WESTERN GATEWAY PRECINCT, BONDI JUNCTION€¦ · City Plan Heritage : Kerime Danis (Director),...

- JULY 2013-

WESTERN GATEWAY PRECINCT,

BONDI JUNCTION URBAN DESIGN STUDY of the

REVITALISATION OF WESTERN OXFORD STREET,BONDI JUNCTION

Disclaimer: While every reasonable effort has been made to ensure that this document is correct at the time of printing, City Plan Urban Design, its agents and its employees, dis-claim any and all liability to any person in respect of anything or the consequences of any-thing done or omitted to be done in reliance upon the whole or any part of this document.

WESTERN GATEWAY PRECINCT, OXFORD STREET, BONDI JUNCTION, URBAN DESIGN REPORT

Western Gateway Precinct, Oxford St Bondi Junction Urban Design Report, July 2013Prepared by

City Plan Urban Design: Paul Walter (Director), Jane Threlfall (Associate), Emma Brooks (Urban Designer).

In conjunction with:Architects MHN Design Union : Brian Meyerson (Director), Michael Hay (Director), Sebastian Kaintoch (Associate)Planning ConsultantsCity Plan Strategy and Development : Sue Francis (Director), Holly Palmer (Senior Planner)Heritage ConsultantsCity Plan Heritage : Kerime Danis (Director), Flavia Scardamaglia (Senior Heritage Consultant)Traffic ConsultantsGTA Consultants : Jason Rudd (Director)Cycling ConsultantSustainable Transport Consultants : Warren Salomon

JULY 2013

TABLE OF CONTENTS

TABLE OF CONTENTS

1 INTRODUCTION......................................................................................................................................................5 1.1 Overview 1.2 Purpose of the report 1.3 Study Area 2. PLANNING POLICY ANALYSIS...................................................................................................................................6

3. STUDY AREA CONTEXT ANALYSIS..............................................................................................................................8 3.1 StudyAreaLocation 3.2 HeritageandConservation 3.3 Traffic 3.4 Cycling/PedestrianNetwork 3.5 History 3.6 Photographs 4. URBAN DESIGN ANALYSIS......................................................................................................................................14 4.1 Peripherylocation 4.2 PedestrianNetwork 4.3 Builtfrontageandstreetaddress 4.4 Cyclenetwork 4.5 Populationdensity 4.6 RetailandServicesIntensity 4.7 PublicDomain/Streetscape 4.8 LackofIdentity 4.9 Traffic

5. OPPORTUNITIES....................................................................................................................................................16 5.1 AVisionforthePrecinct 5.2 DevelopmentOpportunities 5.3 UrbanDesignOpportunities NewPublicSpace ImprovedPedestrianNetwork ImprovedStreetAddress ImprovedCycleNetwork 5.4 PublicRealmOpportunities 5.5 Developmentdesignprinciples 6. CONCLUSION........................................................................................................................................................25

4


Figure 1: Aerial view

5

JULY 2013

1.0 INTRODUCTION

1 INTRODUCTION

Thisreporthasbeencommissionedbythelandownersof194-214OxfordStreet(thesite).AfteranumberofmeetingswithWaverleyCouncil,theDirectorofPlanningrequestedanurbandesignstudybeconducted,reviewingtheexistingcontrolsinthewesternpartofBondi Junctionwitha focuson theareabetweenOxford Street and Syd EinfeldDrive to thewest ofLeswellStreet.Thisiswithaviewtoidentifyingopportunitiestorevitalisationoftheprecinctthroughanupliftofdensityandheightcontrols,publicdomainimprovements,reviewofheritageitemsandconservationarea,trafficanalysisandreviewofpedestrianandcycleaccess;aswellasprovidingagateway building to strengthen the sense of arrival into theWaverleyMunicipalArea.

1.1 Overview

TheredevelopmentoftheprecinctatthewesternendofBondiJunctionprovidesauniqueopportunityforthecentreanditssurroundings. This area has not undergone redevelopmentsincetheconstructionofSydEinfeldDrive(1979).Thisprojectleftbroken andunresolvedurbanblocks in a traffic afflictedsetting,althoughthearealiesalongOxfordStreetandisveryclosetoCentennialPark.

Redevelopment of the area presents the opportunity toaddresstheweaknessofthewesternentrytoBondiJunctionbyestablishingadistinctgatewayatthislocation.Italsopresentstheopportunity for architectural resolutionof these sites totheirsetting,withbuildingsthataddressthecorners.Buildingscanbedevelopedthatarescaledappropriatelytorespondtothe largeopenexpanseofroadwayandtheproximitytothegreatresourceofCentennialPark.

The vision for this precinct is for a much-improved publicdomain,withgoodphysicalconnectionsthroughtheareaforpedestriansandcyclists,andactiveusesandspacesconfiguredtocreateadesirablesettingatstreet-level.Thiswillhavetheaddedbenefitofre-populatingthispartofBondiJunction(seefig.31)withagrowingresidentialcommunitywhowillactivateandbecomestewardsforthisre-invigoratedsetting.

1.2 Purpose of this Report

CityPlanUrbanDesignhasbeenengagedbykeystakeholdersinthisprecinct,toprepareanUrbanDesignReportconsidering:- 1.TheexistingandlikelyfutureopportunitiesfordevelopmentatthewesternendofOxfordStreet,BondiJunction2. Establishing whether the site and the wider precinct hascapacityforincreasedheightanddevelopmentyield.

