Fairfield City Council’s Vision for Revitalising Fairfield City Centre
Adopted 27 March 2018
Fairfield City Centre Urban Design Study Document ID: 217:023 Fairfield City Centre Urban Design Study
Date Status Prepared by Approved by
2 November 2017 Final Draft for Exhibition Sonny Embleton Helen Deegan 18 April 2018 Adopted by Council * Sonny Embleton Helen Deegan
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* The Fairfield City Centre Urban Design Study was adopted by the Ordinary Meeting of Council on 27 March 2018.
ii Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Contents
1. Introduction and Background 1 5. Stakeholder Engagement 28 1.1 About Fairfield City Centre 1 1.2 A City of New Settlement 2 6. Constraints and Opportunities 31 1.3 Purpose of this Study 2 6.1 Existing Urban Form and Pattern 31 1.4 Urban Design Study Objectives 3 6.2 Public Domain and Pedestrian Connections 32 6.3 Constraints 33 2. City Centre in Context 4 6.4 Opportunities 34 2.1 Local Context 4 2.2 Regional Context 5 7. Urban Design Principles and Concepts 35 2.3 Key Sites in the Fairfield City Centre 6 7.1 Key Sites Principles 35 7.2 Key Sites Concepts 41 3. Planning Context 7 3.1 Statutory Planning 7 8. Recommended Planning Framework 82 3.2 Strategic Planning Context 11 8.1 Fairfield Local Environmental Plan 2013 82 8.2 Planning Proposals 88 4. Fairfield City Centre Economy 18 8.3 Fairfield City Centre Development Control Plan 2013 89 4.1 Social Analysis 18 4.2 Retail/Commercial Land Uses 19 4.3 Residential Land Uses 22 Appendix A: Recommended DCP Controls 91 4.4 Implications for the Fairfield City Centre 25 4.5 Competitive Position 26 4.6 Economic Opportunities for the Fairfield City Centre 27
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 iii iv Fairfield City Centre Urban Design Study - Adopted 27 March 2018 1. Introduction and Background
late 1870s, he engaged Varney Parkes, son of Sir Henry The Fairfield Municipal Council Civic Centre opened in mid to late 1990’s, a shift in retail expenditure became 1.1 About Fairfield City Centre Parkes, to design his home. Using the plans, Charles the 1960’s in Spencer Street and supported many local growingly evident after the opening of Stocklands The Fairfield City Centre is located upon the traditional Furner of Camden, built Cambridge House in 1877-78 businesses with its presence including the nearby Civic Wetherill Park, at Prairiewood in 1989. The closure of lands of the Cabrogal people. next to the railway station at the Crescent, Fairfield. The Hotel. the small multi-screen cinema located at the Fairfield house had gables and iron lace balconies, and was set Forum in 2005 also represents a shift in the demand and Fairfield City Centre is the major centre for one of the in an English style garden with English trees and a large The development of the Fairfield Forum in the early local offer. Ware Street continued to suffer a decline with most culturally diverse cities in Australia. pond crossed by a bridge and an elegant carriage drive. 1980’s resulted in a shift in the retail heart of the centre. the relocation of bank branches to Neeta City and the The family lived there for the next 20 years. Cambridge Ware Street was closed to traffic, with a pedestrian mall Fairfield Forum. Fairfield’s history is focused around the Fairfield Railway House burnt down in 1976, replaced by walk up flats. created. A fountain imported from Italy was the centre Station. The station opened in 1856 and is the oldest piece of the newly created civic space. Well patronised Fairfield City Centre now supports a mixture of retail, surviving railway building in New South Wales. The Rapid population growth occurred after World War Two yearly main street parades were a common occurrence. commercial and residential developments, including railway enabled transport of bulk freight associated and public housing was developed on a large scale in The pedestrian plaza proved unsuccessful and Ware medium density buildings and increasingly, medium with the expansion of local industries including timber, the 1950s. Ware Street became the new main street, Street once again was open to traffic. Similarly, an to high-rise shop-top housing developments. As the fruit growing and agricultural produce. William Stimson with Wynn’s Department Store (containing for many amphitheatre located in Spencer Street with chess majority of Fairfield’s growth occurred relatively recently, became the largest property owner in Fairfield. William years the city’s only escalator) located on the corner of board was closed in the early 2000’s and Spencer Street few heritage listed buildings exist. Those remaining are was one of the early pioneers of Fairfield who cleared the Ware and Spencer Streets. Other well-known stores and reopening to traffic by the late 1980’s. generally in close proximity to the train station and The bush on his land and planted orchards, a vineyard and attractors included White’s Hardware and Furniture, Crescent and include the School of Arts, Old Fire Station a market garden. The rapid development of small farms Nash’s Haberdashery located on The Crescent, Nock and During the 1980s, as a result of the Iraq/Iran war, many and some ecclesiastical buildings. The Crescent Cinema in the area created a demand for timber, and as much of Kirbys (hardware and homewares), Downes Menswear Assyrians fled and settled in the Fairfield area. This façade and the Fairfield Hotel bookend The Crescent Stimson’s land was heavily timbered, he established a Shop, Waltons and Bing Lee on Ware Street, and the coincided with the rapid growth of Fairfield’s commercial with two iconic local landmarks. sawmilling business at Fairfield near the railway yards. Auction House located at Harris/Barbara Streets. The centre, with the peak of the centre’s development His business prospered to such an extent that in the Businessmen’s Club was located on The Horsley Drive. coinciding with the opening of Neeta City in 1990. In the
Cambridge House Fairfield Railway Station - The Crescent Heritage items on Harris Street including the School of Arts
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 1 Fairfield’s restaurant and retail focus is unique and There is no formal ‘City Square’ at present, however triple the usual annual humanitarian intake in 2015. 1.3 Purpose of this Study driven by specific localised culturally tastes and needs. Fairfield City Council’s The Crescent Plaza was opened Fairfield City took in 75 per cent of all western Sydney’s The centre has evolved to include a range of main street to the public in December 2016. Key open spaces include refugee intake, with Liverpool City Council second Fairfield City Council (Council) has engaged TPG Town and ‘bazaar’ style retail shops as well as the more typical Crescent Park along the Railway and the significant at 14 per cent. Fairfield City will settle at least half of Planning and Urban Design (lead consultant), LFA Pacific shopping centre retail models such as Neeta City and facilities and attractions of Fairfield Park south of the Australia’s special intake of 12,000 Syrian and Iraqi (Urban Design) and AECgroup (Market and Economic Fairfield Forum (1982 and Neeta City (1990). These two City Centre. There are Courthouse and Police functions refugees in 2017. Feasibility), to prepare an urban design study for a 2 centres now compete with temporary retail experiences located in the City Centre, however the Local Council / number of key sites (over 2,500m in area) within the such as Stockland Wetherill Park at Prairiewood. Municipal functions were relocated from the Centre to Refugees are moving to the Fairfield area with Fairfield City Centre. a greenfields site at Avoca Road, Wakeley in 1981. The established religious and community services, family The local community values public gathering and Fairfield Motor Registry office at Harris Street closed links and large existing communities after their initial This Study has been undertaken according to the interaction, which is evidenced by the Fairfield in early 2016 with functions relocated to Service NSW arrival in other locations, some of which are interstate: principles set out in the NSW Government’s South West City Centre’s bustling shopping streets and regular offices at Wetherill Park and Liverpool. Centrelink has a “secondary settlement” phenomenon. The need for District Plan. In summary, it takes a design-led planning community gathering for playing chess on Kenyon Street. a presence within the City Centre, located in Barbara affordable housing to accommodate larger families is approach that requires urban design that focuses on A range of restaurant, cafe and alfresco dining exists in Street. required now and into the future. people in order to create great places to meet, work, the Fairfield City Centre during the day, however such exercise and socialise. This requires a holistic focus that activates are not a major part of Fairfield’s night time In the early to mid 2000’s, Fairfield City Centre’s first Fairfield City Centre, along with Cabramatta town includes: the streets, the neighbourhoods, the centres character at present. Wedding receptions dominate night residential high rise development (9 to 11 storeys) was centre, contains a Centrelink office and offices of non- and suburbs that will be real, attractive places and activity on the weekends. erected in the area bound by Smart Street, Spencer government organisations (NGO’s) who assist in the provide a great liveable community for new and existing Street and Court Road. A small number of other high rise settlement of new arrivals. This recent phenomenon residents. The Centre’s key activity nodes are the two shopping developments throughout the centre have also followed. has created the demand for affordable housing, office centres (Neeta City and Fairfield Forum), Ware Street space for NGO’s, and expanded community facilities. This Urban Design Study has been prepared in ‘main street’ retail strip, Fairfield railway station, the Development opportunities also provide potential response to an identified need by Council to facilitate Fairfield RSL club and various recreational facilities 1.2 A City of New Settlement community benefits to meet this demand, as well as revitalisation in the Fairfield City Centre and to build associated with Fairfield Park to the south. Fairfield City is a city of new settlement. Fairfield City add to the vibrancy and importance of the Fairfield City upon current market interest in redevelopment of the accommodated 3,000 humanitarian arrivals in 2016; Centre as a place to call home. centre. This is reflected in strategic studies and economic
Thomas Ware Plaza
2 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 investigations undertaken for the City Centre, discussed Commerce (Chamber) representing various stakeholders premises, particularly along Ware Street, Nelson Street 1.4 Urban Design Study Objectives in Section 5. within the Fairfield City Centre requested a review of the and The Crescent as well as cross streets. However, design controls within the City Centre. The Chamber’s the identified key sites each have an area larger To support the functionality of the built form and the The Fairfield City Centre Urban Design Study seeks to: request sought to facilitate redevelopment of identified than 2,500m² and offer significant redevelopment well-being of a growing residential community, Fairfield sites to enhance the Fairfield City Centre experience and opportunities that will bring both private and community City Council seeks to: • reflect an analysis of current strengths, weaknesses, make a positive contribution to its vitality, vibrancy and benefits. The key sites do not require amalgamation opportunities and threats determined through functionality. to facilitate development and provide the opportunity a) Reimagine development options for the Fairfield City site visits, literature review, and stakeholder to explore desired and feasible height of building and Centre that supports a liveable built form, active street consultation; This plan identifies key urban design, built form and density controls to enhance the viability of achieving the frontage, and growth of the local economy – a centre that is developing and business is thriving and where • outline a strategic approach to planning and place making actions to improve the vitality and revitalisation of the City Centre. people feel welcome, safe and proud to call it home. development standards impacting upon built form; vibrancy of the Fairfield City Centre. The plans will put in place the foundations and enablers to create a place This study investigates urban interrelationships across • test development scenarios based on economic that is attractive for people and capital as well as being the Fairfield City Centre to identify potential public b) Progressively develop a permeable public domain feasibility and minimising amenity impacts (e.g. inclusive and diverse. Above all, the plans are a means of benefits that can be achieved through the development with pedestrian connections with increased walkability unacceptable overshadowing levels of adjoining catalysing and implementing a broader revitalisation of of these sites. and town centre identity through social, cultural and development) the Fairfield City Centre. public art elements – a social, healthy and proud community that “celebrates diversity” because of the • identify road network and public domain The outcomes of this Urban Design Study may be quality of public places, spaces and connections. improvements in the Town Centre and its immediate This Urban Design Study focuses on 13 strategically implemented through Fairfield City Council’s town located sites identified by Council to have significant planning framework and where relevant through surrounding area reflecting existing weaknesses as c) Achieve public domain, pedestrian connections and well as demand generated from future development; potential for revitalisation for the individual sites and its operational plan, as well as owner/ applicant led also the potential flow on benefits for the surrounding planning proposals. The investigations and development community infrastructure as part of the community • recommend development standards contained with precincts and wider City Centre experience. concepts considered in this study are intended to guide benefit offered in future development – exploring Fairfield LEP 2013 and development controls within inputs into potential amendments to the relevant land proposed changes to existing land use zoning and the Fairfield City Centre Development Control Plan. The City Centre is constrained from redevelopment use and development (LEP & DCP) controls. development standards where it is clear the community also benefits in creating a desirable City centre. In November 2015, the Fairfield City Chamber of by fragmented land ownership and smaller strata title
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 3 2. City Centre in Context
2.1 Local Context Prospect Creek The City Centre is generally defined by Barbara Street to the west, Nelson Street and Fairfield Forum to the Yennora Industrial Lands north, The Horsley Drive and Prospect Creek to east and Fairfield Park to the south. Fairfield City Centre is situated adjacent to Fairfield railway station providing connection to Liverpool, the Parramatta and Sydney Proposed Upzoning Fair eld High School CBDs as well as other smaller nearby centres such as from R3 to R4 Cabramatta and Villawood.
The Fairfield City Centre is comprised of a combination of main street retail, arcade and larger format shopping centres. It is a destination for a variety of activities including specialty retail, café/restaurant/take away foods, supermarkets, personal services and commercial Fair eld City Centre Parramatta (9km) uses.
The predominant built form in Fairfield City Centre is two High Density Housing storey retail/ commercial buildings with retail at ground 3-4 storey walk ups Hume Hwy and M5 level, commercial above and service access to the rear. A number of shop fronts along The Crescent are in the Art Fair eld Railway Station Deco style, reflecting its previous role as an early main street. The City Centre also contains three shopping centres developed between 1980 and 1990: The Forum, Neeta City and The Chase . There are some 8-12 storey shop top housing buildings emerging in the City Centre.
The Fairfield City Centre is adjacent to the Prospect Creek riparian corridor provides a buffer between the Centre and the Yennora industrial lands to the east. High Density Housing 3-4 storey walk ups Fairfield City Centre is immediately surrounded by a ring of three storey walk-up residential flat buildings providing affordable housing within the locality that encourages pedestrian activity to the City Centre. To Fair eld City Leisure Centre the south is a large area of parkland known as Fairfield Fair eld Park Park. The park provides a number of local recreation and sporting attractions such as Fairfield Bowling Club, Liverpool (9km) an aquatic centre and a newly constructed nature playground. Despite the extensive recreational offer, the railway corridor appears to act as a significant barrier to Study Area Riperian Corridor (indicative) Prospect Creek Fairfield Railway Key connections residents living in the high density areas around the City (indicative) Station Centre. Figure 1. Local Context and Study Area (Source Google Maps/ TPG)
4 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 2.2 Regional Context The Fairfield City Centre is located 32km south west of the Sydney CBD and is identified as a District Centre in the Draft South West Regional Plan. It is located amid three centres, Parramatta (10km to the north) Liverpool (6km to the south west) and Stockland at Wetherill Park (6km to the north west).
The Fairfield railway station provides rail links to Parramatta, Liverpool and the Sydney CBD. The Horsley Drive, which runs along the north-east edge of the City Centre links to the Cumberland and Hume Highways, which are both part of the Sydney arterial road network.
The Fairfield City Centre is located in close proximity to a large tract of employment and industrial lands, which forms a belt stretching from Wetherill Park north west of the centre through to Fairfield East and Leightonfield to the south east.
Fairfield City Centre is accessible to the broader road network via The Horsley Drive (A22) and Smithfield Road (A28), which connect to the M4 Motorway.
Figure 2. Regional Context (Source Google Maps/ TPG)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 5 2.3 Key Sites in the Fairfield City The area, land tenure and strategic city centre locations Table 1. Key sites identification of each of these sites present numerous opportunities Site Description Address Lot Sec DP Centre for urban revitalisation. The future development of these 1 Fairfield Forum 8-36 Station Street 1031 - 1049068 The key sites represented in Table 1 are the primary sites offers significant potential for public benefits to be 2 Neeta City 1-29 Court Road 11 - 1062756 focus of this urban design study. Each the identified realised both within each site and for the surrounding opportunity sites is greater than 2,500m2 in area. Each of public realm. 3 Aldi site (Vacant) 366 The Horsley Drive 121 - 1017634 the sites is either under single land tenure or under the 4 McDonald’s Site 56-62 Court Road 101 - 1041594 It is envisaged that when developed, each of the sites will tenure of a group of cooperative land owners. 5 George Weston Foods 311 The Horsley Drive 6 - 868809 not only assist in transforming their immediate locality, but also form a catalyst for investment into the centre, 6 Ranglen Investments Pty Ltd 291-303 The Horsley Drive SP73480 promoting ongoing benefits and revitalisation. 7 Cambridge Tavern 11 Alan Street 2 593044 11A Alan Street 2 593044 8 Fairfield RSL 14 Anzac Avenue 1013454 9 Fairfield Hotel 1 Hamilton Road and 1 - 659919 11 Railway Parade 2 A 2814 3 A 2814 4 A 2814 5 A 2814 Expanded site area (Council owned - 1-3 Hamilton Road 1 947592 subject to land consolidation) 1-3 Hamilton Road 1 943853 10 Civic Precinct 17 Kenyon Street 10 - 1211302 25 Barbara Street 1 720979 25 Barbara Street 2 20333 25 Barbara Street 3 20333 42 Harris Street 1 48293 40 Harris Street 4 20333 38 Harris Street 5 20333 36A Harris Street 1 216678 36A Harris Street 2 216678 36A Harris Street 2 202875 11 Kenyon Street 2 548510 11 Chemist Warehouse site 11 Barbara Street 7 2 2384 5A Kenyon Lane 1 - 879424 5 Kenyon Lane 2 - 879424 8 Kenyon Lane 9 2 2384 8 Kenyon Lane 1 - 519620 12 Bing Lee 73-75 Ware Street 1 1082938 13 Nelson Street Car Park Nelson Street 1 583176 Nelson Street 1 249961 Nelson Street 1 228772 Nelson Street 2 249961 Nelson Street 2 583176
Figure 3. Map of Key Sites (source LFA Pacific/ TPG)
6 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 3. Planning Context
3.1 Statutory Planning Riperian Lands and Watercourses Design Excellence Government Act 1993 (the Act). Public land is classified Parts of the Fairfield City Centre are identified in the No specific provisions currently exist under the FLEP either “operational” or “community” in accordance with Riperian Lands and Watercourses map. Sites 5 (George 2013 to promote design excellence. Promoting design Part 2 of Chapter 6 of the Act. 3.1.1 Fairfield Local Environmental Plan Weston Foods), Site 6 (Ranglen) and Site 7 (Cambridge excellence in the Fairfield City Centre is limited to 2013 Hotel), which are located partially within or immediately relevant SEPPs and provisions under the Fairfield City Classification of public (i.e. Council Owned) affects the adjacent to the Prospect Creek riparian corridor. Any Centre Development Control Plan. land uses that may be undertaken on Council owned The Fairfield Local Environmental Plan 2013 (FLEP 2013) future development of those sites will therefore be sites. The Department of Planning and Environment’s applies to all land and identified key sites within Fairfield subject to assessment under clause 6.6 (Riperian Lands Practice Note 16-001 Classification and reclassification of City Centre. It sets out permissible land uses, building and Watercourses) of the FLEP 2013, which aims to 3.1.2 Surrounding Planning Context – public land through a local environmental plan advises: height and floor space ratio (FSR) within the centre. protect and maintain: Proposed Amendments to FLEP • Community land is land council makes available This is illustrated in Figures 4 - 9 with a summary of • water quality within watercourses; 2013 for use by the general public, for example, parks, applicable controls provided in Table 2. reserves or sports grounds. • the stability of the bed and banks of watercourses; A Council initiated planning proposal for rezoning of some residential precincts adjacent to the Fairfield • Operational land is land which facilitates the • aquatic and riparian habitats; and Land Use, Building Height and Floor Space Ratio City Centre has been approved at the Gateway and is functions of council, and may not be open to the The majority of Fairfield City Centre is zoned B4 Mixed • ecological processes within watercourses and currently with Council implementation. This proposal general public, for example, a works depot or council Use (39.42 hectares) and a small portion is zoned B3 riparian areas. includes: garage. Operational land may also be used for Commercial Core (4 hectares). Permissible building commercial purposes. heights ranges between 20 metres and 66 metres, Terrestrial Biodiversity • land use rezoning from R3 Medium Density The classification of public land also affects the ease whilst FSR ranges between 2:1 and 4:1, with the greater Parts of the Fairfield City Centre are identified in the Residential to R4 High Density Residential; of sale, leasing or licensing of public land. The sale, generally focused at the core of the centre and reducing Terrestrial Biodiversity map. • increased building height from 9 metres to 20 exchange or disposal of public land by a Council may towards peripheral areas. A small area of B6 Enterprise metres; and only occur on land with an “operational” classification. Corridor (4.77 hectares) exists to the east of The Horsley Sites 5 (George Weston Foods) and Site 6 (Ranglen) are Drive. The FLEP 2013 does not identify height of located partially within or immediately adjacent to the • increased FSR from 0.45:1 to 2:1. While Council does not presently seek to undertake any buildings and FSR controls for these B6 sites. Prospect Creek riparian corridor. Any future development The above proposal generally pertains to residential changes to land tenure, it is important to ensure that the of those sites will therefore be subject to assessment lands west of the Fairfield City Centre. In February 2016 classification of Council owned sites is conducive to the Town Centre Precincts - Minimum Site Areas under clause 6.5 (Terrestrial Biodiversity) of the FLEP the NSW Department of Planning and Environment intended future use of the site and means of delivering 2013, which aims to: site outcomes. The LEP also identifies additional local clauses under determined that proposal should proceed to exhibition. Part 7 of the FLEP 2013, which provide thresholds This urban design study takes into consideration the • protect native fauna and flora; impacts of this proposal on the surrounding context of Classification of Council owned sites is confirmed in for lot size and dimensions in order to achieve lot Table 2. amalgamation prior to the application of maximum • protect the ecological processes necessary for their the Fairfield City Centre noting its implementation was height and FSR provisions. Of the identified key sites, continued existence; and pending at the time of preparing this study. minimum lot size and dimension are applicable only • encourage the conservation and recovery of native 3.1.4 Summary of current FLEP 2013 to Site 12, (Bing Lee) at the corner of Ware Street fauna and flora and their habitats. 3.1.3 Land Classification and Kenyon Street. While Site 12 is greater than the planning controls for key sites 2 stipulated minimum lot area of 1,360m , the minimum Site 10 (Civic Precinct) and Site 13 (Nelson Street Car This section provides a snapshot of existing planning dimension of the site is below 34 metres limiting that site Park) are owned by Fairfield City Council and therefore controls applicable to each key site, noting that some to a maximum height of 15m and an FSR of 3:1. considered to be “public land” under the Local site are comprised of multiple lots.
