many other families from Adelaide

creating the tourist industry that continues to be so important for the town and the area.

2.1.2 Tourist Town

The town started to reinvent itself in order to respond to this interest tourist have in it. Granite

Island’s improvements began in 1888 when the council began planting trees on it. The horse tram

passenger service to the Island ran from 1894 to 1954 (Caballero 2008). By 1897, a committee was

set up “to consider the improvement of Port Victor and its surrounds”. These improvements

included music, dance, films and the Literary Society, which also raised funds for other facilities

and groups (Caballero 2008). The town's name was changed to 'Victor Harbor' in 1921 blamed in

confusion with Port Victoria (Victor Harbor, South Australia 2010). The popularity of the area as a

trip destination was such that in 1926 the population of Victor Harbor was 2,500 visitor for the

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next year were 60,000 (Caballero 2008). The next decades only brought more and more visitors to

town and with them; infrastructure and attractions were also developed. This popularity helped to

cushion the town from the worst effects of the Great Depression of the 1940s.

Illustration 2: Granite Island

This development of the city of Victor Harbor has been constant and continues up to our days.

According to Caballero (2008) these efforts include:

1969 – Granite Island declared a Fauna Sanctuary.

1973 – Proposed building of a casino at Encounter Bay (voted against by local people).

1986 – The horse tram service was reintroduced in 1986.

1989 – Tourist Information Centre opened in the old school house. This was moved to

railway terrace in 1994 and to its present site by the causeway in 1998.

1991 – Around 125,000 people visited the south coast to see whales.

1996 – Café and Penguin Centre opened on Granite Island.

2003 – Sculpture entitled “On Occupied Territory” near the foreshore and visitor centre

commemorates the encounter in 1802 of Matthew Flinders and Nicolas Baudin in

Ramindjeri Ngarrindjeri Waters, now called Encounter Bay.

This constant effort of improvement has changed the face of the city in many ways. This change

has not always been the best possible for the community or the city itself. The train no longer runs

to Victor Harbor from Adelaide as the rail gauge (size of track) was changed from Adelaide to Mt

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Barker. A train called The Southern Encounter runs once a month from Mt Barker to Victor Harbor

from June to November. The Cockle Train operates between Goolwa & Victor Harbor every Sunday

and South Australian School holidays (Caballero 2008). Today the area is still a very important

tourist attractions for Australian and international tourist.

2.1.3 Heritage

The city of Victor Harbor has been affected for more than 180 years of settlement. This history can

be found in some of the historical buildings and sites that still can be found in and around the

Ocean Street Precinct. These heritage elements are diverse and must be taken into consideration

while planning something new for the area. They include old banks, shops, police station, diverse

retail precincts, the train station and trees. Heritage status may be awarded as State heritage or

Local Heritage (Appendix 1). According to the Victor Harbor District Centre (2001), Local Heritage

Registers have the aims of:

Identifying and preserving a community's collective identity, in its economic, cultural,

aesthetic and historical context.

Ensuring that change, as it inevitably occurs, is managed with proper regard to local

heritage values (eg. providing an integrated relationship between new housing and

established settlement).

Contributing to other community projects such as Main street programs, development of

local heritage/cultural tourism and assisting in the preparation of local histories.

2.2 Physical context

The Main Street Precinct of Victor Harbor is an important retail and service precinct for the Victor

Harbor City, serving both the local community and that of the broader Fleurieu region. The activity

of the precinct also draws significantly from tourism visitation to the city and region, with Ocean

Street providing one of the primary thoroughfares for access to a number of the City’s key tourist

attractions. In recent years shifting retail trends have been reinforced by the more recent

development of other shopping centres in Victor Harbor. The main street, once the social hub of

Victor Harbor, is now struggling to keep businesses open and the City of Victor Harbor

acknowledges that to keep the precinct an attraction, something needs to be done. This, coupled

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with minimal development and improvement projects in Ocean Street in recent years, has resulted

in the need for reinvention and renewal of the precinct.

2.2.1 Location

The City of Victor Harbor (Council) is a regional Council located 80km to the south of the Adelaide

CBD. The main street precinct is a highlight of Victor Harbor, showcasing heritage and also local

retail. Main street precinct is surrounded by Eyre Terrace, Railway Terrace, Albert Place, Esplanade

and Torrens Street (Appendix 2).

Illustration 3: Location of Victor Harbor

2.2.2 Urban form

Victor Harbor is largely made up of single story buildings with two stories around main commercial

centres of Ocean Street and Warland Reserve. Most commercial development consists of finer

grained, smaller buildings that offer a variety, texture and atmosphere to the streetscape. There

are some exceptions in the newly developed commercial area such as Woolworths shopping

centre. It is a larger development with comparatively featureless building surrounded by car

parking. Residential developments are mostly single storey homes on substantial land parcels. The

value of land around the foreshore is increasing day by day. New development in these areas

experiences two to three story medium density apartment and townhouse complexes rather than

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traditional single story home. Open spaces along the foreshore allow free access to the coast

(Victor Harbor Town Center Master Plan 2006).