TheUrbanDesignReportreviewstheLocalEnvironmentPlancontrolsapplicableintheprecinct,withinparticularregardtoheightanddensityandassociatedpublicdomainimpacts.Thisassessment,alongwithadetailedanalysisofthesite,resultsinaVisionfortheprecinct.Thisvisionissupportedbyaseriesofidentifiedurbandesignopportunitieswhichimprovetheareaandthepublicrealm.Theseopportunitiessuggestprinciplesforheightanddensity,withvariation to thecurrentcontrolsfortheprecinct.

TheUrbanDesignteamonthisprojecthasworkedcloselywiththearchitectural team tounderstand the issues surroundingtheprecinct,anddevelopsolutionswhichbringthebestoveralloutcomesfortheprecinct.

Figure 2 : Study area in the context of Bondi Junction Centre

6


2 PLANNING POLICY ANALYSIS

In2012,CityPlanUrbanDesignwascommissionedbyWaverleyCounciltoreviewLEPandDCPcontrolsoftheBondiJunctionCentre, to assess the best approach for new developmentgoing forward. Our findings and recommendations of thatstudy were recently formally adopted by Waverley Council.That study did not include a review of the controls in thewestern Bondi Junction precinct, which is the focus of thiscurrentreport.Oneofthekeyrecommendationsinthatstudywas,duetothepatternofdevelopmentinBondiJunctionoverthedecades, it is clear that a strategicunderstandingof theCentrecanonlybeassessedonaprecinctbyprecinctbasistodeterminewhatconstitutesappropriatelevelsofdevelopmentforsitesinanygivenprecinct.

Thiscurrentstudyareaofthewesternprecinctisnoexceptionand thepurposeof this report is toanalyseandunderstandthe current planning controls for this precinct, assess theirappropriateness,andmakerecommendationsforappropriateamendmentswhichwill allow for development tomeet theoverallvisionfortheBondiJunctioncentreaswellasbenefittheprecinct.

WaverleyLEP(BondiJunctionCentre)2010hasthefollowingcontrolsinplaceapplicabletothesite.

Zoning-B4MixedUse

Height-15metres FSR-1.5:1

ThediagramsonthefollowingpagearefromtheWaverleyLEP(2010).

Apreliminaryanalysisof themaps identifiestheheightsandFSR in this precinct to be substantially lower than in otherareasoftheBondiJunctionCentre,therebylackinginincentivefor futuredevelopment. Hence, amoredetailedanalysis ofthestudyareafollows.

Figure 3 : Waverley LEP Land Zoning

7

JULY 2013

2.0 PLANNING POLICY ANALYSIS

Figure 4 : Waverley LEP Height of Building

Figure 5 : Waverley LEP FSR

8


3 STUDY AREA CONTEXT ANALYSIS

3.1 Study Area Location

The study area has a prime strategic location within thewesternmostendoftheBondiJunctionCentre.ItliesacrossOxford Street and is bounded by York Road and CentennialParktothewest,SydEinfeldDrivetothenorthand,LeswellStreet to the east.

TheprecinctisverywellplacedamongstarangeofattractionsandBondi Junction. Figure8 illustrates this relationship.Keycharacteristicsoftheareacanbesummarisedasfollows:-

•GatewaylocationtoWaverley,Randwick,Woollahra.•CloseproximitytoCentennialPark•Closeproximitytoallamenitiesandtransport•Easyaccesstocityandbeaches•Goodnorth/westaspectwithgoodsunlightorientation•Largestreetfrontagesandseparationfromotherdevelopmentsinthearea•Goodretailexposureinaprominentlocation

3.2 Heritage Items and Conservation Area

Waverley LEP 2010 identifies several heritage items and aconservationareawithin the studyarea. A separate reporthas been prepared by City Plan Heritage on behalf of thestakeholders,toassessestheseitemsindetail.

Overall, this report concludes that none of the itemswithinthe study area should prevent development to proceed, as

suggestedintheOpportunitiessection.

3.3 Traffic

AssessmentoftheexistingtrafficvolumeandconditionsinthispartofBondiJunctionhasbeenundertakenbyGTAConsultantsto review the current situation in relation to vehicular andcycletrafficandtoestablishthefuturecapacityofthearea.The report makes recommendations for both vehicular andcyclemovement.TheserecommendationswillrequirefurtherconsultationwithWaverleyCouncil,toallowcoordinationwithotherstakeholders.

3.4 Cycling/Pedestrian Network

Numerous investigations have been conducted by specialistconsultants.Allacknowledgetheneedforanimprovedcycle/pedestriannetworkwithinthearea.Theseareatvaryingstagesandrequireintegrationwithanumberofdifferentstakeholderstobeproperlyfacilitated.