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A Table 2. Current Planning Controls 3.1.5 Fairfield City Wide Development Site Description Address Lot Sec DP Zoning HOB FSR WCL BIO Classification Control Plan 2013 1 Fairfield Forum 8-36 Station Street 1031 - 1049068 B4 Mixed Use T2 - 26 U - 2.5 N/A N/A 2 Neeta City 1-29 Court Road 11 - 1062756 B3 Commercial Core W-42 X -4 N/A N/A The Fairfield City Wide Development Control Plan 2013 3 Aldi site (Vacant) 366 The Horsley Drive 121 - 1017634 B4 Mixed Use T3 -27 W - 3.5 N/A N/A (FCWDCP 2013) generally applies to all land in the 4 McDonald’s Site 56-62 Court Road 101 - 1041594 B4 Mixed Use T3 -27 W - 3.5 N/A N/A Fairfield Local Government Area with the exception of the 5 George Weston Foods 311 The Horsley Drive 6 - 868809 B6 Enterprise Corridor None None Yes Yes Western Sydney Employment Area and Western Sydney 6 Ranglen Investments 291-303 The Horsley Drive SP73480 B6 Enterprise Corridor None None Yes Yes Parklands and those areas subject to an alternative DCP. 7 Cambridge Tavern 11 Alan Street 2 593044 B4 Mixed Use T2 - 26 W - 3.5 Yes N/A The Fairfield City Centre is subject to the Fairfield City 11A Alan Street 2 593044 B4 Mixed Use T2 - 26 W - 3.5 Yes N.A Centre Development Control Plan 2013 (FCCDCP 2013) 8 RSL (north of Bertha Street) 14 Anzac Avenue 1013454 B4 Mixed Use T2 - 26 X -4 N/A N/A and therefore, with the exception of Sites 5 and 6, the RSL (south of Bertha Street) 19 Vine Street 1 863696 R4 High Density Residential Q - 20 T - 2 N/A N/A city wide DCP generally does not apply to the key sites. 29 Vine Street 10B 348548 R4 High Density Residential Q - 20 T - 2 N/A N/A However, the FCCDCP 2013 adopts certain provisions 9 Fairfield Hotel 1 Hamilton Road 1 - 659919 B4 Mixed Use Q-20 T - 2 N/A N/A contained within particular chapters of the FCWDCP 2013 2 A 2814 B4 Mixed Use Q-20 T - 2 N/A N/A 11 Railway Parade in relation to matters including (but not limited to): 3 A 2814 B4 Mixed Use Q-20 T - 2 N/A N/A 4 A 2814 B4 Mixed Use Q-20 T - 2 N/A N/A • Environmental Managements and Constraints 5 A 2814 B4 Mixed Use Q-20 T - 2 N/A N/A • Flood Risk Management. Expanded site area (Council owned - 1-3 Hamilton Road 1 947592 B4 Mixed Use Q-20 T - 2 N/A N/A TBC • Car Parking, Vehicle and Access Management. subject to land consolidation) 1-3 Hamilton Road 1 943853 B4 Mixed Use Q-20 T - 2 N/A N/A TBC 10 Civic Precinct 17 Kenyon Street 10 - 1211302 B4 Mixed Use T2 - 26 T - 2 N/A N/A TBC 25 Barbara Street 1 720979 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational 3.1.6 Fairfield City Centre Development 25 Barbara Street 2 20333 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational Control Plan 2013 25 Barbara Street 3 20333 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational The Fairfield City Centre Development Control Plan 42 Harris Street 1 48293 B4 Mixed Use T2 - 26 T - 2 N/A N/A Community (Crown Land) 2013 (FCCDCP 2013) sets the overarching strategic 40 Harris Street 4 20333 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational vision for the Fairfield City Centre. Its primary role is 38 Harris Street 5 20333 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational to assist Council in delivering its vision for the Fairfield 36A Harris Street 1 216678 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational City Centre outlined in the Fairfield City Centre Strategic 36A Harris Street 2 216678 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational Plan. Specifically, Council’s vision for Fairfield City Centre 36A Harris Street 2 202875 B4 Mixed Use T2 - 26 T - 2 N/A N/A Operational outlined in the DCP is outlined as follows: 11 Kenyon Street 2 548510 B4 Mixed Use T2 – 26 T - 2 N/A N/A Operational 11 Chemist Warehouse 11 Barbara Street 7 2 2384 B4 Mixed Use Q-20 T - 2 N/A N/A • Inclusive design that strengthens and reflects the 5A Kenyon Lane 1 - 879424 B4 Mixed Use Q-20 T - 2 N/A N/A unique character of the City Centre. 5 Kenyon Lane 2 - 879424 B4 Mixed Use Q-20 T - 2 N/A N/A • Enhance community safety and the perception of 8 Kenyon Lane 9 2 2384 B4 Mixed Use Q-20 T - 2 N/A N/A safety through partnerships and initiatives. 8 Kenyon Lane 1 - 519620 B4 Mixed Use Q-20 T - 2 N/A N/A • Strengthen gateways, access and way finding in and 12 Bing Lee 73-75 Ware Street 1 1082938 B4 Mixed Use V2-39 X - 4 N/A N/A around the City Centre. 13 Nelson Street Car Park Nelson Street 1 583176 B4 Mixed Use O2-16 V -3 N/A N/A Operational Nelson Street 1 249961 B4 Mixed Use O2-16 V -3 N/A N/A Operational • Encourage street and laneway life that attracts all and excludes no one. Nelson Street 1 228772 B4 Mixed Use O2-16 V -3 N/A N/A Operational Nelson Street 2 249961 B4 Mixed Use O2-16 V -3 N/A N/A Operational • Stimulate economic development and increase Nelson Street 2 583176 B4 Mixed Use O2-16 V -3 N/A N/A TBC employment opportunities. • Nurture social and cultural development, and maximise education and training opportunities. • Build a new image for the City Centre.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 9 Fairfield Town Centre DCP 2013 Amendment No. 3
The Central Area and Periphery Area were then split into Precincts, which each have a slightly different built form or land use pattern. The objectives for each precinct are discussed in more detail below.
The FCCDCP 2013 is applicable to all land within the Fairfield City Centre and includes each of the key sites Fig 3.5-2 Town Centre Precincts identified for the purposes of this urban design study. Accordingly, this urban design study therefore seeks to reinforce and build on that vision.
The FCCDCP 2013 defines the Fairfield City Centre as six precincts based on their individual role, function and character as illustrated in Figure 10. Precinct based development controls set out key design elements such as land use mix (i.e. ground level retail activation), podium heights and upper level setbacks to public streets and boundaries. These are supported by site specific development controls for the following sites:
• Fairfield RSL Club.
• Civic Precinct. • Fairfield Forum Shopping Centre. • Neeta City Shopping Centre.
• The Fairfield Chase Site. • Court Road Site (corner of The Horsley Drive and Court Road). • Fairfield (Cambridge) Tavern Site. Site specific provisions generally relate to identifying key opportunities for consideration in developing an appropriate design response to each site.
The DCP also sets out car parking requirements for relevant land uses as well strategies and provisions relating to public art contributions for larger scaled developments.
This urban design study seeks to achieve alignment with Council’s vision for the Fairfield City Centre. This study outlines specific recommendations for built form and development controls based on opportunities and concepts provided in Section 7. These recommendations are likely to form the basis of future amendments to the FCCDCP 2013 to be undertaken by Council.
Figure 10. FCCDCP 2013 Precinct Map (DCP Figure 3.5-2)
10 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Uncontrolled document when printed – check Council’s website for current version 35 3.2 Strategic Planning Context This urban design study seeks to align with the vision, spaces will support the development of a city- This urban design study aligns with the key priorities and directions and outcomes of A Plan for Growing Sydney, in wide ‘Green Grid’. Open spaces will promote a actions outlined by the Plan, in particular: Key strategic planning documents applicable to the particular: healthier urban environment, improve community Fairfield City Centre are ‘A Plan for Growing Sydney’ and access to recreation and exercise, encourage social 3.3 Integrating land use and transport planning to the Draft South West District Plan. Direction 1.4: Transform the productivity of Western interaction, support active transport connections to drive economic activity Sydney through growth and investment centres and public transport, and improve the city’s Fairfield City Council has undertaken a proactive environmental resilience. This study notes the role of infill development and approach in preparing and implementing a number of The Plan notes the considerable role of Western urban renewal is ongoing in the Fairfield LGA. strategic studies with the aim of facilitating ongoing Sydney in ensuring Sydney’s long term prosperity. Direction 3.3: Create healthy built environments improvement in the Fairfield City Centre. Fairfield LGA and Fairfield City Centre each play a 3.7.1 Facilitate local employment in land release significant role in ensuring access to employment, The built environment can encourage healthy and urban renewal areas This urban design study builds upon Council’s evolving housing choice and amenities in this region. communities by creating mixed-use centres that strategic vision. It identifies key actions that will assist provide a convenient focus for daily activities. This study notes the importance of supporting in reinforcing Council’s aim to enhance Fairfield City Direction 2.1: Accelerate housing supply across Creating attractive public spaces and improving the urban renewal around Fairfield train station and bus Centre’s economic vitality and vibrancy. Sydney quality of the public domain through better design, interchange that provides new housing and local including landscaping, lighting and traffic calming employment. This urban design study seeks to identify and measures in high pedestrian areas. 3.2.1 A Plan for Growing Sydney promote new opportunities for increased housing 4.6.2 Plan for safe and healthy places in the Fairfield City Centre, which has a significant The relevant metropolitan strategy relating to the role in creating wider housing choice, diversity and Design-led planning of the public realm − footpaths, proposed development is A Plan for Growing Sydney 3.2.2 Draft South West District Plan in reducing the pressure on rising house prices. The squares, open spaces, parks and nature strips – released by the NSW Department of Planning and Plan notes that localities such as Fairfield City Centre The draft South West District Plan was developed by the should result in places and streets that are safe and Environment in December 2014. The plan identifies are some of the most suitable areas for urban renewal Greater Sydney Commission in 2016. The Plan outlines functional that can support people to walk or cycle growth projections from a whole of Sydney perspective as they are close to jobs and are serviced by public a vision for Greater Sydney’s South West District, which rather than drive. Walkable, well-lit places and paths and specifically identifies Western Sydney as a key to transport services that are frequent and capable of includes the Fairfield City Council local government area. can provide a sense of safety for women, young Sydney’s success. moving large numbers of people. It has been developed to facilitate greater liveability, children and older people, all of whom are often improve employment opportunities and to create the first to sense that a neighbourhood is not safe − The Strategy seeks to achieve the following outcomes for Direction 3.1: Revitalise existing suburbs housing choices and access to amenities that respond to especially after dark. Sydney: the needs of a changing and growing population. A Plan for Growing Sydney recognises the social and Healthy built environments, preventing physical Goal 1: A competitive economy with world-class economic benefits associated with focusing new The Plan identifies Fairfield City Centre as a District and mental health problems, is achieved through services and transport. housing within Sydney’s established suburbs. This Centre, which will provide jobs growth from an estimated the provision of functional well connected streets Goal 2: A city of housing choice, with homes that urban design study seeks to facilitate renewal and 5,400 jobs in 2016 to some 10,000 jobs by 2036. It and public spaces, in neighbourhoods that fulfil the meet our needs and lifestyles. revitalisation of the existing Fairfield City Centre to is anticipated that the Fairfield LGA will experience services and social needs of residents. Building on create new opportunities and greater amenity for the population growth of 20,450, representing 12.5% growth Action 3.3.1 of A Plan for Growing Sydney guidelines Goal 3: A great place to live with communities that wider community. to 2036. for the planning, design and development of a safe are strong, healthy and well connected. and healthy built environment can potentially be Goal 4: A sustainable and resilient city that protects Direction 3.2: Create a network of interlinked, To accommodate that growth, the Plan establishes a more effective if they are incorporated into broader the natural environment and has a balanced multipurpose open and green spaces across Sydney housing target of 3,050 new dwellings in the Fairfield considerations outlined in the Liveability Framework approach to the use of land and resources. LGA between 2016 and 2021. The plan acknowledges and the NSW State Policy on Urban Design and A Plan for Growing Sydney aims to improve the the Fairfield Residential Development Strategy (2009) as Architecture. The plan identifies Fairfield as being located in the South quality of green spaces and create an interconnected instrumental in creating housing capacity in the Fairfield West Subregion, which is the subject of the Draft South network of open spaces and parks. A more strategic LGA. West District Plan. approach to identifying and connecting open
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 11 4.7.2 Support the creative arts and culture policy establishes a baseline of what is expected to Important aims of the 2015 study included a This is illustrated as Figure 12. achieve good design, across all projects in NSW. Good comprehensive review of the various retail/commercial The public domain is an important place for cultural design creates useable, user-friendly, enjoyable and centres of the City identify a new strategy for centres, in The study recommended a range of place making exchange through public art, cultural programs and attractive places and spaces, which continue to provide particular, Fairfield City Centre. The Policy identifies the features to strengthen the amenity offered within festivals. Neighbourhood street fairs, festivals, fêtes, value and benefits to people, the place and the natural Fairfield City Centre as a major Centre with the provision Fairfield Park to improve its role as a key destination. indoor and outdoor exhibitions, workshops and environment over extended periods. Good design brings of the widest range of retail, commercial and community community markets provide important opportunities benefits socially, environmentally and economically, and services to the regional population of LGA. Given limited opportunities for public open space within for people of all ages and walks of life to experience builds on these benefits over time – continually adding the Fairfield City Centre, the need to enhance connection and participate in arts and culture. In the District value. This urban design study reinforces Fairfield City Centre’s between the Fairfield City Centre and Fairfield Park is arts and culture promote local identity and provide role as a major Centre and to facilitate its ongoing recognised in this urban design study as essential to city for the needs of different groups in the community. Better Placed outlines seven key considerations to renewal. centre amenity and community well-being. Nurturing a culture of art in every day local spaces ensure that the state’s cities, towns, public spaces, through design led planning can facilitate community landscapes and buildings are well designed. These cohesion and important liveability outcomes. Arts include context; sustainability; inclusiveness, safety 3.2.5 Fairfield Park Relationship to 3.2.6 Fairfield City Centre Marketing and and cultural policy, investment and actions should and liveability; functionality; “value adding”; and Fairfield City Centre 2012 Branding Plan - Place Partners 2011 be well integrated into urban development. This can attractiveness. be achieved through planning proposals for urban This study explored the relationship between the Place Partners was engaged by Fairfield City Council renewal areas. For Fairfield City Centre, Better Placed brings focus to Fairfield City Centre and the large areas of parkland and to prepare a Marketing and Branding Plan for the the need to provide and create public spaces which are community recreation facilities to the south of the centre Fairfield City Centre. The Plan seeks to foster economic This urban design study, through identifying site sustainable, safe, liveable, attractive and vibrant. including Fairfield Park. The study considers that open investment and an entrepreneurial spirit among the suitability for height and density in strategic locations, space accessible to high density development and city business community. The plan sought to: aims to encourage ongoing renewal and increased centre lifestyles can be correlated to increases in both housing and employment opportunities in the existing 3.2.4 Fairfield City Centres Study 2015/ community well-being and economic strength. • shift external perceptions about Fairfield; Fairfield City Centre. This is within the context of creating Fairfield City Centres Policy 2015 • showcase and build pride in community assets that a liveable environment supported by public spaces, the The plan highlights potential opportunities to reinforce set Fairfield City Centre apart; arts, culture and place making initiatives. This Policy was originally developed in 2006 as a result links between the Fairfield City Centre and Fairfield of the findings and recommendations of the Fairfield Park to the south of the City Centre. Specifically, it notes • attract new customers to Fairfield City Centre from Retail and Commercial Centres Study 2005 (prepared the Ware Street and Spencer Street spines north of the beyond the local area; 3.2.3 Better Placed by Leyshon Consulting Pty Ltd). The policy has been train station and Vine Street south of the train station • support greater levels of perceived safety throughout updated as a result of the implementation of the as critical links to the Honour Avenue gates at the the Fairfield City Centre; and The NSW Government Architect’s policy, “Better Placed” Fairfield City Centres Study 2015 (prepared by Norling northernmost point of the parklands. The Fairfield train (May 2017), outlines principles, objects and directions Consulting – Business and Property Economics Pty Ltd) station and Court Road/ Vine Street rail overpass each • assert Fairfield City Centre’s primacy as one of the for creating well-designed built environments. This as commissioned by Council in 2014. play a pivotal role in connecting the Fairfield City Centre. central destinations in Western Sydney.
12 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 The Fairfield City Centre Marketing and Branding Plan was finalised in 2011 to supplement the Fairfield City Plan 2010- 2020. The community vision for Fairfield is as follows:
“We are Fairfield City - a welcoming, safe and diverse community where we are proud to belong, invest and prosper”
This marketing and branding plan places particular emphasis on creating and promoting a brand identity for Fairfield, and fostering positive connections that are associated with the brand. Fairfield Park combines recreation, nature and play The plan emphasises that the Fairfield City Centre spaces as a key destination for enjoyment adjacent provides a unique offer that is reflective of its local to the Fairfield City Centre culture. Noting the role of local business in reflecting the diversity of Fairfield and their role in the centre of attracting locals and visitors.
This urban design study aligns with the key objectives and aspirations of this plan to reinforce diversity and the strength of local business culture. The role of this urban design study is to assist in creating new opportunities for investment in the City Centre to facilitate ongoing improvement over time.
A nature play space is a valuable addition to Figure 11. Fairfield Park Relationship to Fairfield City Centre 2012 (source Fairfield City Council) Fairfield Park’s recreational offer
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 13 3.2.7 Fairfield Residential Development • Improve pedestrian linkages between residential STUDY AREA 1 FAIRFIELD areas and Fairfield Park. Strategy 2009 – Study Area 1 STRUCTURE PLAN PRINCIPLES Fairfield Centre • Focus new housing in north and west of catchment. • Provide additional community facilities in line with 3. 1. Maintain existing planning controls (which allow up to 12 storeys) within the The Fairfield Residential Development 2009 provides the the needs of current and future population. 2. 12. commercial core and stimulate new development through a range of public domain framework to accommodate a dwellings target of 24,000 HOLROYD CITY COUNCIL upgrades and site specific master planned developments. The commercial core dwelling by 2031. • Continue public domain upgrades, including better cycle/pedestrian linkages particularly in commercial should provide residential housing stock in the short term. The following outlines the key recommendations of the core. 2. Increase opportunity for high density zoning along Sackville Street (east) in the strategy for Fairfield City Centre: • Ensure future dwellings are constructed to the medium term. standards of SEPP 65 and are accessible. • Increase dwelling stock within the catchment, 3. Potential for long-term corridor along Polding Street, connecting to Fairfield particularly within the commercial core, western half A planning proposal, based on structure plan provided Heights should a future bus route be established. of the precinct and long term, a corridor formation to as Figure 12, seeks to change land use zoning, height Fairfield Heights and Canley Vale. and FSR for land immediately north and west of the 4. Existing 3 storey walk-ups to the west of the commercial core provide a long term City Centre (bound by Polding Street, Sackville Street, • Improve the dwelling mix by supporting increases in opportunity for redevelopment if strata titling issues are overcome. Amalgamation Coleraine Street and Railway Parade) to form a high medium and high density dwellings. 11. of lots and a master planning approach would be required to ensure high quality density (R4) residential frame with FSR of up to 2:1 and 1. built form outcomes. • Priority location for affordable housing Height of Buildings up to 20m. 4. developments, integrated with new development. 5. Long term potential for higher density development on larger lots, allowing The strategy notes the need for new public open space • Continue to build on mix, diversity of retail and graduation of developments between high density, commercial core and opportunities particularly to the north and west of the 12. commercial services. City Centre to cater for a growing population. surrounding low density areas. • Provision of services to be reviewed in-line with 6. Constrained by existing strata, but long term potential for high density. increases in density. The land use zoning plan (Figure 4) and the Fairfield Residential Development 2009 Structure Plan (Figure 12) 7. Medium density corridor along railway line to Canley Vale as a long term • Investigate the role of Polding Street as a future east- 5. indicate clearly that there is a significant under-supply of 4. 11. west bus link. objective. open space for an existing densely populated residential • Seek to create bus links between Canley Vale and precinct. FAIRFIELD PARK 8. Short term opportunity for high density, mindful of building controls to mitigate Fairfield to enhance access. 8. rail noise and vibration. This urban design study considers the interface with • Ensure increased density within the western half 6. an intensifying residential city centre frame, as well 9. Sydney Water Land with long term potential for partial redevelopment. of the catchment is supported by additional open as opportunities to enhance amenity for the emerging space. 10. Lots fronting the western side of Fairfield Park provide an opportunity for higher population surrounding the City Centre. 10. density dwellings which take advantage of views and amenity of the park in the short term. 11. Flood prone land with limited potential. 7. 9. 12. Existing schools. URBAN RENEWAL MASTER PLAN
2031 VISION 0m 100m 200m Fairfield is a high priority location for a Urban Renewal Master Plan (URMP). The KEY URMP should establish a long term (20 year) plan which will ensure Fairfield EMPLOYMENT USES LINKAGES meets the required level of services and facilities for a major centre. The vision for LOW DENSITY RESIDENTIAL FRONTAGES Fairfield should be based on the Structure Planning Principles (above) and develop MEDIUM DENSITY RESIDENTIAL PEDESTRIAN DOMAIN UPGRADES a detailed action and implementation plan to address the Recommendations in the HIGH DENSITY RESIDENTIAL TRAIN STATION Sustainability Matrix. Details of the general requirements of an Urban Renewal Master Plan are in Section 5.5. SPECIAL USES EXPANDED OPEN SPACE INVESTIGATION AREAS OPEN SPACE The URMP for Fairfield should prioritise the renewal of the commercial core through Figure 12. Fairfield Residential Development 2009 Structure Plan (source Fairfield City Council) adoption of the DCP and public domain improvements. This should be followed by renewal of areas currently zoned medium density in the south and east. 14 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 CHAPTER 6.0 73 3.2.8 Fairfield Town Centre Master Plans • retain existing laneways and pedestrian connections, • provide active street frontages at ground level Fairfield City Centre The Crescent Master Plan 2007 2007 and enhance pedestrian use through widened to Harris, Barbara and Kenyon Streets, as well as The analysis of The Crescent Master Plan site and its footpaths, landscaping, lighting and street furniture; Downey Lane and other laneways; surrounding area identified the following key principles In response to the 2004 Strategic Plan for the Fairfield • provide smaller places for people to gather, such as • allow for relocation and expansion of existing library, considered in the development of a Master Plan for The Town Centre, two key actions identified in the Strategic pocket parks and seating areas; hall and community services building, as well as Crescent (see Figures 13 and 14) include: Plan were to prepare Master Plans for two precincts proposed creative industries facility; in the town centre - Barbara Street Precinct and The • provide more direct visual and physical access • retain and upgrade existing connections across the Crescent and Railway Precinct. The Master Plans sought along Downey Lane to enhance safety and reduce • create an integrated, flexible multi-use community train lines especially bridges at the station and the to provide a planning and development framework for vehicular/pedestrian conflicts - new buildings are set building that addresses Harris Street, with northern end of the site; the two precincts. These are illustrated in Figures 13-15. back to provide a wider laneway; commercial and residential buildings facing Kenyon and Barbara Streets; • strengthen connections into the town centre via • provide linkages across the site, connected to Smart and Ware Streets by creating more direct This urban design study builds upon the outcomes of existing adjacent laneways and arcades; • Harris Street upgraded through footpath widening, access across The Crescent; these master plans. consistent landscape strategy, furniture and lighting, • limit vehicular movements through the site by to become a ‘civic’ street, linking community • relocate existing park to the front of the station to encouraging the use of Barbara Street to access functions to the neighbouring heritage buildings and allow increased area, greater useability and retailing Barbara Street Master Plan parking and deliveries; the town centre; and activity at edges; The Barbara Street Precinct corresponds to Key Site 10 • existing car park to be retained and upgraded, with (Civic Precinct) identified in this urban design study. • buildings define existing street patterns and • relocate the existing Fairfield Connection to open up potential for redevelopment in future as an open The Master Plan (see Figure 13) considered the site as proposed green ‘pockets’. view lines to the station and provide safer and more space for the community/civic precinct; the focus of Fairfield’s community and civic buildings. It FINAL DRAFT direct access; proposed buildings of between 5 and 12 storeys for the FINAL DRAFT HASSELL site and was based on the following key principles : HASSELL The Vision for The Barbara Street Precinct Master Plan Option 1 FINAL DRAFT All existing commuter parking is shifted to a new multi-storey structure, with some also
integrated into new building developments. Existing bus stops, taxi rank and ‘kiss+ride’ HASSELL The Barbara Street Precinct has been identified as the focus of Fairfield’s community and are relocated to The Crescent, and a new train station is constructed adjacent to the Master Plan Option 2 civic buildings, and this has guided the master planning of the site. Thisexisting process station. New has retail/commercial buildings are located on both sides of the train produced a long-term vision for the precinct, as well as shorter term,corridor. more achievable All existing commuter parking is relocated to two new multi-storey structures at the SPENCER STREET southern end of the site. This allows the bus interchange to be shifted further north, proposals. It is important that as each of these proposals is developed,A new they park contribute and landscaped plaza are located in front of the station. The footpath along providing more direct bus movement from Court Road and into Smart Street. In turn, this
SMART STREET SMART The Crescent is widened to provide space for bus stops, as well as improved amenity provides space for a new forecourt adjacent to the rail station. to the vision for the precinct. STREET KENYON STREET through consistent street tree planting, new paving, lighting and street furniture. New connections The existing park is reconfigured around the revised parking arrangements, with
4 SMART The Barbara Street vision is for a numberintegrated of community with buildings buildings that are integrated upgraded landscaping and lighting. The footpath along The Crescent is widened, and its BARBARA STREET amenity improved through consistent street tree planting, new paving, lighting and street The key opportunities of this Master Plan option include: Existing connections Mixed Use Buildings and complementary, both in appearance and function, and supported by a mix of other upgraded furniture. 6 including retail, commercial, uses8 such as residential, commercial andBus retail. stops relocated The to existing multi-storey- new carstation park provides is a modern facility for current and future needs, as well as an 8 The key opportunities of this Master Plan option include: health facilities and 2 The Crescent enhanced ‘gateway’ to the town centre; removed, with car parking accommodated within the new buildings, possibly in a number Existing Interchange HARRIS STREET
residential - existing station buildings refurbished as community/cultural buildings, or retail such relocated and upgraded - refurbishment of the Fairfield Connection allows a wider footpath, greater visual/ WARE STREET WARE of basement levels. This allows a new courtyard/open space of approximately 1500 sqm 2 as cafe and restaurants; physical access to the station, and creates active edges to the station forecourt and
to be created5 at the centre of the precinct,New a sharedpublic park external space for the buildings that park; E STREET STREET E surround it. - existing retail spacesWAR are relocated to be more visible, functional and attractive 2 New public plaza buildings; in front of station - station upgrade includes improved station functioning, and more accessible and safer New WAREgreen STREET open space connection across the rail lines; Existing station buildings - new park and plaza provide open space that is more accessible and safer than the 1 for shared uses - existing STREET refurbished for retail/ THE CRESCENT A new multi-use, flexible community building, including new hall, libraryexisting and park,creative and a direct connection to the town centre via Smart and Ware Streets; - streetscape improvement and more legible station entry from Dale Street;
ET community uses Aerial view looking to North East VINE carparking relocated to HARRIS STRE Existing station and
ET industries facility, addresses Harris Street. Harris Street is upgraded as Fairfield’s ‘civic’ REET - taxi rank and ‘kiss+ride’ accommodated along The Crescent, reducing conflict with - safety and convenience of bus passengers is improvedTHE CRESCENT by the location of bus stops shopping centre 5 basements bus services within the interchange;
New public plaza in adjacent to other uses, such as retail and commercial spaces, and the train station; refurbished street, creating a safe and pedestrian-friendly link between the precinctHARRIS STREET and the town ST VINE front of station 1 - bus interchange upgrade including larger passenger assembly areas and improved 1 Community Buildings centre, especially Ware Street and the railway station. - streetscape improvements and improved station entry from Dale Street; shelter;