Illustration 4: Ocean Street built form

2.2.3 Land use

Being a small town lived both by residents and visitors, Victor Harbor has a diverse type of land

use. Land use along the main entry routes to town centre such as Hindmarsh Road, present an

unpleasant collection of motor vehicle services, industrial and fast food premises. The main

commercial hub of the town exists within the study area for this report. Hospitality, retail and

professional offices are gathered around Ocean Street and Warland Reserve. Open space coastal

areas and other tourist attractions such as the horse drawn tram, the whale tail fountain and

playgrounds creates a hub of activity during the summer season peak tourism period. Significant

stretches of open space along the entire foreshore service the town’s recreational needs. These

include passive open space, lawn bowls and clubrooms, tennis courts and clubrooms, playgrounds

(Victor Harbor Town Center Master Plan 2006).

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Illustration 5: Victor Harbor land use map

2.2.4 Business Activity

The major employers in Victor Harbor are in tourism, retail, light industry and primary production.

As the regional centre for the southern Fleurieu Peninsula, Victor Harbor provides a broad range of

retail, commercial and public service facilities. There are an estimated 800 business in Victor

Harbor operating across eight main categories of economic activities. Currently Ocean Street has

94 businesses listed, employing a total of 379 people (Ramage, 2010).

Main economic activities:

Health, medical and community services/aged care

Primary industries

Retail/Restaurants

Hospitality and tourism

Construction

Education

Light manufacturing

Business services

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Health, aged care and community services provide the biggest employment category. They provide

approximately 1000 jobs. There are 600 farms and 100 peninsula dairies. Meat and specialist foods

grown locally are sold nationally and exported. However, this sector is threatened by drought and

salinity. Retail and restaurants employ almost 874 people. There are 82 businesses supplying

overnight accommodation including caravan parks. They employ 354 people. Education

institutions, including four schools, two kindergartens and TAFE employ 176 staff for approximately

1820 students. Services and banking activities include accountants, lawyers and executives of

almost 322 people.

2.2.5 Tourism statistics

Most visitors are day trippers from Adelaide to Victor Harbor. Statistics shows that intrastate

visitors 505,000 (2.8 nights), interstate visitors 92, 000 (4.5 nights) and international 16,000 (12

nights) resulting in a total of 2.3 m nights’ accommodation. The main reasons for visit are holiday

(74%), friends and relatives (21%), business (2%) and education and other (3%) (Tourism SA, 2008)

(Ramage, 2010).

2.2.6 Recreational activities

Residents and visitors can enjoy an extensive range of sporting and recreational activities. The

Victor Harbor Indoor Recreation Centre provides for basketball, volleyball, table tennis, social

dancing, indoor soccer, gymnastics and other activities. There also opportunities to participate on

a social or competitive basis in golf, tennis, football, lawn bowls, croquet, petanque, netball,

hockey, horse riding, harness racing and sailing.

2.3 Strategic context

According to Victor Harbor Town Centre Master Plan, the goal of the city is to seek 'a commercially

vibrant and attractive shopping and business centre strategy'. It is stated as a goal for the study

area that ‘northern end of Ocean Street tends to provide the business and services needs of the

community with the southern end focusing on tourist based retail, hospitality services and

convenience food’. ( Town Centre Master Plan 2010)

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2.3.1 Buy local policy

Statistics show that more than half of the visiting population is composed of day trippers from

Adelaide (Ramage 2010). This situation has created a hard time to create efforts on boosting local

economy. Therefore, the city council of Victory Harbor decided to encourage “buy local policy”.

This policy reflects the idea that attention should be paid more on meeting the needs of local

market and residents and not to relay so much on tourists (Ramage 2010).

2.3.2 Zoning

The study area is under Regional Town Centre (RTCE) zone in the council development plan. The

area is surrounded by foreshore (Fo) at the south and east and residential area (R) at the north and

west.

Illustration 6: Regional Town Centre

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2.3.3 Building height

The height of development should generally not exceed 2 storeys (9 metres) above existing natural

ground level, other than that where identified by specific provisions contained in the policy areas

for the Regional Town Centre Zone. Buildings should be sited close to or abutting street frontages,

with particular attention given to creating defined edges to corner sites, Landmark Development

Sites and areas of public open space (Dev Plan 2010).