As part of this study, the teamengagedWarren SalomonofSustainableTransportConsultantstoprovideinitialadviceintosolutions to an improved cycle network at the western endofOxfordStreet.Paramounttothisstudywasunderstandinghow thenetworkwould connect toCentennialParkand thewest,andBondiJunctiontotheeast.(Seefig.6)

PO Box 1601 BONDI JUNCTION NSW 1355Telephone 02 9386 4484 Facsimile 02 9012 0793

Drawing title:

Proposed bicycle rider and pedestrian access improvements to intersections and streets

Drawing number:

CPUD-01

Not to scale

Project:

Bicycle and Pedestrian provision adjacent to the development site at 198-214 Oxford Street Bondi Junction

Client: All dimensions to be verified on site before making any shop drawings or commencing any work

Issue Amendment Approved Date1 Issued for comment WS 3/6/2013

Revision:

1

LegendExisting islands and lines to be removedNew linemarkingNew kerb extensions/islands

Notes1. Planned 3.5m shared path (under construction) along northern edge of Oxford Street from

Moore Park Road terminates in parklands to the south of the existing sandstone gate structure. The safest path for this path to take is shown. This provides for a crossing of the park entry road with good sightlines.

2. Planned path exit from parklands is not con�rmed. Recommend path exit behind the existing gates as shown and join the Oxford Street footpath.

3. Existing advertising sign/bus shelter relocated to another location. Bus stop at Waverley Bus Depot is only 100m to east. To improve access to Ocean Street signalised foot crossing for bus travellers suggest moving existing bus stop opposite Moncur St (currently inaccessible) back along Oxford Street approximately 100m to the west of the signalised crossing. This will also improve tra�c �ows.

4. Construct 3.0m wide two-way separated cycleway to York Street corner ramping down to road level. Mark start/termination of bicycle path and footpath.

5. Install two way cycleway crossing immediately to the north of the existing foot crossing. All movements on this crossing signalled as a separate phase to allow east bound cyclists to join eastbound road travel lanes and for westbound cyclists to clear intersection ahead of general tra�c. Small marked storage space provided for late cyclists and to indicate eastbound mandatory path.

6. 1.5m protected kerb side cycle lane for 30 metres east of York Street in Oxford Street westbound only. This lane will allow cyclists to queue in a protected zone and await their signal phase. Eastern end of the separating median will need to be designed to be driven over. The easternmost portion of the cycle lane could be at footpath grade to improve cyclist storage.

7. New signalised pedestrian crosswalk8. Proposed similar additional widening of Oxford Street as in GTA proposal.

1

2

3

4

5

6

7

8

3

Figure 6 : Proposed Bicycle Rider and Pedestrian Improvements to Intersections and Streets (source : Warren Salomon, Sustainable Transport)

9

JULY 2013

3.0 STUDY AREA ANALYSIS

Figure 8 : West Bondi Junction points of interest

Figure 7: Numerous routes converge on this prominent location

10


Figure 13 : Bondi Junction 1991 Figure 14 : Bondi Junction 2011



11

JULY 2013


3.5 History of the Study Area

The study area has seen significant transformation over thepast70years,anditisthistransformationwhichisresponsibleforanumberoftheconstraintswhichitexperiencestoday.

Thesequenceofaerialphotographs(Fig.9-14)ontheadjacentpageillustratethesiteanditsoriginalsettingin1943,throughto2011.

In1943,aclearlydefinedtriangularblockexisted,whichwasboundedbyWallis Street to thenorth,Nelson Street to theeastandOxfordStreettothesouth/west.

MuchofthisblockwasdemolishedtomakewayforSydEinfeldDrive.Thesiteof194OxfordStreetonceoccupiedthemiddleof this block. This fragment now occupies the gateway toBondiJunction.

Itclearlyillustratesthatin1943,theprecinct:-

•sitsonOxfordStreetastheprimaryroute •waspartofaconsistenturbanfabric •hadaclearandsignificantstreetaddress- terminatingtheendofYorkRoad. •waspartofaclearandwellconnectedstreet network,withWallisStreet,OxfordStreet andNelsonStreetconnectthesitewith surroundingsuburbsofWoolharaandPaddington.

Thisstreetandblockformisevidentthroughto1970.

By1982,SydEinfeldDrivewasintroducedtoprovideaby-passtoBondiJunction,whichdisruptedandfragmentedtheurbanblocksnorthofOxfordStreet.

The aerial photograph of 1982, and those through to 2011,clearlyillustrate:-

•OxfordStreetisnolongertheprimaryroute •asevered,brokenandinconsistentfabric,witha numberofpiecesoflandbeing‘left-over’asa result(4terracehouses).

Thewesternmost buildings onOxford Street occupy a veryprominent corner however they were built as mid-blockterrace houses.

Figure15and16belowillustratethecommentsasdescribedabove.

Figure 15 : Bondi Junction 1943 street network Figure 16 : Bondi Junction 2011 street network

12


3.6 Study Area Photographs

Thefollowingphotosprovideavisualsurveyandillustratesthemaincharacteristicsofthearea.Thekeyattributesare:-

•Cardominatedenvironmentwithvastexpansesoftarmacandhighspeedlanes.•Dangerouscyclingandpoorpedestrianconditions.•RetailandbusinessusesfrontingOxfordStreet.•Minimallandscapingtothestreettoprovideabuffer.•Narrowpedestrianbridgeconnectingtothenorth.•Heritageitem(NelsonHotel)requiresspecialconsideration.•LackofidentityandasenseofarrivaltoBondiJunction.