BARBARA STRE including hall, library and New railway station - new retail/commercial development along The Crescent creates activity and definition Footpath widened; new - new retail/commercial development along Dale Street activates the street and provides street trees and furniture Creative Industries Cluster 1 New buildings are primarily 5-7 storeys, includingwith upgradedtwo taller elements (up toof the12 street storeys) edge; uses complementary to the existing transport functions (eg convenience retailing); 5 connection across rail lines 12 adjacent to the existing towers on Ware Street. - ‘large-plate’ commercial office space provides the opportunity for use as community - existing bridges across the rail lines upgraded (possibly integrated with new buildings) 5 New commercial tower Footpaths widened; new facilities, council administration or government departments; 2 Existing commuter for improved safety and access; and 6 street trees and furniture parking removed; The - possible administration/ 10 DALE STREET - existing bridges across the rail lines upgraded (possibly integrated with new buildings) Crescent Park expanded - existing cycle routes can be linked along The Crescent within shared traffic lanes services functions Existing laneways are retained, with new lanes and arcades connecting streets with the and upgraded Retail/commercial for improved safety and access; and DALE STREET
WILLIAM STREET
ANA AVE ANA new landscaped open space. Ground floorbuildings, retail potentially spaces within the buildings activate the Some challenges which require further investigation: to accommodate - existing cycle routes can be linked along The Crescent within shared traffic lanes
HARRIS STREET Harris Street upgraded as perimeter streets, as well as the laneways,community/council making the uses precinct saferWILLIAM STREET and more attractive. 2 AVE ANA pedestrian-focused ‘civic 4 5 Vehicular access to the buildings (both cars and service vehicles) is primarily from Retail/commercial - safety and amenity issues within the park and bus interchange may not be adequately Some challenges which require further investigation: buildings along Dale Street street’ Retail/commercial addressed; Barbara Street, providing safer pedestrian accessbuildings along across Dale the site. BERTHA STREET - significant public domain improvements may not be offset by the limited amount of Street - bus movements/stopping arrangements need further study by a specialist consultant, HAMILTON STREET 3 BERTHA STREET New multi-storey parking development on the site; and New multi-storey HAMILTON STREET as well as discussion with bus operators;3 and 3 stations with bridge This vision for the Barbara Street site is excitingparking station and with forward-looking, and will consolidate connection over train lines - station facilities may not be adequate for future expansion of Fairfield town centre and enliven the community precinct of Fairfield.bridge connection It is also to a complex undertaking,- negotiation involving with Rail Corp and current leaseholders to provide integrated delivery of new buildings buildings and new public domain / infrastructure T the sale and acquisition of different properties, the redevelopment of community facilities Possible bus lay-over Financial Feasibility KENYON STREET area or turning bay BARBARA STREE and extensive public domain upgrading. Financial Feasibility Hill PDA have completed a financial analysis of the two options for The Crescent precinct (see Appendix A) to determine their feasibility. The analysis found that: The following Master Plan for the precinct outlines the first steps thatHill can PDA be have taken, completed to a financial analysis of the two options for The Crescent precinct - as a smaller development proposal including mostly retail uses, Option 2 would ensure short-term achievements within the framework of the long-term (seevision. Appendix A) to determine their feasibility. The analysis found that: respond to current local market demand without significant risk; - Option 1 provides the highest land value return to RailCorp of $12m and a $30m - approximate project cost is $35m and would not need to be staged or to be dependent Master Plan Site Boundary New/Existing Trees 1 Height (In Storeys) Existing/New Connection upon a substantial pre-commitment of office or retail space prior to construction Master Plan Site Boundary New/Existing Trees 1 Height (In Storeys) Existing/New Connection development profit to the developer; Master Plan Master Plan Paved Area New/Refurbished Buildings Line Of Ground Floor commencement; and Paved Area New/Refurbished Buildings Line Of Ground Floor - it would generate significantLandscaped job Area growth for FairfieldExisting estimated Train Station Buildings to be 1,500 additionalVehicular Entry/Exit Master Plan Site Boundary Shared Pedestrian/Vehicle Zone 1 Height (In Storeys) Scale 1:2000Aerial view lookingLandscaped to South Area East Existing Train Station Buildings Vehicular Entry/Exit Scale 1:2000 - could be considered a realistic “fallback” development scenario if government Plan jobs annually; Paved Area New/Existing Trees Line Of Ground Floor underwriting for office leasing can not be obtained for the Option 1 proposal - the total project cost will be in excess of $109m, and that staging will be required to Landscaped Area New/Refurbished Buildings Vehicular Entry/Exit Scale 1:2000 allow take up of market demand for office space; and - Option 1 would require substantial (>50%) pre-commitment of office space. Figure 13. Barbara Master Plan (source Fairfield City Council) THEFigure CRESCENT 14. The Crescent MASTER Master PLAN Plan SITE Option - OPTION1 (source Fairfield1 City Council) THEFigure CRESCENT 15. The CrescentMASTER Master PLAN Plan SITE Option - OPTION 2 (source 2 Fairfield City Council) FAIRFIELD TOWN CENTRE INTEGRATED MASTER PLANS FAIRFIELD TOWN CENTRE INTEGRATED MASTER PLANS 28 NOVEMBER 2006 24 POSSIBLE COMMERCIAL/ COMMERCIAL/ COMMERCIAL/ COMMUNITY POSSIBLE EXISTING POSSIBLENOVEMBER 2006 COMMUNITY COMMERCIAL/ COMMERCIAL/ EXISTING FUTURE RESIDENTIAL RESIDENTIAL RESIDENTIAL FUTURE RESIDENTIAL FUTURE RESIDENTIAL RESIDENTIAL RESIDENTIAL C BUILDING BUILDING BUILDINGC
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 15 HARRIS STREET KENYON STREET KENYON BARBARA STREET DOWNEY LANE LIBRARYBRAR LIBRARY FAIRFIELD C CIC
BASEMENT CAR PARK BASEMENT CAR PARK
Barbara Street Elevation Harris Street Elevation Scale 1:2000 Scale 1:2000 BARBARA STREET MASTER PLAN SITE - THE VISION FAIRFIELD TOWN CENTRE INTEGRATED MASTER PLANS 14 NOVEMBER 2006 C • allow for expansion or redevelopment of the station • Inclusive design that strengthens and reflects the • Respondents were positive about the strategic plan • Increase the population of town centre and to meet future demand, including a safe, direct and unique character of the town centre. targeting safety, however it was identified as the surrounding area through high rise and multi-unit accessible bridge connection across the train lines; most important action in the strategic plan. development. • A safer town centre environment. • frame the existing heritage station buildings with • Streetscape and landscape improvement initiatives • Acknowledge poor town planning to date, addressed • Strengthen gateways, access and way-finding in and new buildings that are complementary in terms of for the town centre were well received and were by better planning of the town centre in the future. around the town centre. scale, use and architectural character; associated with improved public amenity. • Community Soul and Spirit - family, friends, friendly • Bringing the streets to life. • relocate existing bus interchange by providing bus • Creating a new southern gateway (at the train and welcoming, harmonious multicultural society. stops along The Crescent, allowing more direct • Stimulate economic development and increase station) was strongly endorsed by respondents Further consideration of the workshop outcomes linkage to the train station as well as retail spaces; employment opportunities. including regeneration of the building façades; enabled both Council and stakeholders to understand improvements to the linear park along The Crescent • rationalise and upgrade the Dale Street entry to the • Nurture social and cultural development, and that improving activation of centre is not limited to built and traffic changes. station, with a park/plaza, landscaping and lighting, maximise education and training opportunities. form alone and will involve a strong place making vision and provision for taxi/kiss+ride functions; • Build a new image for the town centre. • Increasing the number of residents living in the town and initiatives that working build on existing strengths of centre with new residential development was seen the centre. • widening of footpaths along The Crescent allows for The strategic plan sought to provide holistic guidance as an improvement to the centre if appropriately bus stops/queuing areas, consistent landscaping, for the implementation of programs and actions managed. street furniture and lighting, and potential for including initiatives for the Fairfield Town Centre to 3.2.12 Fairfield Town Centre Workshop outdoor cafe seating; guide its physical form; address economic, social and • Potential for the creation of new parking opportunities was important. SWOT Results 2002 • relocate existing commuter parking into multi-storey environmental issues and to provide a range of benefits structure(s) at the southern end of the site adjacent to all its stakeholders. The strategic plan also informed The report concludes that the local community felt there Strengths and weaknesses of the Fairfield City Centre to the Lambert Street flyover; the Development Control Plan (DCP) at the time for the were a number of positive aspects of the existing centre were analysed as part of the Fairfield Town Centre town centre to sustainably manage growth in a manner that should be built upon in future planning. Strategic Workshop 9 December 2002. Elements of the • provide new retail/commercial buildings along both that is consistent with the character of the town centre. centre that were valued as strengths included: sides of The Crescent to activate streets and open space at ground level, while providing commercial 3.2.11 Fairfield Town Centre Strategic • The existing nature of the town centre: its layout, space directly linked to transport services; and 3.2.10 Fairfield Town Centre Strategic Workshop 2002 Ware St, The Crescent, heritage and character, • continue existing cycle routes by providing a link Plan Forum Report 2003 human scale and amenity. along The Crescent. The Fairfield Town Centre Strategic Workshop was • Diversity of stores, including bargain stores, food/ In November 2002, Council started a process to explore held at the Fairfield RSL Club on 9 December 2002. The grocery and specialty stores. 3.2.9 Fairfield Town Centre Strategic a new vision for the future of Fairfield Town Centre workshop was attended by 46 participants including to inform the preparation of a strategic plan and new shopkeepers, property owners and the public. The key • Cultural diversity and creativity being key drivers Plan 2004 development controls. This was underpinned by further aim of the workshop was to foster an understanding of Fairfield centre’s unique character. engagement with the local community and stakeholders stakeholders’ perceptions of the existing centre, and The Fairfield Town Centre Strategic Plan was prepared • Variety of dining experiences including restaurants to explore and supported by additional technical studies their views on realising the Fairfield Centre’s future by Fairfield City Council, which seeks to transform the and cafes with a relaxed atmosphere. undertaken. potential. The following themes emerged from this Fairfield Town Centre. The key objectives of the plan aim workshop: • Good access to existing transport including the to economically, socially and environmentally enhance A community forum was held by Council at the Fairfield Fairfield train station as well as parking availability. Fairfield City Centre to create a place in which people RSL on 5 November 2003. The forum sought to present • Design a more attractive town centre with higher want to live, work, visit and invest. • District parklands. key vision elements outlined within the strategic plan quality amenities - facelift facilities, create better as well as information relating to supporting technical looking shop facades, cafes/ restaurants. Attract • Community pride in Fairfield. The plan seeks to improve the legibility and quality of studies. major retailers to the town centre. streetscapes and creating streets and places. Its vision is This urban design study has been prepared with consideration for the outcomes of this workshop and underpinned by seven key directions as well as an action An overview of the key themes that emerged from the • Improve traffic management and parking in the town SWOT Analysis. plan to facilitate their delivery, which are provided as town centre forum is provided as follows: centre. follows:
16 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 3.2.13 Fairfield Town Centre Main Street Program Strategic Plan 1998-2001 This strategic document provides guidelines in both the short and medium term, sets out key objectives using the Main Street formula and outlines strategies to achieve these objectives.
The Main Street program was an initiative of the NSW Department of State and Regional Development and has been designed to provide guidelines for the revitalisation and promotion of town centres throughout the State.
The program aimed to address the following five areas:
• Organisation: To establish a shared vision and implement this vision through strong partnerships and cooperative programs. • Business Development: To create economic vitality in the town centre for businesses, residents and visitors. • Promotion: To attract residents and shoppers to the town centre through effective promotional and marketing activities and enhancing a positive image of Fairfield. • Urban Design: To create a vibrant, attractive and safe town centre to match the needs of our culturally diverse community. • Safety: To make Fairfield a safe environment in which to live, work and shop. The plan has since been superseded by a number of strategy documents previously considered in this literature review; however, its core themes are consistent with current revitalisation needs. These will be considered in the repartition of design principles and concepts.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 17 Housing 4. Fairfield City Centre Economy Stress - Rental Population- driven Jobs and While the average weekly rental repayment in Fairfield LGA in High Self-containment 2016 ($350) was lower than Greater The industries which grew the most AEC has provided a review of key economic indicators Fairfield’s Key Social Indicators Sydney ($440), 1 in 5, or 21.9% of and commentary on local retail and residential market between 2006-2011 were: retail trade (+110), renting households in Fairfield LGA accommodation and food services (+108), health to understand likely demand and therefore viability of were experiencing rental stress in 2016 opportunities in the Fairfield City Centre. care and social assistance (+97), education and meaning they were spending more than training (+65) and administrative and support The future viability and resilience of the Fairfield City 30% of their income on rent. This is a services (+38). This demonstrates there is Centre is dependent on the sustainability of businesses significantly higher rate than both demand for the above services. Industries which within it. The property market has a role to play Low Socio-economic Greater Sydney (14.2%) and experienced a decline include financial and through provision of quality buildings and places. Any NSW (12.9%). impediments in the process should be identified and Status insurance services (-15) and rental, hiring and reviewed. This section provides an overview of the socio- real estate services\ (-9), demonstrating economic dynamics of the Fairfield LGA and City Centre The SEIFA Index of Disadvantage there is less demand for these and outlines current market conditions and performance suggests that comparative to services. of the various land use categories in the City Centre. neighbouring LGAs of Parramatta Large Family (1,032.8), Liverpool (951.0) and Auburn Households 4.1 Social Analysis (916.7), the Fairfield LGA (854.0) has An overview of Fairfield’s key social indicators as follows: lower levels of income, educational The most common household type Housing Stress attainment and employment in in Fairfield LGA in 2011 were family skilled occupations. households (79.7%) and the average The average monthly mortgage number of persons per household repayment in the Fairfield LGA in 2011 was Need in Fairfield LGA was higher (3.2) $1,933, lower than both Greater Sydney ($2,420 for Affordable compared to Greater Sydney (2.7). per month) and NSW ($2,173 per month). The average mortgage repayment accounted for 32.3% housing Strong Ties to the LGA of median household incomes in Fairfield LGA, higher than both Greater Sydney and NSW. Approximately The high number of households experiencing Approximately 89.7% of Fairfield LGA 4,400 local low income households had mortgage rental and mortgage stress from the 2016 census stress in 2011 (24.2% of total mortgaged dwellings), indicate that there is a need to consider affordable residents in 2011 were living in the same LGA in 2016. This was higher than the proportion of Culturally Diverse meaning their mortgage repayments formed more housing provision within Fairfield LGA, especially than 30% of their total household income. considering the vital role the city has as a gateway for residents who had remained in the same LGA within Population both Greater Sydney (85.5%) and NSW (85.4%) over Fairfield LGA’s mortgage stress rate was new arrivals to Australia. higher than both Greater Sydney and the same period. Approximately 70.1% of Fairfield LGA A lower proportion of residents in the NSW. The 2016 Draft South West District Plan has residents in 2011 were living in the Fairfield LGA in 2006, Fairfield LGA (44.7%) were born in Australia indicated that an Affordable Housing target of higher than the proportion of residents who had remained compared to Greater Sydney (63.6%), this 5-10% of new floor space is applied at the in the same LGA within both Greater Sydney (60.3%) results in the Fairfield LGA having a culturally rezoning stage so that it can be factored and NSW (60.8%). This demonstrates that residents in diverse resident base, key sources of Fairfield into the development equation. the Fairfield LGA have strong ties to the local area, LGAs population are: Mainland South-East perhaps due to strong family networks and specific Asia (21.3% of the population), Middle cultural communities in the LGA, e.g. those East (11.6%), South Eastern Europe from Mainland South-East Asia and the (4.3%) and Southern Europe Middle East. (3.2%).
18 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 4.2 Retail/Commercial Land Uses screen multiscreen cinema complex is also attached Westfield Parramatta anchor tenant within the Cabramatta retail precinct. to Stocklands Wetherill Park, as well as a range of The centre situated around 10.5km north-east of Fairfield Cabramatta is situated 4.3km south of Fairfield. community facilities inclusive of library. In 2016 and is the largest nearby centre. The Centre is accessible 4.2.1 Customer Segments and Trade Stocklands increased its a gross lettable area (GLA) to by rail. Westfield Parramatta incorporates some Cabramatta incorporates a substantial provision of retail Area Analysis more than 70,000 sqm an investment of $222million. The 135,300sqm of retail floorspace and is anchored by Myer specialty floorspace, serving the surrounding population. development showcases contemporary consumer needs, and David Jones department stores, Target and Kmart Although Cabramatta is located in close proximity to This section provides an overview of the various demonstrated by the development of an alfresco “eat- discount department stores as well as Woolworths and the Fairfield City Centre, it is not considered a major customer segments that would be served by the City street”. Anecdotal evidence suggests that the significant Coles supermarkets. competitor due to its unique retail offer and higher Centre. In general, there are three identifiable broad upgrading of the Stocklands centre has resulted in it property pricing levels (capital values and rents). The customer segments that will likely be served by retail/ being a preferred local destination for mainstream Some 429 retail specialty and non-retail specialty tenants unique retail offer in Cabramatta mainly centres around commercial facilities in the City Centre, including: shopping, eating and entertainment. are also provided at the centre. Westfield Parramatta a marketplace which captures the diversity of South- forms the major retail shopping destination within the East Asia incorporating the offer of Asian foods, herbs • Local Fairfield residents (204,442 in the LGA). In addition to serving the local retail/commercial needs western suburbs of Sydney. and spices, fresh seafood, meat and vegetables, quality • City Centre worker population (3,300 workers). of the trade area, the Fairfield City Centre captures some fabrics, clothing, jewellery, electrical goods, herbal additional expenditure from those who live outside of This centre provides some competition to Fairfield, medicine and professional services. • Those who live outside of the LGA and visit Fairfield the LGA and visit Fairfield for speciality shopping (for however, due to its distance (40 minute drive from for specialty shopping. example Fairfield has a wide range of speciality jewellery Fairfield) it is also not considered significant competition. Cabramatta provides more than 100 fresh food cafés and The City Centre caters primarily for the regular shopping stores). restaurants which provide authentic Vietnamese, Thai, Korean, Laotian and Cambodian cuisines. Cabramatta needs of its trade area population. It serves a localised Subregional Centre trade area generally defined by the Fairfield LGA, an Students studying at the many educational centres in also holds Sydney’s largest Asian festival, the Cabramatta area of 204,442 people, however with a catchment more Fairfield also create both an additional expenditure Stocklands Wetherill Park - Prairiewood Moon Festival, held in September and the Lunar New closely aligned with adjoining suburbs. source as well as vibrancy in increased centre activity. Stocklands Wetherill Park is a sub-regional centre Year festival which is celebrated late January to early situated some 4km west of Fairfield in the suburb of February. As a result, people patronise Cabramatta to Within this area it captures the majority of the main Prairiewood. Stocklands Wetherill Park is anchored by purchase South-East Asian food and goods, and take food shopping expenditure generated by residents and 4.2.2 Competitive Environment Big W and Target discount department stores as well advantage of a retail offer that is unmatched in Fairfield a proportion of comparison goods expenditure. Suburbs as Woolworths and Coles supermarkets and some 200 or anywhere else in Sydney. There are a number of retail/commercial centres which within the Fairfield LGA that are west of the Cumberland specialty tenants making up some 71,356 sqm of retail together comprise the competitive landscape for the Highway access Stocklands Wetherill Park at Prairiewood floorspace. Stocklands Wetherill Park is considered to Fairfield City Centre. These are reviewed below. for regular shopping needs based on its proximity and be the main retail alternative to Fairfield and hence its 4.2.3 Property Market Analysis extensive offer. most direct competing centre. Stocklands Wetherill Park Land use and built form collectively respond to industry Regional Centres has been part of a trend to recreate shopping malls as need and business/economic activity. The ability of Residents of the trade area will travel to higher order suburban hubs, with a focus on food and entertainment Westfield Liverpool the City Centre to accommodate renewal and future centres for irregular comparison goods shopping (i.e. rather than the traditional apparel sector, under pressure The centre is situated around 8km south of Fairfield. employment growth depends on respective property clothing and apparel) and to access a greater range of from the internet and consumers reluctant to spend. Westfield Liverpool provides an extensive retail offer markets and dynamics within those property markets. retailers. The trade area is restricted by competition from anchored by a Myer department store, Target and Big It is important to note that high density residential Parramatta (10km to the north) Liverpool (6km to the W discount department stores as well as Coles and development has been approved at the periphery of the The impacts of structural and cyclical trends on demand south west) and Stockland Wetherill Park at Prairiewood Woolworths supermarkets. Westfield Liverpool also centre which further changes the character of its low for floorspace are generally translated into, and can (6km to the north west). includes a large provision of some 319 retail specialty density suburban setting. be observed from market signals. For example, an and non-retail specialty tenants. In total, the centre increase in on-line retailing could be accompanied by a The City Centre mainly competes with the Stocklands encompasses around 83,300sqm of retail floorspace. commensurate decline in demand for certain types of Wetherill Park Shopping Centre at Prairiewood. Neighbourhood Centre traditional retailing (e.g. books and DVDs), which could Stocklands Wetherill Park offers a broader range of Cabramatta While this centre provides some competition to Fairfield, then result in a decline for this type of floorspace. A uses (i.e. supermarkets, banks, food and beverage) and The CabramattaTown Centre is designated as a due to its distance (20 minute drive from Fairfield) it is decline in demand can be observed from market signals, a broad range of clothing retailers in a contemporary neighbourhood centre in the PCA Shopping Centres not considered significant. which can include declining property rents and values, space which provides car parking for customers. A 12 Directory. Woolworths supermarket of 3,366 sqm is the vacancies and extended letting-up periods.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 19 The City Centre is comprised of two larger and one • High vacancy rate Fairfield Chase: The Fairfield Overall, the nature of commercial occupiers is small due to a high school age student population. The smaller purpose built shopping centres and the Chase shopping centre at 49-61 Spencer Street in scale and confined to those businesses who serve tertiary education centres located in the centre traditional retail strip, focused along Smart Street and appears to be performing poorly. For example a local Fairfield catchment. teach language skills i.e. English to help improve the Ware Street. Fairfield Chase has had no refurbishment works employability of their students. An example of this undertaken for 17 years and has a vacancy rate of • Large number of vacancies in enclosed arcades: is Navitas English who are funded by the Australian our observations suggest that there are a number of Leasing Activity approximately 40%. On 8 September 2011, the Government and teach English and skills for work to Sydney West Region Joint Regional Planning Panel vacancies in the enclosed arcades throughout the adult migrants. Owing to the subdued nature of the retail/commercial approved alterations and additions to the existing centre. Those arcades that are tenanted, typically • Migrant support services: Owing to the large market, there have been minimal properties leased centre. The development includes: a configuration accommodate low paying rent shops, i.e. discount migrant population in the Fairfield LGA, there are within the City Centre over the past few years. While of retail ground floor and provision of a 24-room stores etc. Furthermore, some of the arcades are in numerous migrant support services. Practices such the City Centre appears to be well occupied, a closer medical centre, minor alterations and refurbishment multiple ownership which make them difficult to as Howard’s Immigration Services offer assistance inspection of the tenancies reveals it is not performing as to the existing office tower, construction of podium redevelop (e.g. 69 The Crescent is held under strata with the preparation, lodgement and management well as it appears. A number of key indicators suggest the level car park and two residential towers (12 to title by multiple owners). Although some arcades of various types of visa applications and appeals to centre is performing poorly, these include: 16 storeys above the four storey podium level) are in single ownership such as 104-106 Ware Street the Migration Review Tribunal. containing 119 apartments. High vacancy rates could (South Mall Arcade), the modest rents and high • Low paying tenants in prime retail streets: vacancies make it less attractive as an investment be associated with intended work. Sales Activity (Existing-use Values) throughout the City Centre there are retailers such proposition (whether refurbishment, upgrade or • Lack of large commercial office tenants: Fairfield as furniture stores and retailers selling second hand redevelopment). Table 3 details recent sales activity of established retail white goods in prime retail locations (i.e. along The is not regarded as a destination for blue chip, and commercial premises and the corresponding map Crescent). These types of retailers generally pay multi- national and corporate tenants. This results The retail users which are dominant in the City Centre details their location. low rent and are usually located at edge of centre in limited market appeal for commercial floorspace, and appear to be high demand for include: locations. The presence of these types of retailers consequently limiting its rental growth potential. Similar to the leasing market, the sales market has is indicative of the low rental levels that prevail in Even though commercial office rents are fairly • Jewellery stores: AEC’s research suggests that also been subdued, although there have been several many parts of the City Centre. modest at $200/sqm to $300/sqm (gross) in Fairfield, Fairfield is third most sought after shopping properties which have sold over the past two years. The much of the existing stock is dated and poorly destination for jewellery, after Liverpool and Auburn. majority of properties which have sold are located south AEC’s research suggests that properties located in presented. In comparison to larger centres such Customers who reside both locally and further afield of Spencer Street and all are situated in the B4 Mixed Use Ware Street (one of the main retail streets in the City as Liverpool and Parramatta, commercial office e.g. Chatswood, visit Fairfield to purchase jewellery Zone. Centre), the rent paid is between $120-$225/ sqm of occupiers have the option of leasing older stock at for special occasions (i.e. birthdays) and are likely to lettable area. In comparison to other well performing prices that may be broadly comparable to Fairfield repeatedly purchase jewellery from the same store. The properties which have sold are typically 1-2 centres this rent is significantly lower (for example, as well as the opportunity to lease better quality storey retail/commercial properties. The sale prices prime retail rents in Liverpool can be in excess of • Medical practitioners and centres: There are and more contemporary stock at $300/sqm to $400/ vary significantly according to location and age of the $500/sqm of lettable area). numerous clusters of medical practitioners and sqm (gross) of lettable area. Furthermore, the quality pharmacies scattered throughout the centre. Unlike building, however are most sensitive to the volume of • Anchor tenants vacating the City Centre: The prime of worker amenity is more appealing in the larger other retail/commercial centres, medical uses are foot traffic. streets in Fairfield are Nelson Street, Smart Street, regional centres of Liverpool and Parramatta. not located in one street, they are in small clusters Ware Street and The Crescent. Accordingly, these Existing-use values are important to understand as these The majority of commercial office space is located on throughout the centre. Our research suggests that core areas attract the most interest from prospective underpin the ability and affordability of assembling a the first and second floors above retail shops. There medical practices and pharmacies located together tenants. Leasing agents indicate businesses in site for development. Properties that are located within is a commercial tower (Fairfield Chase Commercial for cultural reasons (for example botha doctor this part of the centre tend to perform better than a core/prime retail area will consequently be more Tower) in the City Centre - the most recent leasing running the medical practice and pharmacist are those located elsewhere. However, in recent times expensive to consolidate as a potential development deal completed there was in April 2016, where from the same cultural background). key anchor tenants such as NAB have closed in site. office space on level two was leased for $320/sqm the Fairfield City Centre main street and relocated • Education providers: Education providers are (gross). The majority of tenants in this building are within one of the two larger centres. Along with the strongly represented in the City Centre, both after government tenants i.e. NSW Legal Aid and NSW departure of other bank branches from Ware Street, school tutoring centres and tertiary education Service for Treatment and Rehabilitation of Torture this has significantly reduced pedestrian movements centres are prevalent in the centre. Research and Trauma Survivors. and patronage in the City Centre’s traditional main suggests after-school tutoring centres are in demand street.