2.3.4 Landmark development sites

Victor Harbor Development Plan identifies some key ‘landmark’ sites within the Regional Town

Centre Zone. There are some specific guidelines for these landmark developments. These sites

provide the opportunity to expand upon the existing built form, adding to the vibrancy, liveliness

and sustainability of the Regional Town Centre. The arrangement of development on Landmark

Development Sites, limiting height at the street front and providing more substantial set‐backs to

upper levels will ensure that new buildings relate to the existing scale of built form in the town

centre at street level. Development on these sites will be carefully designed to be sympathetic to

Victor Harbor’s unique character.

Illustration 7: Landmark development site

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Landmark developments at a glance

Site

ID

Building height Verandah Setback Parking Reference

H Max 3‐storeys

(10.5 m)

Over the footpath

on McKinlay St. to

provide shelter for

pedestrian

No setback

from any

boundary

Not mentioned Dev Plan

page no. 129‐

130

G Max 4‐storeys

(15.0 m)

Over the footpath

on Torrens St.,

Crozier St. and Coral

St. to provide

shelter for

pedestrians

Referred to

Diagram 2,

page no.

130, VH Dev

Plan

Provided on

Crozier St.

Dev Plan

page no.130

Source: VH Development Plan 2010

2.3.5 Development Plan of Victor Harbor

The Victor Harbor Development Plan sets out the strategy to accommodate the needs of the

population and visitors to the expanded urban area which has been and will continue to be one of

the State's primary tourist destinations. The town has expanded rapidly over recent years as a

result of its increasing popularity as a tourist resort and retirement area. The town contains a

range of tourist accommodation, including caravan parks, motels, hotels, guest houses, holiday

houses and flats.

3. Site requirements

Once the context has been established, the requirements for the project can be defined. The

project site needs to be considered in the context of Victor Harbor as presented in the previous

section. Addressing its status as a tourism/leisure destination while not forgetting the local

residence. Each person that lives the area will have different opinions about the requirements.

Here are presented the requirements as stated by different key groups interested in the

development of Ocean Street.

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The Victor Harbor Town Centre Master plan states that the design outcome should consider the

points :

Large format, lighter coloured paving units.

Improved lighting.

Improved furniture and rest spots.

Improved pedestrian crossing points including regard for disabled access.

Feature artworks (e.g. pavement art, fountain).

Improved opportunities for outdoor dining (eg protuberance to create larger areas for

outdoor dining).

Soft landscaping including street tree plantings, planter boxes and other vegetation

opportunities.

Signage.

Economic and social viability.

Infrastructure feasibility (pavement, stormwater, service provision).

Security and safety (application of CPTED principles), including CCTV.

Operational and environmental sustainability of all facets.

Treatment of approach points and intersections within the project area.

3.1 Healthcare and aging care

Aging people represent the biggest part of the permanent population of Victor Harbor. It is

perceived as a large village of retirement. Health and aged care services provide approximately

1000 jobs (Ramage 2010). this shows hos important it is for the project strategies to focus on this

age group as well to give importance of aging care industry and it's importance to local economy.

3.2 Tourism attraction

History has proven that Victor Harbor is a mayor tourist attraction. Many people visit the city for

holiday and leisure purpose. This tradition has allowed the city to present itself in a very attractive

way as part of a strategy to attract people to the area. It provides virtually everything needed for a

relaxing holiday such as sun, surf and sand, clear turquoise water, stunning views, outstanding

early colonial architecture, good pubs, cafes and restaurants. There are many activities in this area

include Greenhills Adventure park, encounter coasts discovery centre, horse drawn tram,

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Urimbirra wildlife park and SA whale centre.

Tourism Research Australia estimated that $221 million are spent by intrastate visitors per year.

Even though that most visitors are day trippers they still spent approximately $148 million in

2008(Ramage 2010). Taking that point into consideration, the council encourages tourist based

retail, hospitality and food services as well as convenience retail.

3.3 Walkability

For the consideration of visitors and aged people, as well as boosting local small business, it is

reasonable to make the study area of Victor Harbor more walkable. This strategy includes

improving lighting, pavement, safety and accessibility. The pedestrian and traffic intersections

could be safer by well organised designs. An aim to create more routes to access the main street

(Ocean Street) is taken into consideration. There is a need to improve the car parking facilities

within the study area. Vivid signage and comfortable outdoor dining have proven to be good

methods to attract more people into the main street.

3.4 Environmental sustainability

All the factors mentioned above should follow the rules that the success of planning should

achieve the social, economical and environmental goals. Keeping an area environmentally

sustainable is a key issue for a long time healthy development. Therefore, any planning project

ought to pay enough attention on environmental sustainability. Because of the specific

characteristics of the activities that are present and the people that live in the city, maintaining a

sustainable environment is important to the economic development of Victor Harbor.