Figure 17 : Syd Einfeld Drive looking east towards site

Figure 18 : Syd Einfeld Drive looking east towards study area Figure 19 : Heritage terraces

Figure 20 : Syd Einfeld Drive looking north-west Figure 21 : Looking east towards the study area

13

JULY 2013


Figure 22 : The Nelson Hotel Figure 23: Nelson Street towards Syd Einfeld Drive

Figure 24: Pedestrian and cycle bridge over Syd Einfeld Drive Figure 25: Osmund Lane is a dead end

Figure 26: Oxford Street looking west Figure 27: Looking east along Oxford Street

14


4 URBAN DESIGN ANALYSIS

This section presents analysis of some key characteristics oftheareaandexplainshowitcurrentlyfunctionsfromanurbandesign perspective. The section which follows identifies theopportunitiestoimprovethaturbancontext.

4.1 Periphery location ThestudyareaislocatedwithinWaverleyCouncil’smunicipalboundary, but is at theborder of twootherCouncil areas -beingthatofWoollahraandRandwickCouncils.Siteslocatedon theedgeof jurisdictionalboundariesareoften forgotten.Thisissuchanexample.(Fig.28)

4.2 Pedestrian NetworkThe pedestrian network is currently disconnected and notfriendly forpedestrianswalkingat thisendofOxfordStreet.This ispartlyaresultofthe introductionofSydEinfeldDrivewhich has cut previous direct pedestrian connections tosurroundingareas.Footpathsaregenerallynarrow,someendabruptly.ThereisalackofaconnectionalongthenorthsideofOxfordStreet,andconsequentlyitisdifficulttogainaccessacrossSydEinfeldDrivetoWoollahraandCentennialPark.(Fig.29)

4.3 Built Frontage and Street AddressIntheEarly20thcenturythebuiltfrontageintheprecinctwas

O S M U N D L A NA E

S Y

N E L S O

N S T R

E E T

O X F O R D S T R E E T

L E

S W

E L

L S

T R

E E

T

G R A F T O N S T R E E T

W O

O D

S A V E N

U E

W A L L I S S T R E E T

O C

E A N S T R

E E T

L E S W E L L L A N E

L E

S W

E L

L L

AN

E

Y O

R K

R O

A D

WAVERLEY

WOOLLAHRA

RANDWICK


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D

WAVERLEY

WOOLLAHRA

RANDWICK


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E

W A L L I S S T R E E TO

C E A N

S T R E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T

O X F O R D S T R E E TL

E S

W E

L L

S T

R E

E T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D

Figure 28 : Positioned at junction of Council boundaries Figure 29 : Limited pedestrian network

Figure 30 : Poor street address Figure 31 : Limited cycle network

ofwell-definedstreet-frontingbuildings.Thishasbrokendownwiththeadventofthebusdepotandthemotorway. TothewestofStJamesRoad,OxfordStreetbreaksdownintoasingle-sidedstreetwiththedepotonthesouth,onthenorthisarunofninesomewhatrun-downshopfronts.Movingwestwardthefrontageisinterruptedbythecaryard.Theterracehousestothewestre-establishthestreetwallbeforeitceasesasastreetatthejunctionwithYorkRoad.Thisblockoffersnoaddresstothewest(blindwall)orthenorth(rear-ofpropertiesandnoisewall).(Fig.30)

4.4 Cycle NetworkThecyclenetworkiscurrentlyunclearandunsafeforcyclists.LackofadesignatedcycleroutealongOxfordStreetresultsincyclistseithercompetingwithtrafficandbusesalongnarrowlanesofOxfordStreetorusingthefootpath.(Fig.31)

4.5 Population DensityFigure32 illustrates relativepopulationdensity. There is lowdensity in thestudyarea,whichcontributes to therelativelylow-activationofthispartofOxfordStreet,andleavesthisareaunbalanced with the population of eastern Bondi Junction.Notealsothe lackofpeople inclosewalkingdistancetotheresourceofCentennialPark.

4.6 Retail and Services IntensityFigure33 identifiesthe intensityofretailandservicesacross

15

JULY 2013

4.0 URBAN DESIGN ANALYSIS


W A

VA

E R

LE

Y S

T R

E E

T


W A

VA

E R

LE

Y S

T R

E E

T

S Y D E I N F E L D D R I V E

N E L S O

N S T R

E E T


S T

J A

M E

S

R O

A D

R U

T H

W E

N L

A N

E

R U

T H

W E

N

S T

R E

E T

G O W R I E S T R E E T

M I

L L

H I

L L

R

O A

D

S P R I N G S T R E E T

D E

N I

S O

N S

T R

E E

T

E B L E Y S T R E E T

L E

S W

E L

L

S T

R E

E T

V E

R N

O N

S T

S Y D E N F I E L D D R I V E

N E

W L

A N

D

S T

R E

E T

H E G A R T Y L A N E


B R

O N

T E

R

O A

D

O X F O R D M A L L

R O

W E

S

T R

E E

T

G R O S V E N O R L A N E

N E L S O

N S T R

E E T

W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R

O A

D

106220

335207

172

225

131

128

97 84

1018676

90

98

74

73

70 56

62

64

68

52 57

543990

84217

Figure 32 : Population Density: People Per Hectare (Source: ABS 2011 Census)

Figure 33 : Retail and services intensity

the centre, and highlights the decrease in intensity of retailofferings at the western end of Oxford Street, opposed totheeasternendof the junction. This is exacerbatedby lowpopulationgrowthdiscussedintheprevioussectionaswellastheabsenceofalandingareainthewesternprecinct.