20 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 FAIRFIELD CITY CENTRE MARKET AND FEASIBILITY ANALYSIS
Map Address Description Ref E 7 Alan Street This one storey retail/commercial building located in the B4 Mixed Use Zone (534sqm of site area and 280sqm of floor area) sold for $1,400,000 in February 2016. This sale equates to $2,622/sqm of site area and $5,000/sqm of floor area. F 60 Spencer Street This site containing a 1 storey retail shop, occupied by a jeweller sold in October 2016 for $730,000 (61sqm of floor area). The shop is situated under the Imperial Paridso Reception centre and located in the B4 Mixed Use Zone. The sale equates to $11,967/sqm offloor area. G 37a Smart Street This one storey retail shop (including 4 car parking spaces) located in the B3 Commercial Core Zone (170sqm of floor area) sold for $1,350,000 in December 2016. At the time of sale, the property was leased to a long-established tenant, trading as a kebab shop. This sale equates to $7,941/sqm of floor area. H 73-79 The Crescent This is a two storey retail/commercial building with three retail tenancies on the ground floor and a commercial tenant (Rehab Solutions Australia) on the first floor and is located in the B4 Mixed Use Zone. The property sold in December 2016 for approximately $7,000,000 (1,148sqm of floor area), this equates to $6,097/sqm/floor area. The rental income from this property is $406,298 per annum. Despite this property being advertised as a development site, our research suggests that the new owner purchased the property as an investment and intends to lease the property. Source: AEC (2016)
Figure Error! No text of specified style in document..1: Fairfield City Centre Sales Activity Table 3. Fairfield City Centre Sales Activity Map Ref Address Description A 56 Ware Street This 2 storey retail/commercial property located in the B4 Mixed Use Zone (606sqm site area and 720sqm floor area) sold in January 2015 for $1,400,000. At the time of sale, the anticipated rental of the property was $145,000 gross per annum + GST on fully let basis. The sale equates to around $2,310/sqm of site area and $1,944/sqm of floor area. B Shop 75, 286-292 This ground floor retail shop located at the base of a residential building located in B4 Mixed Use Fairfield Street Zone (629sqm floor area) sold in June 2015 for $1,175,000. At the time of sale, the rental return of the property was $99,000 per annum + GST. The sale equates to around $1,868/sqm of floor area. C 32-36 Harris This site containing a commercial building and car park located in the B4 Mixed Use Zone (1898sqm Street of site area and 570sqm of floor area) sold in June 2015 for $4,270,000. The sale equates to around $2,250/sqm of site area and $7,491/sqm of floor area. D 5 The Crescent This site containing a 2 storey free standing retail/commercial building located in the B4 Mixed Use Zone (392sqm of site area and 700sqm of floor area) sold for $1,380,500 in July 2015. The sale equates to around $3,522/sqm of site area and $1,972/sqm of floor area. E 7 Alan Street This one storey retail/commercial building located in the B4 Mixed Use Zone (534sqm of site area and 280sqm of floor area) sold for $1,400,000 in February 2016. This sale equates to $2,622/sqm of site area and $5,000/sqm of floor area. F 60 Spencer Street This site containing a 1 storey retail shop, occupied by a jeweller sold in October 2016 for $730,000 (61sqm of floor area). The shop is situated under the Imperial Paridso Reception centre and located in the B4 Mixed Use Zone. The sale equates to $11,967/sqm of floor area. G 37a Smart Street This one storey retail shop (including 4 car parking spaces) located in the B3 Commercial Core Zone (170sqm of floor area) sold for $1,350,000 in December 2016. At the time of sale, the property was leased to a long-established tenant, trading as a kebab shop. This sale equates to $7,941/sqm of floor area. H 73-79 The This is a two storey retail/commercial building with three retail tenancies on the ground floor and Crescent a commercial tenant (Rehab Solutions Australia) on the first floor and is located in the B4 Mixed Use Zone. The property sold in December 2016 for approximately $7,000,000 (1,148sqm of floor area), this equates to $6,097/sqm/floor area. The rental income from this property is $406,298 per annum. Despite this property being advertised as a development site, our research suggests that the new owner purchased the property as an investment and intends to lease the property. Source:Figure 16. AEC Fairfield (2016 City), Batch Centre GeoSales (2016)Activity (source AEC/ Batch Geo 2016) Similar to the leasing market, the sales market has also been subdued, although there have been some properties which have sold over the past two years. The majority of properties which have sold are located south of Spencer Street and all are situated in the B4 Mixed Use Zone.
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Fairfield City Centre Urban Design Study - Adopted 27 March 2018 21 4.3 Residential Land Uses Recently released population projections by the Overall, 4.0% of the population earned a high income, • less than $299 per week in rent (24.6%); Department of Planning and Environment (DPE) indicate and 52.2% earned a low income, compared with 14.4% • between $300-$449 per week in rent (59.5%); and Sydney’s population is expected to increase by 2.1 and 36.1% respectively for Greater Sydney. 4.3.1 Trends and Drivers of Demand million people by 2036, representing an additional • $450 or more per week in rent (14.2% ). 170,000 residents from DPE’s projections in 2014. The major differences between Fairfield City’s individual The long-term outlook for the Sydney residential market In the suburb of Fairfield, 44% of households earned less Previous projections indicated an additional 664,000 incomes and Greater Sydney’s individual incomes were: is good, underpinned by strong fundamentals including: than $999 a week. For those households paying between dwellings would be required by 2031 which have now $300-$449 per week in rent (59.5% of all households), a • A larger percentage of persons who earned $300 - • Strong population growth. increased to 726,000 required dwellings by 2036. significant number would be experiencing rental stress. $399 (12.6% compared to 7.4%). • Low interest rates. The growing housing affordability issue in Sydney has • A larger percentage of persons who earned $150 - In recent years growth in the number of new migrants • Relatively low unemployment rates. been the subject of much commentary and analysis. The $299 (11.2% compared to 6.3%). has had implications for the type of housing demand. changing dynamic of housing affordability has evoked This year, it is estimated that 12,000 refugees will arrive • Historic under supply resulting in significant housing • A smaller percentage of persons who earned $2,000 - responses from both households and the development in Australia and approximately 7,000 of them will go to shortfall and pent up demand. $2,999 (1.7% compared to 6.1%). industry with respect to demand and supply respectively. the Fairfield LGA (The Australian, 2017). These core fundamentals ultimately form the core • A smaller percentage of persons who earned $3,000 drivers to demand. It is an undisputed fact that dwelling Analysis of ABS data reveals that 55.3% of residents or more (0.7% compared to 4.5%) Lifestyle and affordability continue to underpin the completions over the last decade have fallen well below in the Fairfield LGA were born overseas. Some of the choice of housing. While many new migrants may the number needed to meet underlying demand. This countries where residents were born include: Mainland receive housing assistance, those households that The average mortgage repayment accounted for 32.3% has resulted in rapidly rising house and rental prices as South-East Asia (21.3% of the population), Middle East do seek housing on the private market are limited by of household incomes in Fairfield LGA, higher than both competition is fierce between purchasers and renters (11.6%), South Eastern Europe (4.3%) and Southern their accommodation requirements (average number Greater Sydney and NSW, as a result Fairfield LGA’s alike. Europe (3.2%). The most common household type in of persons per household higher at 3.2 persons) and Fairfield LGA in 2011 were family households (79.7%) and mortgage stress rate was higher than both Greater Sydney and NSW. This indicates more affordable affordability constraints (lower incomes and higher the average number of persons per household in Fairfield unemployment). More specifically to the City Centre and Fairfield, strong LGA was higher (3.2) compared to Greater Sydney (2.7). dwellings are needed in the Fairfield LGA. population growth is characterised by relatively high The dominant type of dwelling is detached houses In the context of Western Sydney, the drivers of demand levels of social disadvantage. While growth in the (73.7%). resident population is accompanied by commensurate In the suburb of Fairfield, 39% of households were for residential uses in the Fairfield City Centre are more purchasing or fully owned their home, 43.9% were limited if compared to other centres that are in close demand for housing and accommodation, effective Analysis of individual income levels in Fairfield City in demand (the capacity of residents to pay for housing) renting privately, and 8.5% were in social housing in proximity to large employment hubs. For example, the 2016 compared to Greater Sydney shows that there was 2016. centres of Liverpool, Parramatta and Bankstown are a lower proportion of people earning a high income in Fairfield is not necessarily present, in that, even significant employment regions in and of themselves (those earning $1,750 per week or more) and a higher though they demand housing residents may not In the suburb of Fairfield in 2016, the immediate and thereby drive demand for housing that is proximate. proportion of low income people (those earning less necessarily have the ability to pay for it. catchment of the Fairfield City Centre, renting Amenity and overall centre desirability are elements of than $500 per week). households were paying: a common self-perpetuating cycle. These centres also offer a range of retail and community facilities that make them attractive places to live and work.
22 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 4.3.2 Market Activity comparison. The lack of sample size affects to a degree development being permissible in these areas. Just floorspace. The majority of these sites were sold between the level of confidence in resulting analysis. This is outside the City Centre in the R4 High Density Residential 2000 and 2014. The existing uses on these development Off-the-plan Sales conceivably a function of the less established nature of zone to the west of the City Centre, developers are sites were wide ranging, including: vacant land, single the market for higher density living in the City Centre. observed to be assembling single detached dwellings detached residential dwelling and ageing/retail and There is limited residential off-the-plan sales activity in The current modest apartment prices are a challenge for with a view for future development. In some instances commercial premises. the Fairfield City Centre. The most recent off-the-plan redevelopment prospects in the City Centre. higher prices are achieved for some properties as they sales occurred in 2013-2014 of apartments located at are speculatively acquired from older residents keen to There are some developments in the pipeline in the B4 17-21 The Crescent. When these apartments were first If however there is a structural shift in market preference leverage buoyant property market conditions. Mixed Use Zone which are residential flat buildings (and sold off-the-plan (2013-2014) a 1 bedroom apartment for higher density living, higher prices for new apartment contain no retail/commercial space), this indicates that sold for $350,000, some of the apartments are currently product (compared to older stock) will likely result, it might be more financially feasible in some instances Development Activity being resold e.g. a one bedroom apartment is being sold as has been witnessed in other more established high to develop 100% residential compared to a mixed use for $400,000. density living markets such as Liverpool, Bankstown and In what was a turning point for the residential skyline of development (which contains both residential and retail/ Parramatta. the Fairfield City Centre in the early 2000’s, a number of commercial), noting also that these smaller sites are high rise developments were approved and constructed located on the periphery of the Fairfield City Centre’s Existing Apartment Sales by 2007. These include: 28 Smart Street (2 x 9 storey Single Dwellings outside Fairfield City Centre core. Unless featuring an excellent location with the Analysis of recent sales of existing apartments in the mixed use development with 96 apartments and ground ability to be positioned as a prime commercial/retail Fairfield City Centre shows the majority of apartments In order to understand the choice of housing available floor retail), 37-41 Ware Street (10 storey mixed use destination, the inclusion of commercial floorspace which have recently sold in the Fairfield City Centre outside of the City Centre, analysis of detached dwellings development with 37 units, ground floor retail and first would generally detract from financial feasibility. This have 2-3 bedrooms and sell for between $400,000 and outside of the City Centre has been undertaken. The floor commercial), 1-23 Spencer Street (12 storey mixed is because the expected revenue from completed $550,000. analysis indicates that 3-5 bedroom detached dwellings use development with 98 apartments and ground floor commercial floorspace is well below that of residential which are approximately 2km from the City Centre sell retail), 360-362 The Horsley Drive (8 and 9 storey mixed floorspace. The parking requirements associated with In comparison, recent apartment sales which have for between $685,000 and $1,200,000. use development with 65 apartments and 1,850sqm of commercial floorspace further exacerbate the fragile occurred outside of the City Centre are similar (ranging commercial floorspace) and 2 The Crescent (4 storey revenue/cost proposition of developing non-residential The prices paid for single dwellings outside the City from $380,000 - $565,000) to what is achieved in the City residential building with 12 apartments). A number of floorspace. Centre, as these apartments are still located in an area Centre are significant for several reasons. Firstly, they other development approvals in the early to late 2000’s where they benefit from access to Fairfield Station, retail effectively form the ceiling for the price of higher density either did not proceed or sufficient work was undertaken It is important to note, there are numerous residential shops and services and facilities which the City Centre residential product in the City Centre. In markets where to the extent required for development to be deemed apartment buildings in the pipeline which are situated provide. higher density product does not as yet have widespread to have commenced. The development at 17-21 The immediately west of the City Centre in the R4 High market acceptance, the prices able to be achieved for Crescent which was recently completed is an example. Density Residential Zone. These infill developments are There does not appear to be a large difference in price residential units is typically limited by what it would cost up to six storeys in height, with a maximum FSR of 2:1 between those apartments which have sold off-the- to purchase a low or medium density dwelling. Analysis of the development activity in the Fairfield should the site width and depth meet set requirements, plan compared to existing apartments which have City Centre demonstrates that there are a number of noting there are exceptions to maximum FSR The prices paid for single dwellings outside the City sold in the City Centre. However, there have been mixed use developments in the pipeline. In total there permissibility under the LEP (refer to FLEP2013, Clause Centre (refer Table 4) also have implications for very limited off the- plan sales in the City Centre to are 884 apartments and 6,558sqm of retail/commercial 4.4A Exceptions to maximum floor space ratio in Zone R4). provide a large enough sample size to provide a good development prospects, subject to higher density
Table 4. Detached Dwelling Sales (outside of the City Centre)
Address Land Size (sqm) No. Bedrooms Sale Price Sale Date Description Distance from City Centre 23 Ace Avenue 486 3 $685,000 24/09/2016 1 storey 2km weatherboard 4 Churchill Street 708 3 $842,000 12/11/2016 1 storey brick 2km 72 Granville Street 808 5 $1,200,000 5/11/2016 2 storey brick 2.5km 21 Coleraine Street 421 3 $620,000 03/12/2016 1 storey brick 2km 23 Hubert Street 1012 4 $1,200,000 10/12/2016 1 storey brick 2.5km 19 Sackville Street 746 2 $790,000 05/12/2016 1 storey 2km weatherboard
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 23 Table 5. Fairfield Development Activity Address Type DA No Description Site Area (sqm) Total GFA Retail/ Units Stage Completion Land Use (sqm) Commercial Date GFA (sqm) B4 Mixed Use Zone 17-21 The Crescent Mixed Use DA This site contains a part 7 and part 10 storey mixed-use building - 55 apartments, 2 x retail shops 1,421 N/A N/A 55 Construction near 2017 B4 Mixed Use 2357.1/2003 and 2 x commercial suites with ground level and basement parking. Original DA lodged in 2003. completion, sales and marketing 366 The Horsley Dr & Mixed Use DA 676.1/2016 This site contains vacant Aldi building and at-grade car parking. A development application has 8,211 25,356 2,396 280 Development B4 Mixed Use 68 Court Rd been submitted to construct 3 x 8 storey mixed use buildings with 280 apartments and ground Application under level retail tenancies. assessment 6-8 The Crescent& 10 Mixed Use DA The site was purchased in 2012 for $5,695,000. Development approval to construct a mixed-use 2,675 2,891 851 91 Demolition 2018 + B4 Mixed Use Court Rd 1236.1/2003 development comprising 9 and 13 storey buildings with 91 apartments, two retail shops and one underway office. Original DA lodged in 2003. 5-9 Hamilton Rd Mixed Use DA This site was purchased in 2010 by Hume Community Housing. 9 storey mixed-use building 1,715 5,461 656 60 Construction near 2017 B4 Mixed Use 1413.1/2002 containing 60 apartments and 2 commercial units. Original DA lodged in 2002. completion 25-35 Ware St Mixed Use DA 369.1/2015 This site sold for $2,000,000 in September 2014. At the time of sale, the site contained a single level 1,539 6,756 925 73 Development B4 Mixed Use retail premises. Subsequently, a development application was submitted for a a 12 storey mixed Application under use building with 73 apartments (2 x studio, 34 x 1bed, 27 x 2bed & 10 x 3bed) and commercial assessment space. Original DA lodged in 2003 and approval expired in 2006. New DA lodged in 2015. 99-107 The Crescent Mixed Use DA 400.1/2011 This site sold in 2010 for $1,600,000. At the time of sale the site contained one 2 storey retail/ 1,380 3,591 317 32 Demolition 2018+ B4 Mixed Use commercial building and one 1 storey retail/commercial building. The site has development underway approval for a 10 storey mixed use development with 32 residential units (7 x 1bed, 10 x 2bed & 15 x 3bed) and retail space. Original DA lodged in 2002 and approval expired in 2007. New DA lodged in 2011. 23 Lawson St Residential DA 447.1/2010 This site was sold in 2000 for $129,000. At the time of sale the site contained a single storey 579 247 N/A 3 Development B4 Mixed Use residential dwelling. The site now has development approval to construct a 3 storey residential Approval building which with 3 apartments. Original DA lodged in 2010. 46-54 Court Rd & 356- Mixed Use DA 687.1/2014 This site sold for $10,000,000 in September 2015. At the time of sale, the site contained eight 9,232 N/A 1,413 290 Development B4 Mixed Use 358 The Horsley Drive retail shops and two large format retail showrooms. Subsequently, a 9-12 storey mixed use Approval development (within 4 residential towers) with 290 residential apartments and commercial/retail floor space. Total 6,558 884 R4 High Density Residential 28-30 Kenyon St Residential DA 799.1/2016 6 storey residential building with 22 apartments (3 x 1bed, 17 x 2bed, 2 x 3bed). Original DA lodged 1,058 1,652 N/A 22 Development R4 High Density Residential in 2014. Application under assessment 5-7 Hardy St & 50 Residential DA 666.1/2013 5 storey residential building with 16 apartments over basement (16 x 2bed). Original DA lodged in 1,296 1,041 N/A 6 Development R4 High Density Residential Nelson St 2013. Approval 62-64 Wrentmore St Residential DA 128.1/2015 6 storey residential building for affordable housing, with 43 units (8 x 1bed and 35 x 2bed units). 1,533 2,904 N/A 43 Under construction 2017 R4 High Density Residential Original DA lodged in 2015. 38-40 Kenyon St Residential DA 545.1/2016 6 storey residential building with 26 apartments (6 x 1bed, 18 x 2bed and 2 x 3bed). 1.027 1,907 N/A 26 Development R4 High Density Residential Application under assessment 25-29 Hardy St & 58 Residential DA 436.1/2016 6 storey residential building with apartments (24 x 1bed and 39 x 2bed). 2,292 N/A 63 Development R4 High Density Residential Sackville St Approval 39-41 Nelson St Residential DA 865.1/2013 6 storey residential building with 26 apartments (22 x 2bed and 4 x 3bed). 1,532 2,299 N/A 26 Under construction R4 High Density Residential 34-36 Vine St Residential DA 154.1/2015 5 storey residential building with 20 apartments (5 x 1bed, 13 x 2bed and 2 x 3bed). 1,254 1,541 N/A 20 Development R4 High Density Residential Approval (by court) 66 Nelson St Residential DA 92.1/2014 3 and 5 storey residential flat building set with 15 apartments (15 x 2bed units). 1,258 1,475 N/A 16 Under construction R4 High Density Residential Total 222
24 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Development Site Sales »» $1,300/sqm of site area. of 2-3 single storey homes being purchased and then relationship between the price of low and density redeveloped to 5-6 storey residential flat buildings. housing options and that which can be achieved for There have been limited development sites purchased »» $325/sqm of permitted FSR (4:1). in the City Centre B4 Mixed Use zone which have had a Compared to the City Centre, there is significantly new, higher density product in the Fairfield City Centre. development application lodged or approved. Details of »» $27,397per unit/site. more development occurring in the R4 High Density For example, if a 3 bedroom detached dwelling can be three development site sales which have occurred in the Development application subject to assessment (mid Residential Zone. purchased for $600,000 in the suburb, it is unlikely a City Centre are provided below. 2017) similar sized apartment would be able to achieve similar AEC’s analysis demonstrates that development sites in pricing. • 46-54 Court Rd and 356-358 The Horsley Drive The above site sales are relatively dated, some occurring the R4 High Density Residential Zone (characterised by (9,232sqm of site area) sold for $10,000,000 in up to 28 months ago. Since 2014-2015 market conditions old cottages) are in many cases cheaper to purchase In contrast, in markets where higher density living is September 2015. At the time of sale, the site have continued to strengthened, driven in particular by a than retail/commercial properties in the City Centre. well established and particularly where higher density contained eight retail shops and two large format lack of suitable sites. The price paid for 366 The Horsley As such, it could be more attractive for a developer to living offers an amenity-rich environment, the prices retail showrooms. Subsequently, the site obtained Drive and 68 Court Road illustrates the strengthening of purchase a development site in the R4 zone than in the paid for apartments can exceed that which is paid development approval for a 9-12 storey mixed use market conditions since 2014 the price paid per unit/site City Centre, particularly where permitted densities are for larger, detached dwellings. This is because prices development which will comprise 290 residential potential more than doubling to $68,000 per unit/site. similar. That said, the number of sites still available paid for apartments are equally to procure a lifestyle, apartments and 1,413sqm of commercial/retail floor for redevelopment in the existing R4 High Density underscored by convenience and amenity. space. This site sale equates to: Recent construction activity of developments with Residential zone is reducing as the precincts reach their original development applications lodged in the full redevelopment potential. »» $1,083/sqm of site area. 4.4 Implications for the Fairfield early 2000’s indicates a shift in market attitudes and »» $309/sqm of permitted FSR (3.5:1). acceptance of higher density product, thereby resulting AEC’s research and observations suggest there City Centre are several reasons why there have been limited a lift to expected end sale values which then underpin The foregoing analysis on residents and their socio- »» $34,483 per unit/site. development site sales and subsequent development in the feasibility of development, particularly of those economic profile, the employment composition/profile the Fairfield City Centre, these include: Original DA 2014, with partial demolition sites already in consolidated ownership. Examples of of the City Centre as well examination of the nature commenced (mid 2017). this include 17-21 The Crescent, 6-8 The Crescent and • Fragmented land ownership patterns. of market activity in the City Centre enable some 10 Court Road. A development at 51-61 The Crescent observations to be made. • 366 The Horsley Drive and 68 Court Rd (known that did not progress past demolition was purchased by • Higher purchase price of development sites located as Aldi site) (8,211sqm of site area) sold for Fairfield City Council for a civic plaza. in the B4 Mixed Use Zone compared to the R4 High The resident population of the City Centre (and Fairfield $19,000,000 in October 2016. At the time of sale the Density Residential Zone to the west. LGA) is observed to be: site contained the vacant Aldi building and at-grade There have been sites which have been sold and • Current notional ‘ceiling’ for higher density product, car parking. Subsequently, a DA was submitted for marketed as a development site (with an indicative • Growing at a moderate pace. which is influenced by the price of low and medium construction of 3 x 8 storey mixed use buildings development concept plan) which have not yet a density dwellings elsewhere in Fairfield, which can • On average, residents have lower levels of education which will include 280 apartments and ground level development application lodged or approved. An begin at $600,000. and lower household incomes. retail tenancies (2,396sqm). The site sale equates to: example of this is listed below. »» $2,314/sqm/site area. • Limited ability of current households to pay for • Socially disadvantaged if compared to LGAs such as • 7 Alan Street (534sqm of site area) sold for higher density dwellings (rent or purchase) based on Auburn, Liverpool and Parramatta. »» $661/sqm of permitted FSR (3.5:1). $1,400,000 in January 2016. Zoned B4 Mixed use, their income thresholds. • Suffering from mortgage and rental stress owing to the site has a designated FSR of 3.5:1. At the time of »» $67,857 per unit/site. • Relatively modest sale prices of existing apartments lower levels of household income. sale the site contained a single storey commercial in the Fairfield City Centre which range from Development application subject to assessment (mid building. The marketing for this site suggested that • Less mobile, more likely to live in an area for a longer $400,000 to $550,000 (2-3 bedroom apartments). 2017). there were architectural plans proposing a 6 storey period of time, evidenced by a higher proportion of building with 12 residential units. This site sale • Competitive context of the higher density living Fairfield residents in 2011 also living in Fairfield in • 25-35 Ware Street (1,539sqm of site area) sold for equates to: market with other centres such as Liverpool, the previous census period of 2006. $2,000,000 in September 2014. At the time of sale, Parramatta, Bankstown not only offering price points the site contained a single level retail premises. »» $2,622/sqm of site area. • Characterised by high rates of migration, with large to suit various budgets but additionally the offer of proportion of residents born in mainland South-East Subsequently, a development application was »» $749/sqm of permitted FSR (3.5:1). better quality amenity and facilities than the Fairfield lodged for construction of a 12 storey mixed use Asia and Middle East. »» $116,667 per unit/site potential. City Centre. development which will consist of a 4 storey The profile of the resident population has direct podium with residential tower above to comprise 73 There have been some development site sales which • Planning approvals processes anecdotally implications for housing demand as well as demand for residential units and 925sqm commercial tenancy. have occurred in the R4 High Density Residential Zone understood to present some challenges at times. retail and non-retail services in the City Centre. This site sale equates to: located immediately to the west of the City Centre. Fairfield is not as yet an established market for These development site sales have generally consisted higher density living. Consequently there is a strong