3.5 Summary of Survey result

The Victor Harbor Main Street Precinct Committee conducted the following survey in 2010 giving

the focus on how the area can be revitalised to retain its business and tourism. The survey was

responded by the local community and presents strong emphasis on three main criteria that are

infrastructure, land use/activities and image/character. The fist table represents peoples view of

the current condition of the area. The following graphs define what they think should and

shouldn't be present in a renewal plan for Ocean Street.

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The following are the key desired outcomes for the Main Street Precinct of Victor Harbor, as

determined through a number of targeted workshops held by the City of Victor Harbor Council

with key stakeholder groups.

Staff workshop

Need to remove stormwater swale from footpaths.

Need to provide user friendly shelter for pedestrians.

Need to bolster relationship between the main street and the coast.

Need to provide adequate car parking.

Council heritage advice – provided by Andrew Stevens (Stevens Architects)

Desire for a cohesive, consistent streetscape which is stylish and yet understated to allow

focus on historical buildings.

Development that does not detract from state and local heritage places.

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Disability access committee workshop

Need for a higher number of disability friendly parking spaces/areas given the Victor

Harbor demographic.

Need for designated pedestrian crossings throughout precinc.

Tourism staff and volunteers workshop

Need to make identification of main street precinct easier through signage and entry

statements.

Traffic flow – need to improve flow & promote designated car parking areas.

Need to establish a pedestrian connection to railway precinct and foreshore.

Parallel parking is a problem – angle parking is preferred.

A vibrant atmosphere centred around Ocean St and Coral St.

Strong support for farmers market type activities.

Main street committee workshop

Need for consistent and adequate lighting across whole precinct.

Designated pedestrian crossings needed.

Need to improve pedestrian linkages with railway precinct.

Need to incorporate bike lanes and infrastructure.

Desire for alfresco dining.

Source: VH Main Street Precinct Committee, 2010

4. Identified problems

After reviewing al the previous sections of this report together with a site visit and literature

research, a series of problems have been identified within the study area. There are mainly three

kinds of problems to be addressed by a master plan proposal for Ocean Street. These problems are

presented as followed:

Difficulty for car movement. The cross of Ocean Street and Coral Street easily creates traffic

congestion. This situation also happens at the cross of Eyre Terrace & Torrens Street, and at the

cross of Albert Place & Railway Terrace. The present situation with parallel parking on both

sides of Ocean Street has also proven to be a complication for traffic.

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Difficulty for pedestrian movement. Pedestrian crossing is hard on Torrens Street because the

high speed traffic and limited linkage. There are a series of intersections that are very

complicated to go by as a pedestrian, for example Albert Place and Railway Terrace. Walking

along Ocean Street has become a complicated task because of factors such as the bad

drainage, pavement and outdoor furniture.

Linkage to Facilities the presence of other commercial centres is not well managed creating a

situation which weakens the function of town centre. Car park on McKinley Street has not

provided linkages for pedestrian to reach Ocean Street. Coral street presents no real function

as a convenient access from tourism centre on Railway Terrace to supermarket on Torrent

Street.

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Illustration 10: Parking problems Illustration 11: Drainage problems

Illustration 13: Linkage problemsIllustration 12: Walking problems


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5. Site analysis

5.1 Business activity

The Victor Harbor main street precinct mainly serves the role of commercial, visitor and cultural

focus for the southern Fleurieu Peninsula and provide a range of retail, administrative, visitor,

cultural, entertainment, community, business, educational and recreational facilities as well as

residential and visitor accommodation appropriate to the needs of the township and visitor

catchments.

Illustration 15: outdoor activities Illustration 16: indoor activities

The day to day activity is mainly focused around Ocean Street, the traditional business hub offering

a number of services such as retail outlets, cafés and pubs. Some night time activity occurs at the

end of Ocean Street and around the Warland Reserve where there is a concentration of café, take

away and hotels that service the entertainment needs of both locals and visitors. Another hub of

day to day activity is located on the newly constructed Woolworths shopping centre. Seasonal and

tourist activity is generally centred along the foreshore and around Warland Reserve precinct and

Ocean Street retail areas.

5.2 Road Network

According to the Town Centre Traffic Management Plan, two tiered road hierarchy such as primary

and secondary has been identified. Based on functional hierarchy, pedestrian, bicycle, public and

community transport, freight, tourist and community access exist in the study area. The current

configuration of the road network do not consider marked bike paths in the the central commercial

hub of the city.

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Illustration 17: Road hierarchy

Illustration 18: Bicycle network

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5.3 Parking

There is no big parking lot or multi‐storied parking facilities in or around the shopping precinct

where shoppers can park their car and enjoy their shopping. The parking on Mckinlay Street is not

well accessed from Ocean Street. There are some other parking facilities on Stuart Street,

Esplanade and at the corner of Crozier Street and Torrens Street (Appendix 3). The main roads of

the shopping precinct namely Ocean Street and Coral street are allowed to on‐street parallel

parking which reduces the accessibility specially walkability of age or disabled people.