4.7 Public Domain/StreetscapeTheextentofpublicdomainoftheareaisfairlylimitedandinadiminishedcondition.Thisincludeslimitedareaofpublicopenamenityareas,apoorstreetscapeinpartandgenerallyapoorattentiontothepublicrealm.Areasonforthisprobablyfollowsonfromsection4.5and4.6whereduetothelackofpopulationandretailintensitythereislittleincentiveandfundingforanypublicareaupgrade.ThisbycomparisonisnotthecaseinEastBondiJunctionwhereWestfieldhasaprominentpresence.

4.8 Lack of IdentityTherearenumerousdisparateuses locatedwithin the studyarea,andnoneofwhichactasa‘magnet’toprovideaclearidentity to the area. This is exacerbated by a diminishedpopulationlivinginthisareaofthecentretogiveitanidentity.

4.9 TrafficA number of traffic routes converge at the intersection ofOxfordStreetandSydEinfeldDrive.Theseinclude:theBondiJunctionbypassroutealongWardAvenue;theEbley-DennisonStreet route; aswell as the trafficonOxford Street and SydEinfeldDrive.ThelargeintersectionalsoincludesandawkwardweavetoOceanStreet.Attheintersectiontheroadwaygrowsto a maximum of thirteen lanes and around one hundredmetresinwidth.

16


Figure 34 : Laneways with cafe activity Figure 35 : Existing cafe on Nelson Street suggests uses to be promoted

Figure 36 : Integrating bike use with cafes Figure 37 : Small intimate European squares to define a new precinct

Figure 38 : Small urban squares activated by cafes Figure 39 : Clearly defined pedestrian connections through former lane

Figure 40 : High quality public realm Figure 41 : High quality public realm Figure 42 : High quality public realm

17

JULY 2013

5.0 OPPORTUNITIES

W A

V E

R L

E Y

S

T R

E E

T

C E N T E N N I A L P A R K

W A

VA

E R

LE

Y S

T R

E E

T

5 OPPORTUNITIES

The study area presents great opportunities to improve thebuilt environment, and take advantage of its prime locationadjacent to Centennial Park and the amenities of BondiJunctionandWoollahra.

Inadditiontothis, its locationandsitecharacteristics,whicharenotclearlydefined,havethepotentialwithitsprominentposition to act as the key gateway and landing into BondiJunctionCentrefromthewest.

Thisstudypresentsavision for theprecinctwhichwillallowlong-termactivitytobesustainedwithinthearea,andprovideBondi Junctionwithawell-designedgateway to improve thecentreasawholeandgiveabettersenseofidentity.

5.1 A Vision for the Precinct

Webelievethereisauniqueopportunitytocreateanattractive,vibrantmixeduseprecinctformingagatewaytothewesternendofBondiJunctionCentre,whichwillprovide:-

•Newpublicrealmopportunitiessuchasasmall, activeandintimatevillagestylepiazza. •Improvedpedestrianconnectionsthrougoutthe precincttosurroundingareas. •Improvedcyclenetworkthroughouttheprecinct tosurroundingareas. •Adiversemixofuseswhichallowsaunique precincttoform,anddoesnotcompetewithother existingusesinBondiJunction. •Aenvironmentoftowerbuildingsofhighquality designwhichprovidesadistinctpositiveidentityto marktheentryintoBondiJunction.

Figure 43 : Creation of a gateway site with a tall building to ‘book-end’ east and west of the centre

ThisVisionwouldbedevelopedwiththefollowingprinciplesof goodurbandesignpractice andhighquality architecture.Thisincludes:-

-Highqualitypublicdomainwithattractive,durablematerialsandhighqualitystreetfurniture.-Upgradeofpublicstreetsandstreetlandscaping.-Well designed buildings whichmeet the public realm in apositive manner, maximise active frontages, sit comfortablywithin their context, and stimulate opportunities onsurroundingsites.

Theimplementationofthisvisionwouldallowforsubstantialpublicbenefitsaswellas to localbusinesses.Benefitswouldinclude:- 1. Population growth through an increase in residential andemploymentusesinthearea.

2.Improvethecyclenetwork.

3.Provideagateway/entrylandmark.

4.Improvepedestrianconnectionsandenvironment.

5.ImproveconnectionstoCentennialPark,asubstantialpublicamenityontheedgeofthecentre.

6.Improvetrafficconditionswithinthearea.

7. Balance the approach with East Bondi Junction, whichcurrently dominates in population and retail activity causingpressuresonsurroundinginfrastructure.

Figure 42 : High quality public realm

18


5.2 Development Opportunities

Thestudyareahasbeenanalysedtounderstandtheconditionswhichcurrentlyaffect thepotentialofparticular siteswithintheprecinctandanappropriatedevelopmentresponse.

This analysis considers development potential based onproximity to other developments, relative site size, access,proximity to heritage items, sunlight access, privacy, andbuildingseparation.

Siteshavebeennumbered1-6,whichhavebeenidentifiedasthosewhichalsohavepotential tobedeveloped inthenearfuture.