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 25 The worker population of the City Centre is observed to • Housing: While increased housing (and residents) which makes it challenging for site consolidation to the perceived imbalance of the number of men on be: in the City Centre will contribute to growing the activity and limited retail amenity in the Centre make the streets and men meeting at outdoor cafés along pool of local resident expenditure as well as boost redevelopment a marginal proposition at best in many Ware Street and Spencer Street. While the Centre • Mainly employed in the following industries: retail the vibrancy of the centre with night time and instances. may be safe and crime statistics do not substantiate trade (22.2%), health care and social assistance weekend trading, housing options to accommodate the fear, it is nevertheless a perception for some (14.0%), accommodation and food services (10.9%), resident growth need to suit the incomes capacity of The challenges of development feasibility need to be users of the centre and affects its overall appeal. public administration and safety (10.7%) and households. overcome in the first instance, before development • Poor pedestrian connectivity between the different professional, scientific and technical services (6.1%). incentives applying value capture mechanisms will be The affordability thresholds associated with the parts of the City Centre i.e. unattractive laneways/ viable to implement. • Self-contained, with the majority of workers who LGA’s median household income band ($55,000 per arcades which provide connections to different retail travel to the City Centre living in the Fairfield LGA annum) mean that households have the capacity streets. (47.3%). Higher employment self-containment to purchase dwellings priced at approximately 4.5 Competitive Position • Laneways that have high pedestrian activity but are ratios are generally associated with lower levels of $336,363. This is below the median unit price in The City Centre’s competitive position and matters for unattractive and unpleasant to use. economic leakage, all other factors being equal. In Fairfield LGA of $420,000 and significantly below the consideration are outlined as follows” other words, local residents would be less likely to median house price of $745,000 (FACS, 2016). • Retail/commercial land uses: Inherent weaknesses purchase goods and services from outside the LGA in each customer segment and its capacity to because they are less likely to commute to outside In order to respond to community needs as they 4.5.1 Strengths patronage the City Centre is summarised as follows: areas for employment. evolve, the issues of housing choice and diversity need »» Due to the specific demographic and cultural addressing. Smaller housing formats will be increasingly • The presence of community assets, including the Many visitors are understood to visit the City Centre to composition of the market catchment, sought after, due to housing need but also due to a Civic Precinct which contains a library, community patronise the many specialty jewellery stores therein. national retail chains do not appeal as much as limited extent to affordability reasons. Lifestyle and services building and hall. Fairfield’s reputation as being the third largest ‘jewellery independent retailers do to the market. preference are also contributing factors for focus on destination’ in Sydney plays a role in attracting visitors • The City Centre accommodates a strong fresh food smaller dwelling types. Notwithstanding, cohabiting »» A large portion of the resident population in from outside the general region, anecdotally understood offer across income/price groups, represented lifestyle choices of large families means that when Fairfield do not have a large disposable income to originate as from as far as Chatswood and North in a bazaar-style environment. All the major considering smaller housing formats (e.g. apartments), and therefore this impacts on retail expenditure in Sydney. Occasional street fairs and festivals in the supermarkets are represented. the apartment product will at least require 2-3 bedrooms the centre. City Centre also draw visitation from outside the area, or more to be large enough for a family to reside in. • The City Centre is considered the third most sought however they do not attract the significant numbers as »» The City Centre is not a strong employment Alternatively, overcrowding will be a common feature for after area to purchase jewellery (after Liverpool and occurs in neighbouring Cabramatta Town Centre. destination as it competes with the significantly Auburn), this attracts both locals and those from many low income households living in the area. larger regional centre of Parramatta, further afield to the area. The demand for retail and non-retail services as well The City Centre is in a unique position. Relative high »» A weak professional services/administrative/ as housing in the City Centre is underpinned by the levels of social disadvantage make it challenging for commercial sector impacts on retail/food following key factors: 4.5.2 Weaknesses residents to spend large amounts on retail and non-retail expenditure in the centre. • Retail and non-retail services: Three main services. That said, there has nevertheless been growth • The Chase shopping centre is run down and does • Residential land uses: Demand for more affordable customer segments (residents, workers and visitors) in the employment composition of service areas in the not attract patronage in its current transitional residential dwellings in Fairfield and for these could underpin the viability of the City Centre as a retail City Centre, driven by population growth. state, Neeta City functions well on the ground floor be located in the City Centre. AEC’s research suggests and commercial centre. Growth in the pool and however vacancies and lower order tenants on the that there is lack of development sites in the City Improving the quality of the retail experience (rather expenditure capacity of these three groups will be upper levels indicate low demand, Fairfield Forum Centre, to unlock this development potential. than the quantity of retail and commercial floorspace) key to sustaining a vibrant centre offer. has strong anchors targeting the local market is critical to leverage visitation from outside the area (including Aldi) however the centre is dated and in The relative levels of social disadvantage of local and retain expenditure (both by residents and workers) need of renewal. residents has implications for the level of retail and within the City Centre. non-retail services that can be supported. Though • The sheer size of the City Centre presents difficulties the role of workers and visitors is equally important, Growing the Centre’s population base is not without its in sustaining retail/economic activity throughout. these two key groups underpinning the vibrancy of challenges. A cumulative result of soft end sale values • Anecdotal evidence suggests that a number of weekday and weekend trade respectively. for completed apartments, fragmented land ownership women of all ages feel less safe in the City Centre due
26 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Key Economic Opportunities for Fairfield City Centre Pedestrian 4.5.3 Opportunities Connectivity Due to its retail/commercial offer, the City Centre in some respects struggles to compete with the larger shopping Improving pedestrian connectivity centres in the region on the same terms. Its competitor centres are better connected to larger trade areas and between the different retail streets could have a substantially broader retail offer which includes encourage more linked shopping trips and entertainment and leisure. The focus for the City Centre increase overall visitor spend. There are many should be on improving the quality of its retail offer laneways throughout the City Centre that rather than the quantity. Enable Residential could be made more attractive with laneway The diagram opposite outlines key economic Development activation initiatives, particularly those opportunities for the Fairfield City Centre. laneways that are highly patronised (those Upgrade to Public The land uses and industries represented laneways on either side of Nelson Street Domain in the City Centre are population driven, as Car Park, are a good example of this 4.5.4 Threats such an increase in population in the City opportunity). Upgrade to the physical • Expansion of competing centres could lead to an Centre through enabling more residential appearance of the retail strip and increase in expenditure outflow from the Fairfield apartments in the Centre would increase City Centre trade area. shop frontages would improve the the vitality and viability of retail and area’s amenity and enhance the • Growth of online retail. Despite a growth in this commercial land uses in the Centre. medium of retail, consumer trends that still favour pedestrian retail experience. the retail experience (which typically includes a dining experience) are still prominent. There are certainly opportunities for residential Migrant Population apartments in the City Centre, however this is limited to Economic areas where development sites are available. Retailing in the City Centre could Development respond more to local ethnicity Opportunities Ultimately improvement and investment into the City to provide a culturally-rich retail Centre’s pedestrian friendliness, connectivity within the City Centre, upgrades to the public domain and overall experience. Cluster mapping was undertaken to identify retail amenity will help build confidence and assist to economic development opportunities in specific improve the overall retail experience. Diversity of and industry sectors. Sectors which are currently well- The ability to capture patronage and for longer periods Improved Offer represented and anticipated to grow could be described of time will in turn have a positive impact on rents/ as “easy wins” for investment attraction. These sectors prices and therefore facilitate re-investment by building Fairfield City Centre has the opportunity already have a strong skills base to support business and owners. to deliver an alternative offer, providing will experience growing demand at a national level. Key local a point of difference from other centres in sectors which are in this quadrant and could be targeted 4.6 Economic Opportunities for the the locality. This could focus on, for example, for investment attraction activities include (but are not Fairfield City Centre developing a niche food, drink and dining limited to): Rental, Hiring and Real Estate Services; offer, boutique shops to attract people from Based on AEC’s investigations, the following key Retail Trade; Accommodation and Food Services; economics opportunities have been identified for a wider area and encourage greater spend. Public Administration and Safety; Health Care and the Fairfield City Centre. These have been taken into Redeveloping or upgrading community, consideration in the development of urban design Social Assistance; Administrative and Support entertainment and recreational uses principles and concepts in Section 7 of this urban design Services; Education and Training; and study. would assist additional visitor Personal Services. trips to the City Centre.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 27 5. Stakeholder Engagement
Table 6. Key themes arising from stakeholder engagement activities Prior to commencing urban design considerations It is noted that additional focus groups were undertaken Site Core themes and key Potential Public Benefits and concept development, a preliminary engagement with Stakeholders of the Fairfield Forum and Neeta City opportunities process was undertaken by the project team. Shopping centre sites given the complex nature of these sites and the considerable opportunity for these sites to Site 1: Fairfield Diversification and intensification of Potential for new public open space given a lack of it at In order for the project team to better understand the transform the Fairfield City Centre. Forum Shopping site offer to incorporate retail, shop present. Indicative design work illustrates a new open air road aspirations of key stakeholders prior to the formulation Centre top housing and residential flat link between Cunninghame and Station Streets with a central of development concepts, landowners and/or Fairfield City Council is also a stakeholder as a property buildings. park space. Main street feel with angled deflection at the representatives for key sites were invited to participate in owner of a key site. A Probity Plan was prepared to central public space. focus group sessions. These sessions were conducted at manage Council’s dual role as land owner and the local Introduction of a new street/ link, Fairfield City Council’s offices in December 2016. planning authority. public place and public private Potential opportunity for a new public streets/ parks to be link for a clear public benefit that dedicated back to the community. Participants were identified by Council as stakeholders A summary of core themes and opportunities emerging aligns with local cultural shopping preferences. Open space is considered by all Stakeholders to be a critical and land owners of the key sites that form the basis of from consultation activities is provided in Table 6: community benefit. this study. Stakeholders were invited to present their Desire to contract/ reduce retail visions, thoughts and aspirations. These stakeholders towards south end and residential Extending road frontage through the site supports a mixed use/ were critical to developing an in depth understanding of focus at the northern end transition main street character which reflects the cultural preferences for strengths and weaknesses of the Fairfield City Centre to with mixed use interface. open air retailing in the Fairfield City Centre. inform a new vision and direction for the centre. Opportunities for increasing open New Street has potential to break up the site and increase As such, participants were encouraged to share their space. permeability. vision for their particular site as well as provide input into potential improvements that would assist in An additional public/private link has been explored between strengthening the broader centre as a whole. the potential ‘New Street’ and Thomas Ware Plaza which is intended as a semi-covered retail (example Rouse Hill/ The project team sought to allow for meaningful input Springvale Qld) to manage climate/ experience. The connection to be provided by stakeholders ranging from specific from Ware Street recognised as a key opportunity. interests on specific sites as well as develop a broader Site 2: Neeta City Culturally aligned curation of Potential to break up the site and introduce a through site understanding of matters of community value such as businesses is essential to successful street or link at ground level. This may offer some weather place making and potential economic development retail environment. protection and include open areas/ potential ‘Eats Street’ open initiatives. Participants were also encouraged to share and accessible Link- 24/7 days. This would be considered a key any current or prior concepts and vision documents for Diversification and intensification opportunity and public benefit for the site. their sites where possible. of retail offer to reduce retail floor space and introduce critical mass of Potential overpass link between Aldi site – Neeta – George residential housing both on site and Weston Foods site to improve connectivity. surrounding the city.
Contraction of retail offer on the site to offset identified retail oversupply.
Introduction of a new north south ground level open air link/public private link to deliver a community benefit for local permeability.
The benefit of connectivity between Neeta, former Aldi side and George Weston Foods site.
28 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site Core themes and key Potential Public Benefits Site Core themes and key Potential Public Benefits opportunities opportunities Site 3: Aldi site The benefits of connectivity Whilst overhead pedestrian connection to the George Weston Site 9: Fairfield Stakeholder seeking greater density The Stakeholder notes the correlation between density and between Neeta, former Aldi side and Foods site is not essential to the development of this site, an Hotel on the site to enable future mixed activity and that critical mass will assist in establishing a George Weston Foods site. allowance should be made for the George Weston Foods site use development to occur. community benefit to revitalise the precinct/ centre. to provide an overhead connection into Aldi site. This requires Potential of the site as a gateway consideration for a bridge to connect into the site and how Potential for acquisition of Potential to acquire adjacent sites to the west which are owned opportunity. development can be achieved to future proof this opportunity. Council owned site to the west. by Council. It is understood this site was purchased by Council Consideration would need to with the intended use of a Library. The question is whether that Inability to achieve the permissible The site presents an opportunity to provide a laneway be given to how the proposed site is necessarily the best position for a library, which is not density on the site given existing connection to the southern boundary of the site between The Council library may be able to be consistent with the Barbara Street Master Plan. maximum height limits. Horsley Drive and Court Road. This would need to traverse incorporated into alternative sites part of the McDonald’s site. Consideration to be given to future better located for the proposed use A redeveloped site should reflect community benefit. Opportunities for place making and proofing this opportunity to reduce need to provide direct within the town centre. Conserving the character of the existing building on the site through site connection. vehicle access the sites from existing streets. could be considered to provide some of that public benefit. Site 5: George Development of the site for a shop Includes a setback to Prospect Creek to create an accessible Critical to include a public benefit Weston Foods top housing in the form of tower public place to establish system of green links- build an open in a future site redevelopment – The skin or front part of the hotel may be worth preserving - development. space network. Open space next to river should be repeated on preserving and integrating the many of these older hotels have been demolished throughout Raglan site. Treating the creek as a place making opportunity. character of the existing art deco the district with detriment to local character and place identity Building on place making building is a key means of achieving - needs an innovative design approach. opportunities of the Prospect Creek. Relationship to southern boundary to the school use may this and may be further assisted by include access to playing grounds - Potential for benefits to amalgamation of adjacent sites. Provision of open space, improving school (e.g. scoreboard, IT spaces for students). Site 10: Civic Council seeking to establish a civic Library is in high demand and seeking to double in size. amenity and access through lane Precinct heart and enhance the presence of Investigating relocating library to alternative site. 600m2 ways. Potential to consider a bicycle route along Prospect Creek community facilities in the centre. currently, looking for 2,000m2. noting nearby cycleway network. Potential to consider some Potential public benefits associated open space dedication. Council may undertake Potential to use the Council owned properties in the Harris with connection of the site to the development of the site on its Street precinct for combined mixed use civic/ commercial/ town centre and benefits to the Connection to town- intersection is poor for pedestrians and own to provide a range of civic, community/ office/ car parking. adjacent school. too time consuming. Need for a pedestrian bridge to Aldi site. community, commercial, open space and car parking opportunities. The benefit of connectivity between Targeting people who want to live and work in the area by: Neeta, former Aldi side and George There are gaps in the land tenure Weston Foods site. • Activating the creek and open space. which constrain the coordinated • Having meaningful public domain. development of the entire city block. • Keeping retail connections to Fairfield City Centre. • New eastern entrance on Court Rd. Council to provide blue sky ‘wish list’ of community/ Council needs and facilities.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 29 Site Core themes and key Potential Public Benefits opportunities Site 11/12: Bing Stakeholder aiming to create a local Stakeholder sees this as a potential legacy site. Sees Fairfield Lee/ Chemist legacy that reflects the Lee family City Centre as the origin and heart of the Bing Lee success story. Warehouse history and business success in Fairfield. Potential for inclusion of civic uses such as a library as a public benefit and may enhance the potential for a Bing Lee legacy. Stakeholder is willing to discuss with Stakeholder open to discussions on this. Council the potential for the site to include a civic library or other public benefits.
Aiming to create a consolidated development across Bing Lee and Chemist Warehouse sites, which may require reconfiguration of Kenyon Lane.
Russian Orthodox Church is a constraint to larger consolidated site redevelopment. Site 13: Nelson Council seeking to maintain and Car parking a problem, the town centre needs more. Dedicated Street Car Park improve car parking in the centre. commuter car park would assist. Some timed parking introduced and has helped to get turnover of spaces. The Nelson Street car park is an important asset for Council and unlikely to redevelop in the short term.
Opportunity exists to improve functionality and possible cost recovery.
30 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 6. Constraints and Opportunities
6.1 Existing Urban Form and Pattern The existing street pattern in the Fairfield City Centre is generally grid-like with strong north-south connections. 1943 aerial photos show the formative elements of the urban pattern that exists today (refer Figure 17), which includes:
• the alignment of the early railway and the location of the Fairfield railway station; • A main street along The Crescent along with the The Crescent cinema at its north eastern end with residential properties along Ware and Smart Streets; • the parallel alignment of The Crescent to the north side with south-facing retail buildings on small allotments linking northwards to Court Road; and • a generally north – south street grid of Ware Street, Smart Street and Court Road crossed by Spencer and Nelson Streets and further to north Cunninghame Figure 17. Key sites overlaid onto 1943 Aerial (source SIX Maps) Street. Today this basic structure has been overlaid by the major road system ‘bypassing’ the Centre being The Horsley Drive to the east and the Lawson Street viaduct (1980’s) to the south replacing a railway crossing at Railway Parade (between Austral Parade and Frederick Street) and North Street.
The fine-grained retail shop fronts still remain on The Crescent and along Ware Street and to a lesser extent Smart Street which is a bus route and more heavily trafficked. Ware Street has recently had streetscape improvements and traffic management to successfully encourage alfresco and sidewalk activity, together with angled parking and street trees. Ware Street was previously a pedestrianised space in the early 1980’s, which was considered to be commercially unsuccessful with through traffic subsequently reinstated by the late 1980’s.