5.4 Demographic Analysis

The population of the City of Victor Harbor Council area is approximately 12,900 residents. At any

given time it is estimated that 2,000 or more additional visitors are residing in our community as

tourists or people frequenting their holiday home. At peak tourist season from December to

February the population grows to almost 30,000. 45% of all internal migration is to Victor Harbor

(Victor Harbor City Council).

Changing pattern of population in the City of Victor Harbor

City 1996 2001 2006 % Change 1996‐2006

Victor Harbor 9336 11108 12489 33.77Source: Victor Harbor Town Centre Master Plan 2006.

`The creation of a master plan has to present a balance the relationship between human society

and natural environment. Therefore, it is necessary to make research on the demographic data of

Victor Harbor. The aim is to know what the characteristics of the existing population, and to

provide a suitable artificially environment for them. At the same time, sustainability should be

achieved with meeting the needs of people for which a project is designed. Here are presented

seven aspects of population. These statistics create a base to understand the characteristics of the

population that will live the project.

5.4.1 Age Statistics

About half of the population (40.43%) is over 60 years old, as followed 20 ‐ 39 years and 40 ‐ 59

years, they are 25.93% and 14.71% respectively. Percentage of people is 5‐19 years old is nearly

the same with that of 20‐39, which is 14.8%. Finally, only 4.13% of population is among 0‐4 years.

25

13.27% of population in Victor Harbor was born in United Kingdom, this represents the biggest

overseas born group. The second biggest is “not stated” with 6.34%. the rest is divided into

Germany with 0.95%, New Zealand 0.73% and “born elsewhere” occupy 0.85%.

5.4.2 Age group changing

The population of Victor Harbor has been rising and is expected to continue this trend from 2006

—2021. in 2006 the population was about 12,229 and is projected to reach approximately 14,390

by 2021, this represents an increase of 17.7%. As the following chart states, this growth is not

equally distributed on all the age groups. A clear increase in the older generations can be seen.

There are even some age groups that are expected to decrease their presence in Victor Harbor.

Illustration 20: Changing pattern of population age group

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5.4.3 Family statistics

60.21% of population report to be already married, and 7.4% of people are living under De Facto

marriage. This represent that most of the people within the study area live in families. There are

only 32.39% of the population that live alone.

5.4.4 Labour market changing

Total working age (15‐64 years) population in Victor Harbor is supposed to drop from 66% to about

58% during the period from 2006 to 2021. While the number of working people would rise from

6664 to approximately 7044. The workers share occupations averagely, from the biggest sector of

manager to smallest one of service work, which is 17.24% and 11.85% respectively. The other

three occupations that are between those two are technicians & trades workers (15.36%),

labourers (14.14%) and professionals (13.98%). Workers in the elderly age group are expected to

rise to about 2500. On the contrary, the number of working positions for the young is projected to

decrease.

Illustration 21: Changing pattern of labour market

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6 Development objectives

Having analysed the current situation of the place and the people that are expected to live the

proposed project, a series of objectives must be decided. According to the Development Plan

(consolidated June 2010) of Victor Harbor City, the objectives and development control principles

are:

primary focus for business and commercial services providing a full range of shopping,

administrative, cultural, community, entertainment, education, religious, tourist, visitor and

recreational facilities, and office development.

linking of adjoining compatible developments by pedestrian paths, sharing of private and

public car parking facilities and compatible integration of new development with the

historic buildings.

accommodating medium to high‐density residential development in appropriate locations.

public realm as a safe, secure and attractive environment for pedestrian movement and

social interaction.

establish integrated and cohesive streetscapes.

6.1 Desired character

According to the Development Plan of Victor Harbor, the desired character for Victor Harbor

Regional Town Centre Zone will facilitate primary regional services, business, retail, visitor and

cultural focus for the southern Fleurieu Peninsula. The Centre will provide and expand upon the

diversity of land uses available including retail, administrative, visitor, cultural, entertainment,

community, business, educational and recreational facilities appropriate to the needs of the

township and the rural and visitor catchments it serves. However, this unique seaside character of

Victor Harbor will be preserved.

As stated previously, the Regional Town Centre is a tourist attraction in its own right. A significant

focus for future development will be to improve the Centre as a vibrant and memorable holiday,

seaside destination, providing both residential and visitor accommodation opportunities. Include

modulation and detail in their frontages and façade treatments, simplicity in form, minimal or no

setbacks, use of balconies and verandahs and active land uses at ground level that engage the

public both passively and actively and help to create vibrant and lively public spaces.

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The Regional Town Centre will develop its movement system by providing access, parking, high

pedestrian connectivity, safety and amenity. Development will have emphasis on creating safe and

attractive pedestrian networks particularly within and adjacent to the foreshore areas.