Each of the sites display varying levels of characteristics inrelation to access, possible plate depth and the relationship

O S M U N D L A N E


N E L S O

N S T R

E E T


M E

S R

O A

D

E N

L A

N E

S T

R E

E T

O A

D

T

L E

S W

E L

L S

T R

E E

T



NU

E



L E

S W

E L

L L

A N

E

Y O

R K

R O

A D

SITE 4• Shallower block•Adjacent to 2 storey Heritage item• No rear lane access• Medium development potential

SITE 2• Norfolk Island Pine Heritage Item• High re-development potential with retention of tree

SITE 3• Shallower block• 2 storey Heritage Item opposite• Rear lane access• Medium development potential

SITE 5• Deeper block• Rear lane access• 10 storey building on opposite corner• High re-development potential

9-10 storeys

Heritage Hotel

Conservation Area

Heritage TreeHeritage

Terraces

Sydney Bus Depot Site

SITE 1SITE 2

3

4

5

SITE 1• Heritage fragment• Highest re-development potential• Principal gateway

to surrounding buildings. The sites are however relativelyunconstrainedintermsofpossibleovershadowingimpact,astheyarelocatedtotheedgeoflargeareasofnon-residentialuses,suchasCentennialParkandSydEinfeldDrive. Eachofthesites isconsideredandrecommendationsmadefortheirredevelopment. In each case recommendations consider:identity;heritage;overshadowing;blockpositionandlanduse.

Site 1This is the principal gateway site. A landmark should beestablished to create identity and orientation. The heritagefragment(rowhouses)thatwereformerlymid-block,arenowblock-end,presentingablindwalltotheintersection.Designoptions should consider both keeping terraces as well asdemolition.SouthwardacrossOxfordStreetisanon-residentialuse (bus Depot) so the site is relatively unconstrained forovershadowing impacts if a tall building is developed. The

Figure 44 : Development Control Characteristics

SITE 6

SITE 6• Development most likely to be focused on west side of block overlooking park.• Medium development potential

19

JULY 2013

5.0 OPPORTUNITIES

O S M U N D L A N E


N E L S O

N S T R

E E T


M E

S R

O A

D

E N

L A

N E

S T

R E

E T

O A

D

T

L E

S W

E L

L S

T R

E E

T


G R A F T O N S T R E E TN

UE



L E

S W

E L

L L

A N

E

Y O

R K

R O

A D

SITE 1Highest potential

SITE 6Medium potential

SITE 2 High

potential40-44m

SITE 3Medium potential20-28 m

SITE 4Medium

potential20-28 m

SITE 5High

potential40-44 m

Figure 45 : Development Potential Opportunities

positionintheblockwithroadsonthreesidesmeansthesiteisunconstrainedforbuildingseparation.Land use may include a high profile show room or galleryspace at street level to take advantageof high visibility. Thesiteisappropriateforaresidentialormixeduseincorporatingatower.HighdensityresidentialdevelopmentonthesitewouldgiveasignificantboosttothepopulationinthispartofBondiJunction.

Site 2This site is relatively remote having no frontage to OxfordStreet. It has a short frontage to Nelson Street and longerfrontagestoOsmundLaneandthemotorway.ItliesontheaxisofGraftonStreet,anditsappearancefromthemotorwayandalongGraftonStreetsaresignificantconsiderations.AheritagetreeexistsnearNelsonStreet,thislargetreemaybeseenasanassettothesiteifitisretained,althoughitsretentionwillreduce thepotential footprint, therefore greater heightmaybeappropriate.Thepositionandheightofmassingonsitetwowillimpactuponsolaraccesstositethree.Figure50illustratesaconceptforaplantocreateapublicplazathatincorporatesthetreeandconcentratesbuildingmassonthenorthofthesite.

Site 3Althoughashallowersite(20mdeep),consistingofanumberofsmallerlots,ithasalongfrontagetoOxfordStreet,NelsonStreetandOsmundLane. Thissitewouldhelpcompletetheprecinctconceptproposedinthisreport.

Whenitisconsideredforre-development,thefollowingfactorsmustbeconsidered:- -Itscornerrelationshiptothe2storeyheritagelisted NelsonHotelacrosstheroad. -ItsimpactonOxfordStreetandWestgateHouse,

thesubstantialNationalTrustlistedhouseat17-19 Oxford Street. -Itbuildingseparationfromsites1and2.

Site 4Site 4 is fully developed along Oxford Street, with limitedaccesstotherearviaCampLane.ThesitesitsadjacenttotheNelsonHotelandwithinthevicinityoftheconservationareaonGraftonStreet.Theseconsiderationssuggestamedium-riseheightonthissite,possibly includingheight-transitiontotheNelsonHotel.

Site 5Site 5 is fully developed along Oxford Street and has thebenefit of continuous rear access from Camp Lane. It alsohas the benefit of being located opposite an existing 9-10storeyresidentialbuildingonLeswellStreet,whichgivesittheopportunityforgreaterheightonthecorner.

Site 6The Sydney Bus Depot Site is unlikely to redevelop in theshort term given its strategic transport function. In thelonger term itmay redevelop. Anymaster plan for this sitewillhaveawiderangeofpossibilitiesgivenitslargesize.Themain considerations in the design response are to establisha landmark at the Oxford Street gateway, establish a high-qualitystreetfrontageonOxfordStreet,andresolutionoftheintersectionfunctionwithadditionalspaceforwiderfootpathsor lanes if required. The scale relationship to the low-scaleheritagecontexttotheeastofthesiteshouldberesolvedaswellaspotentialovershadowingimpactstoresidentsalongStJamesRoadandGowrieStreetPark.OrientationofviewswouldbemostadvantageoustowardsCentennialPark.Highdensityresidential development on the sitewould give a significantboosttothepopulationinthispartofBondiJunction.