Figure 18. Key sites overlaid onto 1943 Aerial (source SIX Maps)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 31 Vacant Site and Industrial/Warehousing Currently being cleared.Flat site adjacent to The Horsley Drive Fairfield Primary School Prospect Creek. Major traffic artery defines the eastern Fairfield High School Adjacent 2 storey brick warehousing/industrial boundary of the City Centre. Barrier to Educational uses define the uses- Typical tyre repairs,car centre, electrical east-west movement. northern sector of the City Centre. suppliers. The two retail shopping malls are located to the north: The pedestrianised forecourt to The Forum Shopping The Forum Shopping Centre Prospect Creek Corridor the Forum being more expansive and at the northern Centre acts as an urban space with outdoor seating for Northern retail activity node at head of Ware Street. end of Ware Street and Neeta City being more ‘fortress adjacent cafés and a children’s play sculpture. Along Internalised mall with southern approach “square” with playground, cafes Existing like’ south of Nelson Street. Ageing façades of Neeta City Ware Street outdoor eating and activities have been etc.Surrounded pedestrian bridge by carparking and parking to roof. Little generally present an unattractive frontage to the street. successfully encouraged by street modifications to create street presence. pedestrian space and reduce car space. There is a small civic precinct to the west on Barbara Street with community facilities, however there are no The pedestrian access network within the town centre is Good views along Station Street and Council Administrative functions in the Centre. extensive, interconnected and relatively ‘fine-grained’, approach to City Centre. 5 with the exception of the large Neeta City site, which THE H The north-west sector is defined by educational uses lacks connectivity outside of business hours. In addition ORSL EY Eastern D 6 1 R (Fairfield High and Primary Schools). IV to the use of the streets for pedestrian access and Entry E movement, there are numerous covered and open-air STATION STREET 3 The south side of the Railway has limited retail and street laneways, malls and arcades, which provide mid-block activity apart from the RSL which is a major attraction. access within the City Centre. Ware Street Flooding COURT ROAD 4 Further south is the extensive Fairfield Park which Main City Centre Flood risk associated with retail focus. Creek for development sites. incorporates high quality major recreational assets for 2 Strong pedestrian desire lines exist between the station NELSON STREET Eastern Western entry SMART STREET the community including a destination nature based and the retail precincts at Fairfield Chase, Ware Street, Neeta Shopping Centre Entry playground, aquatic centre and sporting fields. Aging retail mall close to Centre of town. Smart Street and further afield. Crossing The Crescent Frontages mainly unactivated and dominated by carparking or servicing functions. can also be difficult due traffic movement and the 13 ALAN STREET Little connectivity to north,east,south. WARE STREET 7 The eastern edge of the Centre is defined by the generally installation of pedestrian barriers in some locations. Police CourtHouse unappreciated Prospect Creek corridor and associated Service Laneways flood affected lands. Three key pedestrian connections are provided across Service lanes to rear of properties to the railway corridor, and these are of varied standard and Ware Street also act as important pedestrian links north-south, east-west 11 12 To the west of Barbara Street low rise residential flat use by the local community, with the primary focus being links via arcades and through carpark SPENCER STREET structure at Union Street. FAIRFIELD STREET buildings built in the 1970’s and 1980’s are characteristic the railway station crossing. KENYON STREET of the built form, providing affordable rental housing 10 BARBARA STREET The Crescent Existing Community Facilities. Bus Plaza within walking distance to the centre and railway station. High levels of traffic on Barbara Street form a pedestrian Interchange Historic Railway Station Multy-storeys barrier to convenient access from residential areas into Early Station building enhanced by carpark Inconvenient pedestrian bridge crossing Forecourt with heritage interpretation functions focus of activity together with the City Centre. Views to Station Surface Commuter Carparking 6.2 Public Domain and Pedestrian recent bus interchange. Clock HARRIS STREET RSL Heritage Listed Fully developed site with high Connections Similarly, the Horsley Drive is a significant barrier to the THE CRESCENT Group of listed buildings contributes to quality restaurant facilities. Well eastern side of the Centre. street character to corner. landscaped street address of Early shop fronts View to The Public Domain includes streets, pedestrian DALE STREET 8 ANZAC Avenue.Memorials in road thorough-fares, public urban spaces, parkland areas and The Crescent Park Gates Verge in south end.Non activated Linear open space. Good trees and Elevated views frontages . There is a need to upgrade cross Railway connections memorials/artwork. WILLIAM STREET views to early riparian corridors. Buffer between railway and City Centre. Pedestrian Setback and, in particular, to improve links between the City Hotel facade RSL Palms & plane trees . HAMILTON ROAD DCP requires an 8m dedication of Centre, Fairfield Park and Prospect Creek to establish a BERTHA STREETCarpark a public way to any development As previously mentioned, there is a lack of public urban Railway Parade-Lawson Street on site to provide improved access Roadway partially elevated crossing network of green spaces, readily accessible from the City LAWSON STREET to Fairfield Park. space within the City Centre and Council is actively railway.Parking underneath. Forms southern barrier 9 Centre and surrounds. to City Centre. pursuing opportunities to increase urban amenity by Mayor traffic route inhibits access to Fairfield Park. Mounties Bowling Landmark Tennis purchasing sites as may become available. Club Gates The issues and relationships are depicted in the Site Fairfield Park Major City open space-recreational focus Analysis Plan in Figure 19. with indoor and outdoor facilities. This is the case with Crescent Plaza recently opened memorial getaway,play facilities,pool, Night time Economy Southern Multi use of carparking for RSL/night time Indoor new indoor centre. Centre (December 2016) linking The Crescent to Council Lane Farfield Oval,tennis and Bowls club. Road Entry. activity. providing convenient pedestrian movement to and from Fringed by prospect Creek. CP Plane tree removal and angle parking being the Railway Station. The design is an urban, civic space implemented. Site Analysis Fairfield Oval Olympic with tree planting, garden beds, seating and heritage Play Pool Key Sites related artworks. Key Sites Main Retail Street / Destination 1. The Forum 7. Cambridge Tavern 2. Neeta City 8. Fairfield RSL Club Public Open Space 3. Aldi Site 9. Fairfield Hotel Community Facilities 4. McDonald’s Site 10. Council Civic Precinct Existing Public Surface Car Parking 5. Dyldam Site 11. Chemist Warehouse Site 6. Ranglen Investments Site 12. Bing Lee Site Railway Line 13. Nelson Street Car Park
Figure 19. Site Analysis Plan (source LFA) site analysis fairfield centres 32 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 2017-5240-01 SA01-01 0 50 100 200m fairfield city centre 18 October 2017 Scale 1:4000 @ A3 sheet 6.3 Constraints • The large Neeta City block (Key Site 2) also constrains the ability to gain through site links, Existing known constraints include: especially after business hours.
Constraints to development Constraints to centre vitality and renewal • Small lots and fragmented ownership are prevalent • Minimal high density residential development has throughout the Fairfield City Centre, in many occurred in the Fairfield City Centre to support local cases requiring amalgamation to enable feasible businesses. redevelopment to occur. • Replacement of ageing multi deck Council car park • Current LEP height of building and floor space ratio to realise new opportunities limited by need to and density controls have not resulted in significant provide car spaces prior to any redevelopment (e.g. stimulation of new mixed use development. Nelson Street Car Park, Downey Lane). Mid-block multi-deck car parks are essential to town centre Fragmented land ownership and smaller lot in the Existing built form within the centre is aging and in • Flooding from Prospect Creek in the north-eastern function. centre have contributed to Fairfield City Centre’s fine many cases, in need of revitalisation. sector and Acid Sulphate Soils closer to the rail line grain character. mean basement car parking can be an issue in lower Constraints to amenity and healthy city centre parts of the Centre. • Lack of additional public plaza opportunities • Property market cycles and the availability of high throughout the Fairfield City Centre. quality housing within a ten kilometre radius in • Lack of public open space in and around the centres that are more accessible to Parramatta and periphery of the City Centre to meet significant Sydney CBD. existing shortfall for existing residents in and adjoining City Centre, as well as the needs of future Constraints to connectivity population. • Physical barriers to movement include the Railway Line, Barbara Street and The Horsley Drive with high traffic volumes and a barrier to pedestrian movement.
Cluster of key heritage buildings forming an Nelson Street car park. Centrally located but important streetscape Harris Street. unattractive laneway environment. Main pedestrian east-west movement is through the centre of the car park.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 33 6.4 Opportunities • Continued investment by Council in the acquisition, • Improve pedestrian connectivity between the Hamilton Road site is presently earmarked for new renewal and development of public spaces, public city centre and Fairfield Park. This may include multipurpose/ library facility). As a result of this analysis, there are many opportunities art and place making initiatives that will collectively identifying opportunities to overcome the barrier • Potential upgrade for William Street as a civic street presented and which have then formed the basis of the create a City Centre that is a desirable to place to live of the railway line, enhancing critical links (i.e. Vine suitable for a range of activities. For example, active urban design recommendations contained within this across socio-economic groups and investors. Street/ Anzac Avenue and Prospect Creek corridor). report. These opportunities are further depicted in Figure uses for Old Fire Station building. • Consider a ‘land swap’ for part of RSL development 20 and include: Opportunities for connectivity to close Bertha Street in exchange for land to Opportunities for amenity and healthy city centre • Establish new through-site connections on large improve pedestrian access to Fairfield Park via • Potential for the Fairfield Forum to establish a new Opportunities for development shopping centre sites. Potential for Neeta City to Lawson Street and Anzac Avenue. entry gateway to the City Centre from the north-west • Encourage more residential development within provide renewed, activated frontages and an open • Potential to advocate for development of a with a new park to service new development. There the City Centre in the form of shop top housing. east-west pedestrian street and central square as multilevel commuter car park ‘bridge’ to the is the potential for a new urban square to ‘anchor’ Residential-only developments may be appropriate part of redevelopment for retail / mixed use. southern end of Ware Street and incorporate an Ware Street’ in the south. in transitional/ peripheral areas. • Opportunity to continue of this new east-west link to additional crossing of the Railway between Dale/ • Identify opportunities for new public places and eastern Prospect Creek sites via an overpass to The • Re-examine the potential development of the ‘Civic’ Wilga Streets and The Crescent. focus areas for public domain improvements in Horsley Drive. precinct on Barbara Street for City Council purposes association with potential new developments. based on the previous Masterplan updated. • Opportunity to extend the Ware street spine Opportunities for centre vitality and renewal • Significant development potential exists for the two northwards into the Fairfield Forum site towards • Encourage the redevelopment of the two older • Consider the development of mixed-use sites key sites east of the Horsley Drive and south of the Cunninghame Street. shopping malls (Neeta City and Fairfield Forum) for including multi-level car parking along Council High School. The development of these sites for contemporary retail, food streets and integrated owned properties to the west of Barbara Street to • Establish pedestrian and cycleways continuously primary residential uses could activate the Prospect residential development (exemplars include Rouse transition city centre and neighbouring residential along Prospect Creek to link the High School with Creek corridor and provide increased usable public Hill Town Centre, Totem Centre and Stockland at uses. Fairfield Park. Link to Parramatta to Liverpool open space. Cammeray). cycleway. • Planning controls (height of building and floor space • Potential for new Civic space linked to Ware Street. • Opportunity for Council to establish a civic ratios) that promote development with amenity • Reinforce the fine grain of pedestrian laneways, Widen footpaths or partially close Kenyon Street for presence within the centre and potentially ready to embrace the next property market cycle access-ways and arcades by seeking opportunities public benefit. incorporate a public library (subject to further that will make Fairfield City Centre more attractive in for activation and establishing new connections strategic investigations and review by Council given comparison to surrounding centres. where appropriate.
Bing Lee site – its central location at the retail The Crescent Park in late 2016 – linear park Historic Railway Station and forecourt, together Ware Street is the main retail / commercial strip positions the site key redevelopment opportunity in associated with railway corridor – an attractive with recently upgraded bus interchange are the – one way traffic and widened footpaths for central Fairfield City on Ware Street corner. green space with civic functions. Plane trees central focus of activity for City Centre. increased pedestrian amenity and alfresco dining removed and angled car parking installed in mid opportunities. 2017.
34 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 High School Establish links/relationships with adjacent School in redevelopment of eastern site. Pedestrian & cicle corridor 7. Urban Design Principles and Concepts Neeta City Key Site Continous public pathways to The Forum Key Site Potential for redevelopment of prospect Creek associated with new Potential for new park on Station Street. existing mall for mixed public spaces. as new entry from the west and to use.Consolidate retail. provide for substantial new residential Direct cross site link and a Central uses on site. Square as place making.Residential Link to existing residential-transition. development above and to address streets with active frontages.. Prospect Creek Space Key new open space 7.1 Key Sites Principles Centre economy as link to Creek. • Encourage new shop-top housing/ mixed use 5 The following key principles have been developed to development throughout the centre to increase Rear of big box retail is Access build on the key opportunities identified for Fairfield City THE H residential mass and support local business. suitable. ORSL EY Mainly residential D 6 Centre (refer Figure 20). These principles form the basis R use to north. 1 IV • Reinforce Ware Street as a key retail street and E of urban design concepts for key sites in the Fairfield City Mainly mixed uses with 3 Centre: spine of the Fairfield City Centre. This may include retail at ground floor. STATION STREET opportunities to enhance connection to residential Opportunity for new square as Redevelopment Sites entry from Ware Street. COURT ROAD 4 Major potential for residential lands to the north of the City Centre. Potential to extend new development taking advantage Centre amenity Nelson Street Carpark pedestrian link across The of Prospect Creek. Flooding to NELSON STREET 2 Potential for additional parking Horsley Drive & connect to be addressed by design. SMART STREET • Encourage the redevelopment of key sites with the Centre connectivity levels and roof top recreational Prospect Creek. objectives of improving public domain outcomes facilities. • Establish strategic new links across existing East West Pedestrian Links ALAN STREET and critical mass within the City Centre. Strengthen east-west links. infrastructure barriers such as the railway line and Improve pedestrian enviroment WARE STREET 7 improve general streetscape quality and condition 13 Cycleway • Provide an architectural focus at key gateways, Ware Street Links with Parramatta on critical links. Reinforce as major north-south to Liverpool cycleway. bookend sites and central locations. retail street. Chase Site Possible inclusion as a key site Bing Lee Key Site Cambridge Tavern • Promote development that transitions between the • Strengthen east-west links through the centre 20 storey DA has Key Site Consider amalgamation options 12 lapsed.Important cross site 11 SPENCER STREET more intensive and mixed City Centre, to a more particularly east west linkages through large issues with Orthodox Church. links from new Square FAIRFIELD STREET Important corner, highly KENYON STREET human spaced development towards peripheral contiguous sites (e.g. Neeta City, Nelson Street Car Kenyon Street visible site and eastern entry Potential to partially close to City Centre.
Park). BARBARA STREET 10 areas adjacent to existing and intensifying /pedestrianise street as link Vine Street Boulevard residential areas. between Ware Street and Civic Widened avenue & • Reinforce the fine grained nature of the pedestrian Precinct. landscape to links City network by retaining existing links where Civic Precinct Key Site Centre and Fairfield • Provide car parking in an underground basement Potential for redevelopment of Park.New Pedestrian bridge community facilities integrated to railway to encourage where possible. Where above ground parking is appropriate and identifying opportunities for new HARRIS STREET with Civic Square. THE CRESCENT movement. necessary due to technical constraints, these should links to be established. Possible Council carpark sites . RSL Key Site be sleeved with active uses to street frontages. 8 Potential for memorial Park Retain Heritage Buildings DALE STREET to south. Encourage pedestrian link from Station . Pedestrian Links Across Railway Old Fire Prefer active uses to street Railway is a constraint to Station rather than existing
north-south movement and WILLIAM STREET BERTHA STREET unactivated frontages. connectivity. Consider new link to HAMILTON ROAD Ware Street and improved links elsewhere. 9 LAWSON STREET Links to Fairfield Park Hotel key Site Focus links at Memorial Gate Investigate retention of early Hotel entry. facades/elements. Consider further block amalgamation. Multi Level Carpark Bridge Possible carparking structure as bridge across railway at Ware Street William Street Multi - Use Sites Potential for street upgrading as a Civic Potential for multi level shopper carparking Space. and mixed use sites on public owned land. Active use for old Fire Station as focus. Reinforce Barbara Street Boulevard. Bertha Street Possible land swap for RSL redevelopment Constraints & Opportunities and to add pedestrian access with along Key Sites Lawson Street to Fairfiled Park. Potential / Additional Key Sites
Retail Destinations Key Sites Public Open Space 1. The Forum 7. Cambridge Tavern Interactive and vibrant streetscapes A consistent street edge with a variety of materials Community Facilities 2. Neeta City 8. Fairfield RSL Club and forms Car Parking 3. Aldi Site 9. Fairfield Hotel 4. McDonald’s Site 10. Council Civic Precinct Key Pedestrian Linkages 5. Dyldam Site 11. Chemist Warehouse Site Streetscape improvements / 6. Ranglen Investments Site 12. Bing Lee Site Potential road closure 13. Nelson Street Car Park Figure 20. Fairfield City Centre Opportunities and Principles (source LFA)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 35 constraints and opportunities fairfield centres 2017-5240-01 CO01-01 0 50 100 200m fairfield city centre 18 October 2017 Scale 1:4000 @ A3 sheet • Enhance the City Centre’s relationship with Prospect 7.1.1 Affordable Rental Housing Target • must be announced before, or at the time of, Details on what the viability testing assumptions and Creek by establishing new pedestrian and cycleway rezoning to give the market certainty about the parameters will be has not been provided yet. Until such connections along the creek corridor and overcome The draft District Plans nominate an Affordable Rental amount of affordable housing to be provided, and so time as Council prepares its Local Housing Strategy the existing barrier across The Horsley Drive. Housing Target of 5% to 10%, subject to viability, in that it can be factored into development feasibilities; and more information is provided by the Greater urban renewal and land release areas. The Greater Sydney Commission, the impact of the affordable rental • Establish a continuous pedestrian / cycleway to • will apply to land within new urban renewal or Sydney Commission proposes that the Affordable housing target has not been factored into feasibility Prospect Creek linking the CBD and Fairfield Park. land release areas (both government and private) Rental Housing dwellings will be secured by the relevant considerations. identified via a local or district housing strategy, or planning authority and may be passed onto a registered Centre vitality another form of appropriate research that illustrates Community Housing Provider to manage. • Establish a civic heart for the centre within the a current or future need for affordable rental Barbara Street/ Harris Street Civic Precinct. The Affordable Rental Housing Target: housing; and • Promote greater activation of local streets. • will be calculated as a proportion of all residential • will apply to land that is the subject of upzoning (a floor space above the base floor space ratio (that is, • Strengthen the relationship between the Fairfield change of land use to residential or an increase in the residential floor space ratio that was permissible City Centre and Fairfield Park by overcoming key permissible residential development density); before the upzoning within the nominated area). physical barriers and enhancing the pedestrian experience. • will not be applied retrospectively to rezoning The identification of an appropriate Affordable Rental that has already occurred, but only for new areas Housing Target will be subject to development feasibility nominated by the relevant planning authority; testing across the nominated area to ensure that the Affordable Rental Housing Target will not make continued supply of market housing economically unviable.
Public places that interact with surrounding New links and laneways that have a pedestrian focus A civic heart that provides a variety of opportunities buildings and vibrant uses along their edges for community inclusion
36 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Opportunities for new community spaces that facilitate learning and social cohesion
New public parklands that provide for passive and Buildings that provide activation at the ground level Articulated buildings that provide an outlook over the adjacent public realm active recreation. and visual interest to upper residential level
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 37 7.1.2 Improving Public Open Space and Fairfield Park Obstacle Course Amenity This boot camp-style course provides a challenging facility for play and to encourage healthy and active Increasing residential densities and population in living. The course includes a 3 metre high tree top walk the Fairfield City Centre and surrounding residential featuring platforms and a rope bridge crossing set precincts highlights the importance of establishing an among the remnant vegetation of the area. The design accessible and attractive network of public open space also incorporates an educational element that will experiences. It is essential that as apartment living include signage on natural resources within the park becomes more prevalent over time that these forms of and educate visitors about the different types of trees compact living are complemented by a diverse range of in the Fairfield area. Two, 20 metre flying foxes are a key opportunities for recreation, community interaction and attraction of the facility. active living. The obstacle course includes a mound designed to test Fairfield City Council maintains its ongoing commitment physical strength and challenge physical fitness with a to improving the quality of existing public open space tyre steps climb, timber sleeper steps, rope climb and a as well as establishing new places catering for a diverse challenging timber climb. range of public recreation and community experiences. The concepts provided for each of the key sites in the following sections of this urban design study seek to District level facilities build upon Council’s past place making achievements The eastern precincts of the Fairfield City Centre (i.e. and identify opportunities for new, improved and diverse those in proximity to Fairfield Park) are well catered for open space destinations. in terms of public open space and community facilities. Significant recent investment by Fairfield City Council has resulted in start of the art recreational facilities. Neighbourhood parks There is a significant lack of public open space in and A snapshot of recent achievements in delivering high around the north and western areas of the Fairfield City Fairfield City Centre and LGA is outlined as follows: Centre. Areas of high density residential development are presently under-supplied with recreation space Fairfield Adventure Park within a radius of 200 to 400 metres. This has significant Situated in Fairfield Park, the Fairfield Adventure Park health and well-being impacts upon a community Fairfield Adventure Park - Climbing Net was officially opened on 10 April 2015. Its unique design and the desirability of areas within which to move or provides for early teens and r the recreational needs of invest. In areas of low socio economic disadvantage older children. Traditional play equipment in parks is and households living in rental stress, close access to traditionally associated with younger children. local recreational facilities and open space for passive recreation is essential individual well-being, community It features an 11 metre high giant climbing net, sky cohesiveness and positive childhood development bridge and three-slide combination, one of the tallest of outcomes. Playgrounds are where childhood memories its kind in Australia, and a 33 metre long double flying are made and connection to place forms. fox. This is all in a setting of soft-fall, surrounded by the natural shade of new and existing trees. The concepts provided for each of the key sites in the following sections of this urban design study seek to Fairfield Youth and Community Centre build upon Council’s past place making achievements Fairfield Youth and Community Centre was officially and identify opportunities for local new, improved, opened on 9 October 2015. The 3,000m2 facility contains accessible and diverse open space destinations. a large hall with basketball courts, trampolines, a rock climbing wall, program rooms and additional parking spaces. It is situated in Fairfield Park precinct adjacent to the Fairfield Leisure Centre. Fairfield Adventure Park Fairfield Adventure Park
38 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Fairfield Park Obstacle Course
Fairfield Youth and Community Centre - Climbing Fairfield Park Obstacle Course Wall
Fairfield Youth and Community Centre Fairfield Leisure Centre
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 39 7.1.3 Public Art Public art is an opportunity to celebrate Fairfield’s vibrant and diverse community, and visually engage with the Centre’s past, present and future.
As part of the Urban Design Study, increased public art incorporated into new development is encouraged, particularly on what would otherwise be a blank façade or laneway.
Integrating public art into new development within Fairfield City Centre will not only provide a local source of delight and inspiration to residents, workers and visitors, but also create a sense of pride in place.
Continuing on Council’s commitment to improving the public domain through initiatives such as ‘Faces of Fairfield’ and ‘Flow’ at The Crescent Plaza, increased public art will promote a welcoming and safe environment for all ages and genders to enjoy.
More than just murals, public art can also include sculptures, installations or green walls that when integrated into the built environment create an attraction and promote a unique sense of place. ‘In between two worlds’ Jason Wing. 7.1.4 Delivery community benefits on Source: City of Sydney
key sites
The community benefits highlighted have been identified as well as mix with other residents that provides the to provide civic plazas, pedestrian connections, open important ingredient for social cohesion and growing the spaces and community facility space in order to provide sense of community. a more vibrant and better functioning Fairfield City Centre into the future. Community facility space will provide new residents and visitors to the City Centre the facilities and services they Civic Plazas will provide visitors to the City Centre the require to ensure well-being, quality of life, opportunities amenity and a sense of place that is essential to promote for lifelong learning, and meeting places for organsied business and economic vitality, bring people back again groups. and again to the centre. The new population that is anticipated to live in over Pedestrian connections will provide the freedom to 4,000 new apartments will create demand within move around the centre, day and night, allowing more and around the City Centre. Fairfield City Council’s pedestrian traffic that is vital for business prosperity; Developer Contributions Plans will part fund community the more people that pass by shopfronts, the more infrastructure within the immediate catchment for opportunities for retail trade. projects already identified.