Opportunities to develop new pedestrian connections involving land in public and private

ownership are necessary to facilitate a fully integrated, ‘permeable’ and cohesive centre (Victor

Harbor Development Plan, 2010).

6.2 Heritage and conservation

As discussed in previous sections, the historical character of the area is very important and it must be taken

seriously in any proposal. Considering the legibility of main street precinct there are some local and state

Heritage buildings that give the precinct a unique character. As presented in Appendix 1, there are 32 local

heritage places and 11 state heritage places are located in the study area (Local Heritage Register, 2001).

6.3.1 Complying development

According to the Victor Harbor Development Plan the following forms of development are

envisaged in the Regional Town Centre Zone:

Bank

Cafes

Child care centre

Community facility

Community health centre

Consulting room

Discount department store

Dwelling in conjunction with non‐residential development

Educational establishment

Emergency services facility

Entertainment facility

Hotel

Motel

Indoor games centre

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Office

Place of worship

Restaurant

Shop

Supermarket

6.3.2 Non‐complying development

According to the Victor Harbor Development Plan the following kinds of development are non‐

complying in the Regional Town Centre Zone:

Dwelling

Fuel depot

Industry

Major service depot

Road transport terminal

Stock sales yard

Stock slaughter works

Timber Yard

Waste reception, storage, treatment or disposal

Wrecking yard

7. Urban design principles

In order to generate a master plan, all the previous analysis have been put together with a place

making theory. This has been done with the objective of determining the design principles that

rule the final proposal. In this section a quick view of this process is presented.

7.1 Place making theory

The place making theory that has been used is represented with 3 areas that intersect in order to

create the sense of space. This means that a place is the conjunction of Activities that take place

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there, the Physical Attributes of it and the Image that the people have of the same place.

Illustration 22: A visual metaphor for the nature of places

Source: Canter (1977)

7.2 Sense of places

The next table represent how each of the elements taken into consideration interact and relate

with each other within the place making theory.

Factors Break down of factors

Activities Land uses

Pedestrian flow

Behaviour

Patterns

Noise and smell

Vehicle flow

Physical attributes Townscape

Built form

Permeability

Landscape

31


Furniture

Conceptions Legibility

Cultural associations

Perceived functions

Attractions

Qualitative criteria

Source: Punter (1991)

7.3 SWOT Analysis

A SWOT analysis for Victor Harbor based on urban design principles of place making theory has

been developed:

UD principles Strengths Weaknesses Opportunities Threats

Activities Mixed land

uses

Pedestrian

access

Commercial

activities

Good

Location (ie.

near

foreshore and

local

shopping)

Legacy of

trade and

tourism

Heritage

value

Parking along

street

Poor drainage

Poor linkage

with foreshore

and newly built

shopping centre

Lack of safety

for pedestrian

Limited outdoor

activities

Approach point

not well‐

designed

Lack of public

transport

Main

commercial

hub

Existing built

form

Pedestrian

precincts

Open space

coastal areas

Tourist

activities

Woolworths

and foreshore

Traffic

congestion at

entry point

Lack of

interest in

shopping

Off peak

tourism

season

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Physical

attributes

Commercial

centre

Accessibility

in terms of

scale

Variety in

streetscape

Sitting

arrangements

Insufficient

parking

facilities

Lack of street

furniture

Inadequate

road signage

Insufficient

street lighting

Granite Island

Horse drawn

tram

Playgrounds

Art works (ie.

fountain)

Woolworths

shopping

centre

Decay of

heritage

buildings

Parking away

from the site

Conceptions Tourism

attractions

Holiday

celebration

Local culture

Incompetent

with Coles and

Woolworths

Absence of

renovation

Lack of linkage

Summer

season peak

tourism

Outdoor

dining

1 hour (70

km) driving

from Adelaide

Lack of local

people’s

commitment

Shifting local

business

8. Design factors

The following section analyses the physical characteristics of the study area based on 4 specific

factors. This creates the base for the master plan to be proposed in this report.

8.1 Movement and Parking

Car parking should be provided under or behind buildings so as not to be visible from the main

street frontages. Deck car parks should be developed in concealed areas, such as in the locations

identified in . Parking and movement should integrate with adjoining development, and should

serve the needs of shoppers, tourists and short term visitors.

The Victor Harbor main street precinct can be lived in many ways. Being the main road and

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requirement for more car parking to be provided in the area of Ocean Street and that any more

development that occurs should be accompanied with a net increase in available parking so as not

to increase the under supply of car parking (Victor Harbor master plan).