60-90m

20



S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D

WAVERLEY

WOOLLAHRA

RANDWICK


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D

WAVERLEY

WOOLLAHRA

RANDWICK


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S YN

E L S O N

S T R E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

AN

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D


S Y

N E L S O

N S T R

E E T


L E

S W

E L

L S

T R

E E

T


W O

O D

S A V E N

U E


O C

E A N S T R

E E T


L E

S W

E L

L L

A N

E

Y O

R K

R O

A D

Figure 46: New public space Figure 47 : Improved pedestrian network

Figure 48 : Improved street address Figure 49 : Improved cycle network

5.3 Urban Design Opportunities

ThekeystrategicmoveswhichSites1,2and3focusonincludethefollowing:-

5.3.1 New Public Space

Creationof a small urban squareor piazzaon the corner ofNelsonStreetandOsmundLanewhichwouldhavethebenefitof:- •PositivelyactivatingOsmundLane,through mixed-usenorth-facingfrontagesandinformal seating; •Beinganappropriatepositivesettingforthe heritagelistedNorfolkIslandpinetree •Actingasasteppingstonetoallowpedestrian andcycleconnectionsfromthepedestrianbridge overSydEinfeldDrive,alongthelanewaythroughto Oxford Street. •CreatingadistinctquarterinthisareaofNelson Street,growingthecurrentactivityfromcafesand uniqueretailofferingswhichalreadyexist. •Groundfloorfunctioncentrewithlargefloorplate.

5.3.2 Improved Pedestrian Network

Anewsquarewill,inturn,improvethepedestriannetwork-with

the route along Osmund Lane developed into an attractive,accessible routeThiswouldprovideeasier connections fromWoollahra/Paddington/EdgecliffthroughtoNelsonStreet,andthroughtoOxfordStreet.Apedestriancrossingpointdirectlyinfrontof194-214OxfordStreetwouldprovideaconnectiontoCentennialPark.

5.3.3 Improved Street Address

ThecreationofanewbuildingonSite1atthewesternmostpointofBondi Junctionwillprovideananchor to thestreet.Additionally,futuredevelopmentofsites2and3,willaddtothe improved street address. A newbuilding on Site 2,willaddress theendofNelson Street (whilst retaining the tree).Site3willprovideabuildingwhichreflectstheexistingstreetwall.

5.3.4 Improved Cycle Network

Cycle improvements can bemade in a number ofways andcouldincorporateadedicatedcyclelanetoOxfordStreet.Thesitehastheopportunitytoprovidespaceinfrontofthesitetoallowthistobeincorporated.

Thecreationofthesquarewouldadditionallyprovideamorepleasant‘landingpoint’totheexistingbridgeoverSydEinfeldDrive.

21

JULY 2013

5.0 OPPORTUNITIES

Vehicle accessEntry

New pedestrian Crossing



CENTENNIAL PARK

Y O

R K

R

O A

D


Entry

Entry

N E L S O N S T R E E T

NorfolkIsland pine Retained

New smallPublic Square

Figure 50 : Illustrative Public Realm Opportunities

5.4 Public Domain Opportunities (Illustrative)

ThestudyareahasconsideredthedevelopmentpotentialofsixsitestothiswesternendofOxfordStreet.ThisillustrativesketchpresentsinitialideasforpublicrealmopportunitiestoSites1,2and3only,withtheviewthatthesethreesitestogetherpresenttheinitialcatalystforredevelopmentofthisprecinct.

Thearchitecturereportwhichaccompaniesthisstudyillustratestheideasofthepublicrealmopportunitiespresentedhereinmoredetail.

22


Figure 54 : Building separation (from Residential Flat Design Code)

Figure 53 : Vertical proportion of towers (from Residential Flat Design Code)

5.5 Development design principles

The following section describes the development controlprinciples,suchasheight,setbackandseparationwhichwouldbe appropriate for new buildings on Sites 1, 2 and 3 of thestudy area.

Tower buildings

Tower buildings are a highly effective way to establish alandmark in a location. Bondi Junction and the surroundingridges and valleys have a well-established pattern of towerbuildings.Atowerformisappropriatetomarktheedgeofthisprecinct.Thelargescaleoftheroadwayspacesandthelackofresidentialbuildingsthatmightbeovershadowedtothesouthmakethisanappropriateanddesirablebuildingformforthewesternedgeoftheprecinct.

Figure 52 : Towers to edge of precinct (from Residential Flat Design Code)

Height

Theprinciple forheight is toadoptaratioof relativeheight.FromtheanalysisundertakeninSection5.2,thisrelativeheightisidentifiedasfollows: Site1-60-90m Site2-40-44mFigure 51 : Towers to reinforce urban centres (from Residential Flat Design

Code)

Towerbuildingsareincorporatedto:-

•ProvideagatewaymarkertoBondiJunction•ReinforcetheurbancentreofBondiJunction•DefinetheedgeoftheprecinctatthewesternendofBondiJunction.•Provideanincreaseinpopulationdensityandretailactivation.•BalancestreetscapewithEasternendofBondiJunction.

23

JULY 2013

5.0 OPPORTUNITIES

Site3-20-28m Site4-20-28m Site5-40-44m

Tower Separation

AllseparationdistancesmustmeettheResidentialFlatDesignCode.Towerseparationallowsforonebuildingtobeidentifiedasthegatewayelement.