Open spaces will provide new residents living in Above and beyond broader catchment needs, some key apartments the opportunity to recreate in public spaces, sites will offer opportunities not able to be provided
‘Forgotten Songs’ Michael Thomas Hill. Source: City of Sydney
40 Fairfield City Centre Urban Design Study - Adopted 27 March 2018
elsewhere. A mechanism is required to capture the, 7.2 Key Sites Concepts city plazas, pedestrian connections, open spaces, and 2:1 - 3:1 Arc Building - Victoria Park NSW 5:1 ESP Zetland community facility space vital to the urban framework The following section outlines key opportunities and for the Fairfield City Centre. recommended urban design outcomes for each of the key sites. These development concepts form the basis of This Urban Design Study is recommended to be recommended planning controls outlined in Section 8. implemented by landowner/proponent initiated Planning Proposals. Apart from the necessary traffic, These recommendations have also taken into account flood impact, economic impact, urban design studies the economic considerations presented by AEC in and other relevant reports, Planning Proposals will be Section 4 of this urban design study. required to submit draft Voluntary Planning Agreements (VPA) for discussion and negotiation with Council to The concepts outlined in this section provide a guide achieve the desired community benefits. for the outcomes for each site envisaged by Council. It is recognised that alternative solutions may also A VPA is an agreement entered into by a relevant have design merit. Alternative solutions are to be planning authority (such as the Council) and a appropriately justified by proponents and should reflect landowner/developer (the proponent). VPAs are equal or improved amenity and community benefit permitted through Section 93F under the Environmental outcomes as outlined within the design concept for each 4:1 - QV1 Victoria Park NSW Planning and Assessment Act 1979 (EP&A Act). Under site. the agreement a proponent agrees to provide either on site or fund elsewhere in the vicinity community infrastructure such as: 7.2.1 Feasibility of Urban Design Objectives, Opportunities, • Open space and recreational areas; Structural Design Elements for Key • Transport infrastructure and pedestrian/cycleway Sites networks; and This urban design study has balanced the following • Community facilities and affordable housing. elements: Contributions can be made through: • Environmental: amenity impacts both inside and • dedication of land; adjoin developments that result from building bulk • monetary contributions; (site coverage) and scale (building height) • construction of infrastructure; and • Social: public benefits that arise from access to public open spaces, civic plazas and pedestrian • provision of materials for public benefit and/or use. connection that promote social cohesion and well- Development concepts for all sites have been prepared 7.2.2 FSR Comparison in conjunction with feasibility investigations with a view In order to deliver the community benefits identified for being to establishing development standards for each site that The following comparison between buildings in inner the key sites contained within this Urban Design Study, • Economic: feasibility of development, coupled provide feasible development parameters. However, it is city urban renewal areas provides a visual tool to assist the use of Voluntary Planning Agreements as part of the with economic vitality that increased residential noted that the margins of profitability vary. It should also in visualising typical scale of development based on the consideration of Planning Proposals is recommended. development brings to city centres. be noted that desired urban design outcomes (i.e. design FSR recommendations for each site. excellence, quality public domain) will be dependent For all key sites, all apartment yields derived from upon there being an overall lift to the profile of the centre It is important to note that a variety of factors will proposed development standards (height of buildings, and thereby new apartments being able to achieve influence how FSR translates into a built form such as lot floor space ratios) and corresponding building envelopes slightly greater prices than current levels. The higher the size and dimensions, maximum height limits and land have been tested for economic feasibility. Urban design price, the greater the ability to factor in a higher standard use. Similar FSR can sometimes result in taller slender and financial feasibility imperatives do not always align. of design, materials and quality finishes. development or in lower spreading buildings depending In some cases higher floor space ratios may be required on these factors. for financial feasibility but resultant building envelopes and built form may not necessary produce good urban The examples above will assist in providing a high level design outcomes. overview of potential scale envisaged for the Fairfield City Centre.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 41 Site 1 - Fairfield Forum
Snapshot of Site Attributes Site area 42,957m2 Street frontage Station Street, Cunninghame Street Mainstream flood risk Nil - Low Overland flood risk Low – Medium Positive attributes Large contiguous site; single ownership; links to Ware Street spine. Active asset owner seeking to improve centre; existing retail centre and key revitalisation site Adverse attributes Peripheral site Desirable community New public spaces/ parkland, introduce residential and mixed use; new street; Ware Street benefit pedestrian spine extension.
Fairfield Forum is a major Internalised retail mall Urban Design Objectives surrounded by car parking . It is a large site in single • Create new street based retail/mixed use hub to the ownership and presents a range of design and land south eastern area of the site with residential uses to use opportunities. The site is situated on the northern be provided at the north west of the site. fringe / periphery of Fairfield City Centre and is an • Establish new pedestrian oriented shopping-retail- important link to south to Ware Street retail and City food streets. Centre. • New public ‘market square’ arrival plaza to build on Potential restructure of retail offer on the site has the existing Thomas Ware Plaza for outdoor dining / potential to enable a broad mix of uses on the site to children’s play / lunch use. include retail, commercial, community, residential, • Create a new public park on Cunninghame Street and new public recreation spaces. The site presents in the north or north west corner of the site to serve Main entrance to Fairfield Forum Shopping Centre opportunities to focus retail to south of the site, and existing and new residential areas. introduce a residential component to north with new streets to provide connectivity and address. The • Extend the Ware Street spine through the site as a site has an opportunity to achieve the dedication of central focus for new development. The spine should significant open space for the benefit of the existing connect to residential areas north of Cunninghame and emerging community. Street. • Improve site permeability by creating new public streets and/or pedestrian links connect Station Street to Ware Street. • Manage building height along Station Street to avoid overshadowing impacts to southern residential areas. • Placement of taller to ensure adequate solar access on the site on key public places and surrounding land uses. • Reduce building heights to Cunninghame Street as transition to low rise residential areas to the north. • Provide active uses to front Station Street, which Thomas Ware Plaza provides a key pedestrian link may include SOHO’S or Residential apartments. to Fairfield Forum.
42 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site Specific Urban Design Opportunities (e.g Prairiewood Stockland and Rouse Hill). Access Adjacent Site Built form northwards through the Ware Street spine should be Appropriate to consider sites as part of revitalisation potential around Forum. available in perpetuity to Cunninghame Street. Relationship to Residential • Focus height in the centre of the site where impacts Establish scale relationship to adjacent can be appropriately managed. • Service access to retail uses should be in locations low rise residential. where it will least impact the public realm on both a • Transitional heights along key external streets, with visual and functional level. reduced scale to residential interfaces in response Rear of House/Servicing to the proposed scale of future R4 High Density • Car parking should be provided in basements where Appropiate location to continue this. Residential lands north and west of the site. possible (subject to flooding specialist input). Place Making/ Public Realm Northern Entry Gateway Ware Street • Potential for a mix of podium and mid rise Aproach from Station Street. • Create new public places to provide for diversified Potential for “Green Gateway” development complemented by taller slender New Park to serve new residential uses landmark development in central location. land use mix and increased residential development and existing deficiencies . • Manage overshadowing of southern adjacent sites by within and surrounding the site. Consolidate Retail limiting heights along Station Street. • Public realm elements should be integrated with In mid-eastern sector of site. • Design excellence essential element of future built streets as well as internal links and form ‘stepping form on the site. stones’ through the site corresponding with key arrival points, gateways and destinations (i.e. arrival Land use square, central plaza and parkland/ green space). Cunninghame Street • Diversify and intensify land use mix to include a • Establish an ‘arrival square’ at the deflection point range of retail and mixed use/ shop-top housing/ of Ware Street spine to build on Thomas Ware Plaza Residential residential flat building opportunities. Development Sites and provide a retail forecourt. Landmark Potential • Concentration of retail and commercial uses should Opportunity for landmark • Create a central ‘civic square’ at the convergence of Cross Site Open Space building on Ware Street axis, occur towards the Ware Street / Thomas Ware Plaza Open space spine links major public retail, mixed use and residential uses. activity street access. to build upon the Ware Street retail and pedestrian spine. • Potential for City Centre ‘gateway’ open space to Station Street No cross site vehicular access. Station Street/ Cunninghame Street corner. The • Consider transition of land uses between retail core intent of this space is to provide a green space for and adjacent residential areas. External interface play, eating lunch and gathering. of northern areas of the site should be mainly residential. • A clear distinction to be provided between public New Street open space and private communal open space. Relationship to Residential • Interface to adjacent residential areas transitioned Establish scale relationship and avoid overshadowing of existing properties. by mixed use towards the retail heart of the site and • Key public open space elements to be accessible to Active uses to Station Street edge. Ware Street spine. the public in perpetuity and provide a unique role could be mixed use. and function. These spaces may be supported by • Integration and revitalisation of R4 high density privately owned/ managed spaces potentially also residential sites adjoining the site’s northern accessible to the community where appropriate. New Streets Consider new streets for connectivity boundary. Redevelop AT- Grade and address to new residential sites. • Activate existing street frontages (Station and Carpark Connectivity Existing open Cumminghame) by meaningfully addressing these space • Provide additional through-site connections to streets with residential development). enable greater permeability and legibility for Main Eat Street • Ensure public places achieve appropriate levels of Open or semi open access street for pedestrians and vehicle traffic. retail/eat street. solar access in mid winter. • Reinforce Ware Street as the key City Centre retail and pedestrian spine by building on this link and Key Arrival Square New urban space as entry to new Pedestrian/Lane extending north/northwest into the site. Part of complex and residential. Extension of Extend Lane for servicing and separate existing space.Active edges,public pedestrian access into new Square. this link may be semi enclosed in core retail area art/water.
Figure 21. Fairfield Forum Opportunities and Principles Plan (source LFA)
constraints & opportunities Fairfield City Centre Urban Design Study - Adoptedfairfield 27 March city centre2018 key sites43 2017-5240-01 KS01-CO01 0 10 20 50 100m the forum 16 February 2017 scale 1:1,000 @ A3 sheet Previous Scheme (Option one) The Forum Plan
Previous Scheme (Option one) The Forum Plan Site 1: Fairfield Forum Urban Design4 Plan - Option 1
4 6 Structural Design Elements Potential public benefits achievable through the 8 • Reduction in retail floor space, contacting retail future development of the site. 6 component to the south of the site and transitioning • New main street/ open air mixed use connection 4 4 8 4 to residential only in the north west of the site. through the site connecting Cunninghame Street and 6 Station Street. 4 6 • New pedestrian link extending Ware Street spine 8 8 north via public spaces including a central green • A central civic plaza providing a new destination on 6 space. the Ware Street retail spine. 6 8 RETAIL 8 • New street connecting Cunninghame and Station • Extension of the Ware Street spine northwards from 4 8 4 6 8 4 Streets. Thomas Ware Plaza through the market square and 6 • Residential interface with Cunninghame and Station pedestrian retail link. The consideration of a small 8 8 Streets. plaza space at the junction of Ware Street (north) 6 8 RETAIL and New Street would provide an important place 8 making link and ‘stepping stone’ connecting the 8 6 4 Ware Street spine, Ware Street Market Square and 6 the new parkland at the corner of Station Street and 8 Cunninghame Streets.
6
Previous Scheme (Option one) The Forum 3D Plan View and Height of Buildings Plan View and Height of
Recommended zoning, massing and indicative yields - Option 1 Previous Scheme (Option one) The Forum 3D Zone B4 Mixed Use Height of building 26 metres (8 storeys) Floor Space Ratio 2.3:1 Potential GFA Overall Residential * Retail/ Comm*
100,000m² 72,900m2 27,100m² (GBA) No. of apartments (assume 2 Approx 730 - 810 units bedroom) 90-100m2 Car parking on site – residential (est) 900 -1,000 spaces (1.25 per unit) Perspective View and Height of Buildings View and Height of Perspective
44 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Option Two The Forum Plan
Option Two The Forum Plan Site 1: Fairfield Forum Urban Design Plan - Option 2 6 Structural Design Elements Potential public benefits achievable through the Ware Street 6 • Consolidate retail floor space, contracting retail future development of the site 8 component to the south of the site and transitioning • New main street connection through the site 6 8 8 10 with mixed use/ shop top housing to residential only connecting Cunninghame Street and Station Street. in the north west of the site. 6 16 • A central civic plaza providing a new destination on PARK 8 • New link extending Ware Street spine north towards the Ware Street retail spine. RETAIL a new minimum 4,000sqm public open space at the • Extension of the Ware Street spine northwards from Cunninghame Street 8 8 10 corner of Station and Cunninghame Streets. 6 20 2 Thomas Ware Plaza through the market square and 1016 • New street connecting Cunninghame and Station PARK pedestrian retail link. The consideration of a small 2 8 8 Streets. plaza space at the junction of Ware Street (north) 4,000m 12 RETAIL6 8 Civic Square • Residential interface with Cunninghame and Station and New Street would provide an important place 1,500m2 making link and ‘stepping stone’ connecting the 6 12 20 2 Streets. 10 2 3 Ware Street spine, Ware Street Market Square and the new parkland at the corner of Station Street and Pedestrian link and 8 8 10 8 Cunninghame Streets. Station Street 12 Retail Plaza 6 8 • A new minimum 4,000sqm park to the north/ north 12 2 west of the site to provide for new residents and New Street surrounding intensifying residential areas. T 3 homas Ware 10 • Potential community space adjacent to the central 8 Plaza civic plaza. Option Two The Forum 3D Plan View and Height of Buildings Plan View and Height of
Recommended zoning, massing and indicative yields - Option 2 Option Two The Forum 3D Zone B4 Mixed Use Height of building 6-20 Storeys (up to 64m) Floor Space Ratio 3:1 Potential GFA Overall Residential Retail/ Comm
2 Cunninghame StreetPARK 128,550m² 101,100m 27,450m² (GBA) 4,000m2 No. of apartments (assume 2 bedroom) Approx 1,000-1,200 units 90-100m2 Car parking on site – residential (est) 1,250 - 1,500 spaces (1.25 per unit) Station Street
T homas Ware
Plaza Perspective View Perspective
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 45 DraftDraft -October -October 2017 2017 Option OptionSite Two 1: Two Fairfield The The Forum Forum Forum Plan Plan Landowner Submission 6.06.0 Proposed Proposed Amendments Amendments to toTPG TPG Masterplan Masterplan 6.046.04 Masterplan Masterplan SiteSite 1: Fairfield 1: Fairfield Forum Forum Urban Urban Design Design Plan Plan - Option - Option 2 2 3 landmark buildings on Council at its meeting held on 27 March 2018 resolved6 6 to As provided for in Section 8.2.1, alternative design Ware street axis. adopt the draft Fairfield City Centre Urban Design Study solutions are to be appropriately justified byStructural proponentsStructural Design Design Elements Elements PotentialPotential public public benefits benefits achievable achievable through through theThru the site link Ware StreetWare Street Primary retail connection as north-south in an amended form including preliminary6 6in-principle and should reflect equal or improved amenity• and• Reduction Reduction in retail in retail floor floor space, space, contacting contacting retail retail futurefuture development development of the of site.the site. site link and direct connection between Option Two The Forum Plan 8 8 retail sites at level one support Option of concept Two The plans Forum submitted Plan for Key Site 1, noting community benefit outcomes as outlined withincomponent thecomponent to the to souththe south of the of sitethe andsite andtransitioning transitioning • New• New main main street/ street/ open open air mixed air mixed use connectionuse connection 86 6 with mixed use/ shop top housing to residential only through the site DraftconnectingDraft -October Cunninghame -October Street2017 2017 and that final Council support is subject to the8 submission8 8 of design10 10 concept adopted by Council. with mixed use/ shop top housing to residential only through the site connecting Cunninghame Street and in thein norththe north west west of the of site.the site. StationStation Street. Street. a landowner initiated Planning Proposal6 and a detailed16 16 Option Option Two Two The The Forum Forum Plan PlanPARK PARK 6 assessment of supporting information. 8 8 • • NewNew link linkextending extending Ware Ware Street Street spine spine north north towards towards • A• centralA central civic civic plaza plaza providing providing a new a newdestination destination on on Site 1: Fairfield Forum Urban Design Plan - Option 2 RETAILRETAIL a new 3,500 sqm - 5,000 sqm public open space at the Ware Street retail spine. Site 1: Fairfield Forum Urban8 Design Plan - Option 2 a new 3,500 sqm - 5,000 sqm public open space at the Ware Street retail spine. CunninghameCunninghame Street Street 8 8 8 6 10 10 the cornerthe corner of Station of Station and andCunninghame Cunninghame Streets. Streets. 6 6 6 20 2 2 • Extension• Extension of the of Warethe Ware Street Street spine spine northwards northwards from from 10 10 20 StructuralStructural Design Design Elements Elements PotentialPotential public public benefits benefits achievable achievable through through the the 16Ware Street16Ware Street • • NewNew street street connecting connecting Cunninghame Cunninghame and andStation Station ThomasThomas Ware Ware Plaza Plaza via a via small a small arrival arrival plaza plaza and andsemi semi PARKPARK 6 6 • • ReductionReduction in retail in retail floor floor space,Consolidate space, contactingConsolidate contacting retail retail futurefuture development development of the of site.the site. 8 Streets. 2 2 8 8 8 8 Streets. enclosedenclosed pedestrian/ pedestrian/ retail retail link tolink the to newthe newcivic civic plaza plaza 4,000m4,000m 8RETAIL6 RETAIL6 componentcomponent to the to souththe south of the of sitethe andsite andtransitioning transitioning • New• New main main street/ street/ open open air mixed air mixed use connectionuse connection 6Civic12Civic Square12 Square and andmixed mixed use street.use street. 8 86 8 48 8 • • ResidentialwithResidentialwith mixed mixed interface use/ interface use/ shop withshop top with Cunninghame housingtop Cunninghame housing to residential to and residential andStation Stationonly only throughthrough the sitethe connectingsite connecting Cunninghame Cunninghame Street Street and and 48 8 1,500m2 2 10 10 6 6 1,500m Streets.Streets.in the north west of the site. • A• newAStation new 3,500-5,000sqm 3,500-5,000sqm Street. park park to the to thenorth/ north/ north north 16 12 12202 202 2 2 in the north west of the site. Station Street. PARK6 6 10 10 16 3 3 westwest of the of sitethe tosite provide to provide for new for new residents residents and and PARK 8 • • NewNew link linkextending extending Ware Ware Street Street spine spine north north towards towards • A• centralA central civic civic plaza plaza providing providing a new a newdestination destination on on 8 8 Pedestrian8 link and surrounding intensifying residential areas. 8 Pedestrian10 link 10and RETAIL surrounding intensifying residential areas. 8 8 8 18RETAIL18 8 8 a newa new 3,500 3,500 sqm4,000m² sqm 4,000m²- 5,000 - 5,000 sqm sqm public public open open space space at at the Warethe Ware Street Street retail retail spine. spine. 8 Retail Plaza6 6 CunninghameCunninghame Street Street Station8 Station Street8 Street 8 12 12 10Retail10 Plaza the corner of Station and Cunninghame Streets. • Potential• Potential community community space space adjacent adjacent to the to centralthe central 6 6 8 27 2 the corner of Station and Cunninghame Streets. • Extension of the Ware Street spine northwards from 8 27 208 208 2 • civicExtensioncivic plaza. plaza. of the Ware Street spine northwards from PARKPARK 10 1016 • New street connecting Cunninghame and Station PARK 16 12 • New street connecting Cunninghame and Station ThomasThomas Ware Ware Plaza Plaza via a via small a small arrival arrival plaza plaza and andsemi semi PARK4,000M²4,000M² New12 Street 2 2 8New Street through the ‘market square’ and pedestrian 2 10 8 38 3 Streets.Streets. enclosedthroughenclosed pedestrian/the pedestrian/ ‘market retail square’ retail link tolink theand to newthe pedestrian newcivic civic plaza plaza 4,000m2 10 8 8 T T 8 4,000m RETAILhomas Ware 12 RETAIL6 homas6 Ware Civic12Civic Square Square 10 • Residential interface with Cunninghame and Station and/ retail and/mixed retail link.mixed use link. street.use street. 8 8 10 Plaza • Residential interface with Cunninghame and Station 82 82 2 2 Plaza 6 22 221,500m1,500m Streets. • A new4,000m² 3,500-5,000sqm4,000m² park to the north/ north 6 12 12202 202 2 2 4 4 Streets. • A new 3,500-5,000sqm park to the north/ north Option Option Two Two The The Forum Forum 3D 3D8 8 10 10 3 3 westwest of the of sitethe tosite provide to provide for new for newresidents residents and and PedestrianPedestrian link and link and surroundingsurrounding intensifying intensifying residential residential areas. areas.
Plan View and Height of Buildings Plan View and Height of 8 10 Plan View and Height of Buildings Plan View and Height of 8 8 10 8 8 6 8 StationStation Street Street 812 812 RetailRetail Plaza Plaza6 • Potential• Potential community community space space adjacent adjacent to the to centralthe central 8 8 22 22 2 2 MARKETMARKET civiccivic plaza. plaza. 12 122 42 4 SQUARESQUARE Recommended zoning, massing and indicative yields - Option 2 New StreetNew Street 1,200M²1,200M² 3 Recommended zoning, massing and indicative yields - Option 2 T T 3 homas Ware B4 Mixed Use Option Option Two Two The The Forum Forum 3D 3D homas Ware ZoneZone B4 Mixed Use 8 108 10 8 8 Plaza Plaza HeightHeight of building of building 4-276-204-27 6-20Storeys Storeys Storeys Storeys (up (upto (up 64m) (upto 64m) 86m) to 86m) Option Two The Forum 3D Option Two The Forum 3D FloorFloor Space Space Ratio Ratio 3.5:13:1 3.5:13:1 Plan View and Height of Buildings Plan View and Height of Plan View and Height of Buildings Plan View and Height of Plan View and Height of Buildings Plan View and Height of PotentialPotential GFA GFA OverallOverall ResidentialResidential Retail/Retail/ Comm Comm
149,800m²149,800m² 102,900m²102,900m²2 2 17,700m²17,700m² (GLA) (GLA) CunninghameCunninghame StreetPARK StreetPARK 128,550m²128,550m² 101,100m101,100m 27,450m²27,450m² (GBA) (GBA) 2 2 No. ofNo. apartments of apartments (assume (assume 2 bedroom) 2 bedroom) Approx ApproxRecommended 1,000-1,2001,500 1,000-1,2001,500 units units zoning, units massing and indicative yields - Option 2 4,000m4,000m (Assume (Assume average average internal internal area of area apartment of apartment is 80m² is with80m² with Recommended zoning, massing and indicative yields - Option 2 2 2 Option Option Two Two The The Forum Forum 3D 3D 30%90-100mZone 1-beds,30%90-100mZone 1-beds, 60% 2-beds 60% 2-beds and 10% and 3-beds) 10% 3-beds) B4 MixedB4 Mixed Use Use Car parkingCar parking on site on –site residential – residential (est) (est) 1,5001,2501,5001,250 - spaces1,500 - spaces1,500 spaces spaces Market Square 18 18 Height000(1.25Height000 of per building of unit) building 6-20 6-20Storeys Storeys (up to (up 64m) toNew 64m) retail forecourt as an extension of existing (1.25 per unit) space with active frontages. A space to connect StationStation Street Street FloorFloor Space Space Ratio Ratio 3:1 3:1 retail, mixed-use and residential uses 8 8 27 27 8 8 PotentialPotential GFA GFA OverallOverall ResidentialResidential Retail/Retail/ Comm Comm 4 4 T 4T 2 2 4 homas Ware 128,550m²128,550m² 101,100mPotential101,100m zoning, massing27,450m² 27,450m²and (GBA)indicative (GBA) yields - Landowner Submission CunninghameCunninghame StreetPARK StreetPARK homas Ware
2 2 Plaza No. ofNo. apartments of apartments (assume (assume 2 bedroom) 2 bedroom) Approx Approx 1,000-1,200 1,000-1,200 units unitsB4 Mixed Use 4,000m84,000m8 Plaza Zone 8 8 2 2 90-100m90-100m2 2 HeightCar of buildingparking on site – residential (est) 1,250 - 1,500 spaces 4-27 Storeys (up to 86m) 22 22 Car parking on site – residential (est) 1,250 - 1,500 spaces Perspective View Perspective Perspective View Perspective (1.25(1.25 per unit)per unit) 22 22 Floor Space Ratio 3.5:1 StationStation Street Street 2 2 10 10 Potential GFA Overall Residential Retail/ Comm 4 4 149,800m² 102,900m2 17,700m² (NLA) CUNNINGHAMECUNNINGHAME STREET STREET T T 8 8 homas Warehomas Ware 8 8 8 8 No. of apartments FairfieldApproxFairfield City Centre City 1,500 Centre Urban units Urban Design Design Study Study - October - October 2017 2017 45 45 Plaza Plaza (Assume average internal area of apartment is 80m² with 30% 1-beds, 60% 2-beds and 10% 3-beds) STATIONSTATION STREET STREET Perspective View Perspective Perspective View Perspective Car parking on site – residential (est) (1.0 per unit) 1,500 spaces Perspective View Perspective
FairfieldFairfield Forum, Forum, 8-36 8-36Station Station Street, Street, Fairfield Fairfield NSW 2165NSW 2165 214114214114 Fairfield Fairfield Forum_SUBMISSION Forum_SUBMISSION FF COUNCIL FF COUNCIL DRAFT DRAFT MASTERPLAN MASTERPLAN 46 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 FairfieldFairfield City Centre City Centre Urban Urban Design Design Study Study - October - October 2017 2017 46 45 46 45 Site 2: Neeta City
Snapshot of Site Attributes Site area 22,222m2 Street frontage Smart Street, Nelson Street, Court Road Mainstream flood risk Low Overland flood risk Nil - Low Positive attributes Large contiguous site; single ownership; frontage to key retail street (Smart Street), frontage to 3 streets; central location; close to train station. Adverse attributes Dated/ underperforming internalised shopping mall; no through site links. Desirable community Reduce retail floor space; Introduce residential and mixed use; new east west share street; benefit new public spaces.