The way in which Ocean Street is lived is mainly pedestrian experience. There is a considerable

change to the pedestrian movement recorded in the “tourist” section of the town centre,

specifically Albert Place, The Esplanade and Flinders Street where the pedestrian volumes increase

during the peak weekend by as much as 6 times.(Victor Harbor master plan)


main pedestrian hub will be presented as the heart of the street both geographically and activity

centre. There are also key development sites that have been identified in order to create entry

statements to Ocean Street. Infrastructure improvement is also taken into consideration in order

to create a friendlier walking path both for old age residents and the tourist that will come to the

area.

11. Master Plan

The entire analysis presented in previous sections have guided the final proposal for the

redevelopment of the Main Street Precinct Master Plan. This plan follows the vision to create a

more pedestrian friendly environment, allowing several complementary activities to take place.

There is a proposed change in many aspects of the infrastructure of the area, a creation of entry

statements on both ends of ocean street as well as an emphasis on the pedestrian movement and

the linkage of the entire area. The master plan proposal can be found in Appendix The entire

Master plan relays in the following key factors:

Defined pedestrian crossing

Pavement change

Tree planting

Angle parking

Street signs

Public art

Drainage

Outdoor dinning

Bike lane

Linkage to other areas

11.1 Details

To understand in a better way the proposed master plan, a series of details are here explained.

These details are presented in different sections: Pedestrian safety, Bicycle lane, Infrastructure

changes and a series of Sections. The 3 main points of design (Northern entrance, Crossing of Coral

St. and Ocean St. and South end of Ocean St.) are also explained a little bit more in detail.

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11.1.1 Pedestrian Safety

As presented with the analysis, pedestrians need a more friendly environment within the study

area. In order to achieve this goal, the master plan incorporates signage, well defined crossing

through colour paving, easy walking pavement and large areas with mix activities.

11.1.2 Bicycle Lane

The incorporation of a defined lane for bicycles has various objectives. First it brings the bicycle

network into the area that may be extended in future developments. In some parts of Ocean

Street this lane will divide the pedestrian area from the vehicle areas. At some points of the road

this section will be paved with permeable paving in order to help with drainage problems. A series

of bike parking areas will be situated along ocean Street to encourage people to use this mode of

transportation.

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Illustration 28: pedestrian considerations in master plan


11.1.3 Infrastructure Changes

One of the most common topics of discussion in the analysis presented in previous sections is the

infrastructure decay of the area. An upgrade for this situation is present in this proposal. Some of

the key factors include the use of a different drainage system in the centre of the street, taking that

issue out of the pedestrian area. The use of simple and practical urban furniture should be

encouraged in order to give a better image of the street. A sustainable approach has also been

taken part of this proposal, not only with water management, but also with alternative energy

sources.

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Illustration 29: Bike lane incorporation to the area

Illustration 30: Infrastructure details


11.1.4 Sections

Here are presented 3 sections that represent 3 specific areas of the design. The first one (A‐A')

presents the proposed treatment for the linkage to be developed towards the parking area in

McKinlay Street. The second section (B‐B') presents the typical section of the areas that have the

angle parking, this area would have permeable paving on the bike lane. Finally, the third section

here presented (C‐C') Shows the area just south of the intersection with Coral Street, an area

where more space has been dedicated to pedestrian activities.

42

A‐A’

B‐B’

C‐C’

Illustration 31: Sections


43

Illustration 32: Section A-A'

Illustration 34: Section C-C'

Illustration 33: Section B-B'


11.2 Areas of interest

The analysis of physical characteristics clearly represents 3 areas of mayor interest(North, Centre

and South of Ocean Street. In order to create a more defined Master Plan, these areas have been

considered in more detail and are here presented.

11.2.1 North Entrance

Being the main entry way to Ocean Street, this area should be more attractive to people. It should

have an appeal to people and a way of stating that there is something interesting down the road. A

fountain with spectacular sitting arrangement under tress has been proposed. Artwork will attract

people from away of the road. On the other side of the road, a living sign will welcome everyone to

the main street precinct. This area will also host the beginning of the bike lain.

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Illustration 35: North entrance proposal

heart of tourism


11.2.2 Crossing of Ocean and Coral

Walking has been encouraged in this master plan because it is the most efficient and the only fully

sustainable mode of travel. From a commercial viewpoint, a good walking environment will attract

customers and investors and ultimately this will be reflected in land and property values and rents.

This area has been thought to become the heart of pedestrian activity along Ocean Street. It will

also be used as an attractor of new activities such as the weekly market into Ocean Street. It

concentrates the more area dedicated for pedestrian activities.

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Illustration 36: Crossing of Ocean and Coral proposal


11.2.3 Southern end

Street trees, canopied, verandas and deciduous pergolas can provide shade and shelter for

pedestrian. Especially the sunlight of Southern Australia in summer is very strong. Sufficient shelter

can be very helpful to build friendly pedestrian environment. This area is already going to be

presented with a major development, so here just a compliment for this development has been

proposed. The creation of sheltered areas will create a more intimate environment without

isolating the area from the rest of the project.