Street Wall

AstreetwallwhichfollowstheexistingpatternofOxfordStreetistobeadopted.Tothewesternendofthejunction,thisisatwostoreyequivalentwallontheboundary.Theheightofthisstreetwall,orpodiumlevelistobereviewedonasitebysitebasisforothersiteswhichdonotfrontOxfordStreet.

Setbacks

Key principles for setback to each of the sites is describedbelow.

Site1(194-214OxfordStreet)

•Gateway,intheroundsite• Tallestelement• 10metrepodiumthen6metresetback(whichcanvaryas

gatewayelementandnotalongmainstreet)

Site2(facingSydEinfeldDrive)• 10metrepodiumthen6metresetback(whichcanvaryas

mainstreetlocationandstreetwallcondition). Site3(alongOxfordStreet)• StreetwallconditionalongOxfordStreet• 6 metre street wall (in essence 2 storeys equivalent to

matchwithexistinghistoricstreet)then6metresetback.•Site4(alongOxfordStreet)• StreetwallconditionalongOxfordStreet• 6 metre street wall (in essence 2 storeys equivalent to

matchwithexistinghistoricstreet)then6metresetback.•Site5(alongOxfordStreet)• StreetwallconditionalongOxfordStreet• 6 metre street wall (in essence 2 storeys equivalent to

matchwithexistinghistoricstreet)then6metresetback.

24


5.5 Development design principles

Anytowerelementtobeincorporatedasagatewayshoulddemonstratethefollowingdesignprinciples:-

• Sliminform• Createsanidentifiablepositiveland-Mark/gateway.• InteractspositivelyatthegroundlevelToformuseable,attractivepublic space.• Appropriatearticulationofform.• Appropriatehighqualitymaterials.

Figure 56: Flat Iron Building, NY

Figure 57: Distillery Hill, Pyrmont

Figure 58: St Margaret’s, Sydney Figure 59: St Margaret’s, Sydney

Figure 55: Dock 5, Melbourne

25

JULY 2013

6.0 CONCLUSION

6 CONCLUSION

The analysis of this study area identifies how the precinctcouldbedevelopedtoachieveadesirablebuiltformoutcomewhichwoulddeliverincreasedyieldtothewesternendofthejunctionwhilstalsoallowingforimprovedpublicdomain.

Thebenefitsofthiswillinclude:-

•EstablishwesterngatewaytocreateadistinctidentityandtobalancewiththeeasterngatewayofBondiJunction.

•ImprovethedesirabilityandspreadtheresidentialpopulationtowardthewesternendofBondiJunction.

•ImprovethepublicdomainenvironmentandconnectivityatthewesternendofBondiJunction.

Itisenvisagedthatthedeliveryofthisstrategywillbethroughdeveloper initiated Planning Proposal (PP) for individual oramalgamatedsites.

Specifically it is recommended that the built form conceptsfor theprecinctbe implementedthroughdeveloper initiatedchanges to the local planning provisions. In order to satisfyCouncil’s desires for the precinct and the outcomes of thisstudy,thespecificPlanningProposalsshould:

•Relatetoaparcelof landthatdoesnot isolate,sterilizeorunreasonably restrict development potential of adjacentparcelsofland;

•ProposeanamendmentoftheLEPheightcontrolsconsistentwiththeBuiltforminthestudy;

• Propose mechanisms that ensure tower forms which willretainviewsasmuchaspossibleandminimizeovershadowingtoexistingresidents;

•Providesomesatisfactoryandagreed‘publicbenefit’aspartofthedevelopmentproposal

• Include satisfactory arrangements for the provision ofimprovedpublicdomainwithinintheprecinct;

•ItwouldalsobedesirableforaPPtobeaccompaniedbyaConceptDAfortheproposedworksthusutilisingtheprovisionsofDivision4BoftheAct

ItisconsideredthatanyPlanningProposalaccompaniedbyaproposedvoluntaryPlanningAgreement(VPA)mayconstitute

satisfactoryarrangementsfortheprovisionofimprovedpublicdomainandprovisionof‘publicbenefit’iftheVPA;

1.Contributestothecostsassociatedwithlandacquisitionrequiredtoachievethepublicdomainimprovementsidentifiedinthestudy;or2. Contributestothefacilitationoftheconstruction,financingand/orgiftingtoCouncilofworkssoidentified.

It is considered only reasonable and appropriate thatdevelopment of sites which benefit from the increases inheightidentifiedbythisstudyshouldcontributetothecostofrealizingthepublicbenefitsasarticulatedinthestudy.

AnysuchproposedVPAshouldbediscussedwithCouncilpriortosubmissionofthePP.

Thereport identifiesthatdensityandheights inthewesternprecinctofBondiJunctionaresubstantiallylowerthantherestofBondiJunctionCentre.

This, along with the construction of Syd Einfeld Drive, hasresulted invery little focusanddevelopment in thiswesternprecinct since the 1980s, and is in need of incentive forrevitalisation.

Theurbandesignanalysisandrecommendationsofthisreportprovidea soundbasis for the transformationof theprecinctintovibranthigh-densitymixed-useprecinctwhichbecomesalandmarkinSydneyandisaverydesirablesettingtovisitorinwhichtolive.

WESTERN GATEWAY PRECINCT, BONDI JUNCTION€¦ · City Plan Heritage : Kerime Danis (Director),...

Documents

Transcript of WESTERN GATEWAY PRECINCT, BONDI JUNCTION€¦ · City Plan Heritage : Kerime Danis (Director),...