There are some real examples of this proposed sheltering system in the city of Adelaide,

specifically Cheeser Street. This elevated planting creates good shelter and better visual amenity

for walkers. Another issue addressed in this area has been pedestrian safety, this can be created

through new pavement on the area. The paving pattern would slow down the traffic at the south

end of Ocean Street and make people safer when crossing the street.

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Illustration 37: Southern End proposal


Illustration 38: Cheeser Street

Illustration 39: Pavement proposal

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12. Costing and implementation strategy

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13. Conclusion

Feeling the necessity of the project of Main Street, the city council has already done some effort to

revitalise the area. Master plan for the entire area, traffic study, economic and demographic study,

tree evaluation and heritage listings have been worked out. There still more to be done specifically

for the central area of the city. The master plan proposal for Ocean Street is contemplating the

further needs of the city taking into consideration all the site requirements along with the

historical, physical and strategic contexts.

The proposal here presented has been carried out by taking into consideration of the local people’s

opinion. The survey done by Main Street Precinct Committee in 2010 is the reflection of public

participation in this master plan preparation procedure. This report has been created basically to

provided ideas and strategies that can be used to attract people to the central business district.

However, the implementation procedure may be different considering the feasibility of design and

budget.

The main concern of this plan is to make Ocean Street precinct a people friendly destination. The

aim of the plan is to develop this shopping area a comfortable, pedestrian friendly, attractive and

pleasant place to spend time. Considering the economic sliding, the Main Street business area

needs to be more attractive for customers and investors. The design has given emphasis to create

efficient linkages between Ocean Street and surrounding business and tourist hub to make the

area more accessible and lively.

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List of ReferencesAzmin‐Fouladi, N & Evans, G.L 2005，Accessibility and user needs in transport design, RCA,London.

Boarnet, M & Crane, R 2000, Travel by design: the influence of urban form on travel, OxfordUniversity Press, Oxford.

Caballero, S 2008, Victor Harbor’s Tourism Story, The City of Victor Harbor, Viewed 16 August 2010,<http://pdfebooksreader.com/ebook‐victor+harbor‐pdf‐1.html>

Canter, D. (1977) The Psychology of Place (London, Architectural Press).Flinders Ranges Research 1996, Victor Harbor, Adelaide, Viewed 16 August 2010,<http://www.southaustralianhistory.com.au/victor.htm>

Chrysostomou, A 1992, Pedestrian links in the pedestrian priority area of the City of Adelaide: amethodology for quality appraisal and improvement, University of South Australia，Adelaide.

Frumkin, H 2004, Urban sprawl and public health: designing, planning, and building for healthcommunities, Island Press, Washington, DC.

Huang，Luxin (2005)，‘The Integrated Urban Ecosystem and Urban Sustainability’，ChinaAcademy of Urban Planning and Design, Beijing, China.

King，M 2005，Improving pedestrian access in Adelaide’s urban areas，University of SouthAustralia，Adelaide.

Lecture “URBAN DESIGN: PRINCIPLES” course: ARCH_5030 Sustainable Urban Design Workshop, DrAlpana Sivam, September 2010.

Myboot (2008)，Victor Harbor(5211) Suburb Demographics，viewed 10 October,http://myboot.com.au/5211/Victor%20Harbor/demographics.aspx

OkTravel (2010)，Victor Harbor Demographics，viewed 8 October2010，http://www.oktravel.com.au/au/sa/victor‐harbor/victor‐harbor/stats/

Ramage, R 2010, Briefing: Economic Make‐up Victor Harbor, Economic Development Officer, VictorHarbor

The City of Victor Harbor 2010, Victor Harbor South Australia, Victor Harbor, Viewed 15 August2010, <http://www.tourismvictorharbor.com.au/history.html>

Victor Harbor District Centre 2001, Local Heritage Register, the City of Victor Harbour

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Victor Harbor, South Australia 2010, Wikipedia the free encyclopaedia, viewed 14, August 2010,<http://en.wikipedia.org/wiki/Victor_Harbor,_South_Australia>

Victor Harbor Town Centre Master Plan, viewed August 19, 2010,<http://www.victor.sa.gov.au/site/page.cfm?u=627>.

Victor Harbor Development Plan, 2010 viewed August 23, 2010,http://www.planning.sa.gov.au/edp/pdf/VIH.PDF

Westerman, H 2000, Sharing the main street, Roads & Traffic Authority of NSW, Sydney.

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Appendix 1: Heritage Sites

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Appendix 2: Study Area

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Appendix 3: Existing Parking facilities

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Legend Existing parking


Appendix 3: Master Plan Proposal

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