Neeta City is an aging retail mall on a large scale City Urban Design Objectives block under consolidated ownership. Current B3 • Facilitate a vibrant new mixed use development to Commercial Core land use zoning for the site does include a range of residential opportunities, which not allow for residential uses in order to protect may potentially include seniors and affordable the retail/commercial functions of the town centre. housing. Such a large site presents a range of opportunities to • Provide a podium level and street based retail revitalise the Fairfield City Centre. podium to define and activate city streets with residential uses in low rise and higher buildings Potential restructure of retail offer on the site may above. enable the introduction of a wider mix of uses and more efficient use of the site to include retail, • Improve connectivity to both north/south and east/ west axes introducing a finer grain of pedestrian and commercial and residential uses on the site adding to Neeta City is a large internalised shopping mall, population density to support existing uses. vehicular links. which provides some degree of street activation • Promote a renewed emphasis on street based retail to appropriately balance internalised big box shopping mall elements. • Create a new public space as a ‘Market Square’ located centrally or adjacent to Smart Street to provide an attraction that will enliven the public domain.
Neeta City viewed from the corner of Nelson Street and Court Road.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 47 Site Specific Urban Design Opportunities • Service access to retail uses should be in locations Built form where it will least impact the public realm on both a visual and functional level. • Potential for a mix of podium and mid rise development complemented by taller slender tower • Smart Street should not be used to provide vehicle or service access. Active Frontages Northern Link Potential public open in landmark location. Primary active use to street Important street & city space on adjacent site • Reinforce Smart Street as the key City Centre retail frontages to all perimeter streets . corners to be addressed • Potential for taller gateway element at the corner of in architectural design
Nelson Street and Court Road. and pedestrian street and provide active edges to Court Road activate and improve streetscape quality of Court • Built form to address perimeter streets in a manner Develop street edge buildings Road and Nelson Street. to define city streets. that promotes street activation and activation of Nelson Street internal through site links and public places. • Car parking should be provided in basements where possible (subject to flooding specialist input). • Design excellence essential element of future built form on the site. Public Realm • Create a series of new internal public places to Cross site link to & across Land use Podiums the Horsley Drive. provide for diversified land use mix and increased Landscaped Links • Diversify and intensify land use mix to include a residential development within and surrounding the Podium for range of retail and mixed use/ shop-top housing residential amenity. site. opportunities. • Public realm elements should be integrated Desirable link Retail • Position retail and commercial activities and through retail space. Located on ground and podium with a rational movement network and form levels carparking below ground for frontages to key street edges. retail and residential/ and upper podium if required. ‘stepping stones’ of destinations through the site Urban Place • Opportunities for new public places within the site. corresponding with key destinations and arrival Neeta Square • Potential to reduce retail floor space and focus retail points/ gateways. Develop street edge activity towards street edges and new public places. New Street buildings. • Public open space elements to be accessible to the Neeta pedestrian street Towers set back Connectivity public in perpetuity and provide a unique role and (could be shareway) • Provide additional through-site pedestrian function complementary to the grounds floor retail Residential Use connections to enable greater permeability and character. Medium rise towers to define street edges and create internal legibility for pedestrians. • Activate existing street frontages (Smart Street, landscaped podiums for resident • Through site connections to assist in broader east/ Nelson Street and Court Road) by meaningfully use. west connectivity through the town centre to be addressing these streets with retail and commercial cognisant of existing link through Nelson Street frontage at ground level. Smart Street car park and potential to integrate with proposed • Activation of internal public places should also occur through site connections on the former Aldi site. with active retail and commercial frontage at ground Arcade and carpark CourtHouse • Potential north south through-site pedestrian level. pedestrian link connection linking to Nelson Street. • Ensure public places achieve appropriate levels of Links solar access in mid winter. Police Podiums Landscaped Podium for residential amenity.
Future Development Site Possible Southern link to Spencer Street.
Spencer Street
Figure 22. Neeta City Opportunities and Principles Plan (source LFA)
48 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 constraints & opportunities fairfield city centre key sites 2017-5240-01 KS02-CO01 0 10 20 50 100m neeta city 18 October 2017 scale 1:1,000 @ A3 sheet Site 2: Neeta City and Fairfield Design Plan Structural Design Elements Potential public benefits achievable through the • Landmark towers at Nelson Street/Court Road future development of the site. intersection, with taller buildings on perimeter • New east/ west main street/ open air mixed use streets. connection through the site connecting Smart 18 • Reduced height adherent to internal public square Street and Court Road. Potential to be provided 10 for solar access. as a vehicle accessible pedestrian share way or Nelson Street pedestrian-only through site link.
10 8 Court Road • Potential reduction in retail floor space, contracting retail component to include a new open-air • New north/ south mixed use connection through the site connecting new plaza space with Nelson Street. 4 pedestrian through-site link and public plaza. 10 • A central public plaza providing a new destination in 4 2 • New share street and parkland to align with existing 8 1,200m2 the centre of the site or adjacent to Smart Street. Smart Street Plaza pedestrian link to Ware Street via Nelson Street car park and towards Aldi/ McDonald’s site.
SHARE STREET 8 • Ground floor retail with upper level residential and seniors housing above. 8 10 • Court Road service access. 10
Alan Street Plan View and Height of Buildings Plan View and Height of
Recommended zoning, massing and indicative yields Zone B4 Mixed Use Height of building 4-18 Storeys (up to 58m) Floor Space Ratio 3.5:1 Potential GFA Overall Residential Retail/ Comm 75,300m² (Neeta) 59,600m2 (Neeta) 17,700m² (Neeta) including 2,000m2 community floor space. Nelson Street No. of apartments (assume 2 Approx 595-660 units (Neeta) bedroom) 90-100m2 Car parking on site – residential (est) 750-825 (1.25 per unit) Smart Street
Court Road Perspective View Perspective
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 49 Site 2: Neeta City - Landowner Submission Council at its meeting held on 27 March 2018 resolved to As provided for in Section 8.2.1, alternative design adopt the draft Fairfield City Centre Urban Design Study solutions are to be appropriately justified by proponents in an amended form including preliminary in-principle and should reflect equal or improved amenity and support2.0 of conceptAmended plans submitted Scheme for Key Site 2, noting community benefit outcomes as outlined within the that2.1 final ResponseCouncil support to is subject Urban to the Design submission Objectives of design & concept Structural adopted by Design Council. Elements a landowner initiated Planning Proposal and a detailed assessment of supporting information.
1. Mixed use development
2. Active street frontages
3. 1050m2 Open space adjacent to Smart Street
4. 16m wide East/West Through Site Pedestrian Link
Court Road 5. 8m Eat Street Arcade improving North / South connectivity and proving fine grain pedestrian
3m link. Covered area to avoid wind tunnel effect 2 6 6 2 7 6. 3m Setbacks above podium level 11 ST 11 ST 7 ST 23 ST 8 Levels 8 Levels 4 Levels 20 Levels 3m 22m Residential Residential Resi. 7. Landmark tower at Nelson Street/Court Road Residential 1155m² 22m 965m² 310m² 6m intersection 908m² B A A 8. Community facility adjacent to open space
C 15m
7 ST 4 Levels South Block North-Eastern Resi. 2-3 ST
Block 420m² 28m 2-3 ST 1
24m 2 2 2 D 1 9 ST 6 Levels SiteThrough Residential Link Pedestrian 18 ST 13 ST 15 Levels 10 Levels Residential 665m² Residential 6m 725m² 900m² D
3m G 18m F 14m 4 3m Spencer Street
Nelson Street Nelson 16m 5
8m Eat Street Arcade 2-3 ST 16.5m North-Western Block Public 3m 16m 2 ST Square Note: 1 The drawings in this document were 3 ST 1050 m2 11 ST Community prepared without topographical survey 3 8 Levels data. 12m 6 17 ST Residential 14 Levels Residential 8 740m² 850m² SCALE 1:1000 @ A3 3m H 16mH E I 2 6 2 6 Legend Site boundary Smart Street Existing vegetation Proposed lower level Proposed upper level Community facility Proposed vegetation Access to carpark Through site pedestrian linkages Figure 3. Plan View of Amended Scheme Existing linkages
10 Neeta City Shopping Centre
50 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 2: Neeta City - Landowner Submission 2.2 3D Massing
North-Western Block North-Eastern Block South Block 2.2.1 Yield Summary
Site Area 22,300 m²
72m Height of buildings (HOB) up to 77m (Assume h=3.1m residential, h=5 podium; 23 ST total HOB includes liftoverrun) C Potential Total GFA Approx. 78,000 m2
The Horsley GFA Residential Approx. 62,500 m2 (Assume GFA 75% of GBA ) Drive GFA Retail Approx. 14,300 m2 (Assume GFA 60% of GBA for Ground Floor Level and GFA 65% of GBA for First floor Level) GFA Community Approx. 1,200 m2
34.8m Total GFA Retail and Community Approx. 15,500 m2 13 ST 41m 11 ST Total Number of Residential Units Approx. 625-695 (Assume 90-100m2 GFA per apartment ) 17 ST G B 53.4m 10m Total FSR Approx. 3.5 : 1 56.5m 2-3ST 28.6m H 11 ST 9 ST 34.8m F 18 ST D A
22.4m 10m 7 ST Nelson Street 2ST 15m 34.8m 3 ST 2-3ST I 11 ST 10m E
Smart Street
Assumptions • Approximately between 25 to 35% of the First Floor Level is proposed Spencer Street for retail use to sleeve carpaking. The remaining area is proposed as carparking. Figure 4. 3D Massing
Neeta City Shopping Centre 11
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 51 Site 3/4: Aldi and McDonald’s Snapshot of Site Attributes Site area 8,170m² (Aldi) / 2,790m² (McDonald’s) Street frontage The Horsley Drive, Nelson Street, Court Road Mainstream flood risk Low- Medium Overland flood risk Low- Medium Positive attributes Large contiguous gateway site; visually prominent; key revitalisation site Adverse attributes Located adjacent to major road (noise issues); peripheral Desirable community Mixed use, new public open space opportunities, making allowance for over head connection to benefit Prospect Creek corridor to Site 5/6, extend laneway to Court Road. Limit overshadowing to the south
The Aldi site is a large underutilised/ vacant Urban Design Objectives opportunity site at the northern entry Gateway to • Enhance the prominence of the gateway site at the City Centre. Visually prominent with potential for intersection of The Horsley Drive and Court Road higher “landmark” tower to north corner. The site through architectural character and scale. was formerly used as an Aldi supermarket, which has • Establish a laneway connection between The since relocated to Fairfield Forum. The site is located Horsley Drive and Court Road in conjunction with within an area of emerging high density mixed use the future development of the McDonald’s Site. and residential land uses. • Include commercial/ retail uses that are compatible A key issue for the maximum permissible height is with the site’s peripheral and hight traffic noise too low for the maximum density of the site to be location. achieved. Note: The adjacent McDonald’s site will be impacted by the lane proposal and by setbacks to adjacent sites.
Expansive site adjacent to high density residential and McDonald’s site
Now vacant Aldi supermarket
52 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site Specific Urban Design Opportunities Connectivity Key City View Opportunity for additional height to key Built form • A through-site link should be provided to connect corner to reinforce architectural impact. High visual quality to the Horsley Drive • Additional height is appropriate in this location The Horsley Drive with Court Road. Consideration facades. subject to impact analyses and design excellence. will need to be given for how this can be achieved given the location of the adjacent McDonald’s site. Protect from adverse impacts . • Built form should reflect the position of the site as Fairfield City Centre’s northern gateway in terms of • Car parking should be provided in basements where Bridge Link form and architectural quality. possible (subject to flooding specialist input). Over bridge to provide connections for eastern site and access to Prospect • A gateway architectural expression should be • Consideration should be given for the future Creek. provided in a location where it terminates the vista connections towards the retail heart via the Neeta of The Horsley Drive from its northern approach. City site. This may occur in future by preserving the opportunity for pedestrian link between The • The site should primarily consist of podium and The Horsley Drive Horsley Drive and Court Road to allow for pedestrian mid rise development with potential for a gateway movement between existing and future apartment Court Street building to create a visual landmark on The Horsley buildings in the locality. Drive. Public Realm • Design appropriately to address traffic noise impacts through good site planning and orientation of • A high quality building edge to be provided to both buildings. The Horsley Drive and Court Road. This may include Cross Site Link Clear,safe,pedestrian & cycle route. a landscaped frontage to soften visual appearance. New Park • Design excellence essential element of future built Options for additional form on the site. • Potential to incorporate new landscaped public and setback. communal open space elements given the large area Land use of the site and for this space to align and connect Existing Towers • Potential intensification of the site to include a with potential east west links through adjacent Extended laneway mixed use development that may include shop top Neeta City site. housing. • Effective landscaping along The Horsley Drive to Options for pedestrian/open • Careful consideration for the types of ground floor enhance visual appearance and pedestrian amenity. space links to be explored retail and commercial uses, given noise impacts Ensure public places achieve appropriate levels of solar associated with The Horsley Drive traffic volumes. access in mid winter. Showrooms for bulky goods may be more suitable in
this location. Proposed Towers
Neeta City New cross site Link for major east west city connections. Pedestrian or shared street options.
Figure 23. Aldi and McDonald’s Opportunities and Principles Plan (source LFA)
constraints and opportunities fairfield city centre key sites
2017 -5240-01 KS04- CO01 0 10 20 50 100m aldi site 20 February 2017 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 53 scale 1:1,000 @ A3 sheet Aldi & McDonalds Plan
Structural Design Elements Potential public benefits achievable through the SiteAldi & 3/4: McDonalds Aldi and Plan McDonald’s Urban Design Plan Landmark tower at Nelson Street/Court Road and Court future development of the site. Option 1 Road/ Spencer Street intersections, with taller buildings • New east/ west main open air laneway connecting on perimeter streets. Court Road and The Horsely Drive.
Extension of existing laneway to Court Road through • New plaza space connecting to Court Road and the intersection of Nelson Street/ The Horsley Drive. 18 8 The Horsley Drive McDonald’s site. 8 • Landmark gateway tower of high architectural Increase in height for McDonald’s site to accommodate quality character at the corner of The Horsley Drive laneway extension. and Nelson Street.
Public plaza space adjacent to Court Road to correspond 18 with potential share street road through Neeta City site. 8 8 Consider future potential for overhead connection to Sites 5 and 6.
Plaza14 2 Court Street 2,000m
Aldi & McDonalds 3D 14 Controls Recommended zoning, massing and indicative yields Zone B4 Mixed Use Height of building 8-18 Storeys (up to 58m) (Aldi)
Plan View and Height of Buildings Plan View and Height of 14 storeys (McDonalds) Aldi & McDonalds 3D Floor Space Ratio 4:1 (Aldi) 4:1 (McDonalds) Potential GFA Overall Residential Retail/ Comm
32,540m² (Aldi) 20,840m² (Aldi) 11,700m² (Aldi) The Horsley Drive 11,180m² (McD) 7,920m² (McD) 3,250m² (McD)
(GBA) No. of apartments Approx 210 - 230 units (Aldi) Approx 80- 90 units (McDonalds) (assume 2 bedroom) 90-100m2 Note that the design concept for Site 3 assumes a high commercial floorspace allocation to enable sufficient flexibilty in potential floorspace yield given the site’s identified potential to accommodate showroom/ bulky Court Road goods type retail uses. A reduction in commercial/ retail floorspace for Site 3 would yield higher number of residential apartments in the order of 285 units. Car parking on site – residential (est) (1.25 265 - 290 spaces (Aldi) per unit) 100 -115 spaces (McDonalds) Perspective View Perspective
54 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 5: George Weston Foods Snapshot of Site Attributes Large single ownership site between The Horsley Special Considerations Site area 28,851m² Drive and Prospect Creek. Substantially affected by • Site capability of this site is heavily influenced by flooding and the riparian corridor associated with the hydrological, traffic and environmental constraints. Street frontage The Horsley Drive Creek. Access and traffic generation constraints from Mainstream flood risk Medium • Further detailed investigations are necessary to the Horsley Drive are a key consideration for future determine future development potential of the site. Overland flood risk Medium use and density of the site. Visual and flood impacts Detailed technical site investigation into hydrology, Positive attributes Large contiguous site; potential to provide access to Prospect Creek. require consideration given location adjacent to traffic and environmental constraints were not part Prospect Creek. Geotechnical conditions will affect Adverse attributes Adjacent to major road (noise issues); peripheral; flood affected; traffic access/ capacity of the scope of this study. As such recommendations above ground and below ground car parking. constraints. for this site should be considered on an urban design principles basis only. Desirable community Over head connection to Site 3. Enhanced open space/ new public open space benefit opportunities. Environmentally sensitive design. Tower element at the Horsley Gateway. Urban Design Objectives Lower scale to Prospect Creek. • Consider future connections to Yennora as wider strategic link to future development of Alcoa site Future Road link to Yennora Potential for strategic road link to future develpment adjacent to northern boundary of site. Precincts on Yennora (LPR Kiora Land). Major Ped/Cycle System Continuos prospect Creek Intervention at Nelson Street to City Centre. pedestrian/cycle trail. • Improve public domain access to Prospect Creek corridor. • Establish a new perimeter access road system within Significant Public Open Space Activate prospect Creek with the site. new public open space to serve new residential Fairfield High community,school and region. • Allow for road and pedestrian/cycle connections to Establish relationship with Fairfield High Existing sports grounds access/explore land use/ adjacent sites. activity synergies. Parramatta CBD • Minimise potential overshadowing of southern adjacent site. New Streets Consider edge as a grid. • Provide overhead connections to an overhead Residential development within to address streets pedestrian bridge from ALDI site. and open space. Encourage land use links • Locate taller buildings towards The Horsley Drive Elevated Views Landmark Location Sydney CBD away from the Creek corridor. High visivility site from the Horsley Drive. Skyline Reparing Corridor Potential landmark building locations. Critical connection of site to City • Respond appropriately to negative impacts of Centre. the Horsley Drive corridor (i.e. noise) through
Adverse Impacts appropriate design and site planning. Noise/polutions from the Possible Future Link Horsley Drive afects • Establish an appropriate interface with Fairfield High frontage. Consider low rise Across Creek “barrier” buildings. School.
Fairfield Park • Include new open space elements both within the Low Flood Risk Medium Flood Risk Line of Medium Green corridor Floor Risk (All of site). site and adjacent to the Prospect Creek corridor. • Develop a Water Sensitive Urban Design / stormwater strategy that integrates with open space The Horsley Drive elements within the site.
Existing Vegetation Require ecological assesment/visual contribution Future Road Connection To adjacent site
Site Access To Fairfield Park Assumed left in/left out to be supported by traffic analysis/RMS. Pedestrian/Cycle Overpass Critical connection of site to City Centre. Figure 24. George Weston Foods Opportunities and Principles Plan (source LFA)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 55 constraints and opportunities fairfield city centre key sites
2017-5240-01 KS06-CO01 0 10 20 50 100m scale 1:1,000 @ A3 sheet dyldam site 16 February 2017 Site Specific Urban Design Opportunities Connectivity Built form • Overcome disconnection/ improve connectivity • Potential for medium to high density building forms between site and retail core of Fairfield City Centre – on the site provided connectivity with Fairfield City potential for a pedestrian/ cycling bridge across The Centre can be improved. Horsley Drive. • Taller forms ideally located closer to Fairfield City • Potential for integration with Ranglen site to the Centre (The Horsley Drive) transitioning downwards south by introducing new north south connection towards Prospect Creek. between sites. • Address The Horsley Drive in a positive way through • Potential future vehicle link between The Horsley good site and land use planning. Drive and Yennora to be considered in terms of broader medium to long term planning opportunity • Underground parking is preferable (subject to (noting recent proposal for redevelopment of Alcoa appropriate flooding solution) to reduce overall site). building heights. • Site access arrangements should be explored with • Ensure that built form does not adversely impact RMS and potential for individual site access or neighbouring (southern) properties in terms for shared access with George Weston Foods site. overshadowing. • Potential to introduce pedestrian and cycling • Site planning and built form should consider noise connections along Prospect Creek to connect with constraints associated with The Horsley Drive. the broader cycling network. • Flood risk a key site constraint and future • Trafficable (vehicle and pedestrian) through site development would require an innovative solution connections should be provided between The to address. Horsley Drive and Prospect Creek. • Design excellence essential element of future built • Traffic generation and access are guiding principles form on the site. to density in this location (including adjacent Land use Ranglen site). • Potential for residential uses to be accommodated • Interaction/ interface with High School site – New on site (currently only permissible as shop top link road could provide a southern interface to the housing). High School. • Disconnection from main retail centre limits Public Realm potential for retail expansion in this location. If • Potential for a new public open space to be created commercial uses are proposed, types of ground the eastern end of the site with safe secure and floor uses consistent with the B6 zone or other such legible public access – open in perpetuity. land uses complementary to the City Centre retail core should be considered (e.g. East Village Car • Potential for enhancement of Prospect Creek Sales Showrooms, Gymnasium) or residential only corridor. concepts should be considered (rezoning would be • Potential to enhance through-site links as green links required). to Prospect Creek. • Possible restaurant/café type uses adjacent • Potential for significant public art as a part of a place to Prospect Creek (subject to place making making response. enhancements). • Appropriate consideration for environmental protection matters and environmental values associated with Prospect Creek and riparian corridor.
56 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 KeySite 5: Site George Weston6: Dyldam Foods Urban Design Plan Key Site 6: Dyldam Structural Design Elements • Landmark tower adjacent to The Horsley Drive to LZN 18– storeys.B6 Enterprise Corridor/ R4 LZNHigh• –Mid-rise B6Density Enterprisedevelopment Residential to 8 storeys Corridor/ for the balance R4 Fairfield High Park 6,250m2 of the site and low rise development (3 storeys) High adjacentDensity to the ProspectResidential Creek Corridor. School Park 6,250m2 HOB ‐ 8‐18 Storeys (up to 58m) HOB• ‐Perimeter8‐18 road Storeys with single access (up from to The 58m) Horsely GFA Drive.– 19,540 m2 (Part site ) GFA• –Public19 open,540 spacem to2 be (P providedart stheit easterne ) end Unitof Yield the site. – 125‐140 units (part site) Unit• YieldPedestrian – footbridge 125‐ 140locations units to considered (part over site) The Horsley Drive.
Potential public benefits achievable through the future development of the site Park 2,000m2 Note: Site capability heavily influenced by hydrological, Park 2,000m2 • Footbridge across The Horsley Drive connecting Note:traffic Site and capability environmental heavily influencedconstraints. by Future hydrological, detailed Site 5 (George Weston Foods) with Site 3 (Aldi). trafficinvestigations and environmental are necessary constraints. Future detailed investigations• Enhanced are necessary public open space adjacent to Prospect Creek corridor. Plan View and Height of Buildings Plan View and Height of • Environmental rehabilitation works for Prospect Creek Riparian lands. • New open space element central to the site. • Potential pedestrian/ cycleway connection along the Prospect Creek corridor. PtProspecPtProspect CkCt reeCkCreekk Note:Note: Site Site capability capability heavily heavily influenced influenced by hydrological,by hydrological, traffictraffic and and environmental environmental constraints. constraints. Future Future detailed detailed investigationsinvestigations are are necessary necessary
Note:Note: Site Site capability capability heavily heavily influencedinfluenced by by hydrological, hydrological, traffic traffic and and environmentalenvironmental constraints constraints. Future. Future detaileddetailed investigations investigations are are necessary necessary Perspective View and Height of Buildings View and Height of Perspective
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 57 Site 6: Ranglen Investments Snapshot of Site Attributes Large site between The Horsley Drive and Special Considerations Site area 21,238m² Prospect Creek under multiple ownership (strata). • Site capability of this site is heavily influenced by Substantially affected by flooding and the riparian hydrological, traffic and environmental constraints. Street frontage The Horsley Drive corridor associated with the Creek. Access and traffic Mainstream flood risk Medium • Further detailed investigations are necessary to generation constraints from the Horsley Drive are a determine future development potential of the site. Overland flood risk Low - Medium key consideration for future use and density of the Detailed technical site investigation into hydrology, Positive attributes Large contiguous site; potential to provide access to Prospect Creek. site. Visual and flood impacts require consideration traffic and environmental constraints were not part given location adjacent to Prospect Creek. Adverse attributes Constrained by strata ownership; located adjacent to major road (noise issues); peripheral; of the scope of this study. As such recommendations Geotechnical conditions will affect above ground and flood affected; traffic access/ capacity constraints. for this site should be considered on an urban design below ground car parking. principles basis only. Desirable community Over head connection to Site 3. Enhanced open space/ new public open space benefit opportunities. Environmentally sensitive design. Tower element at the Horsley Gateway. Urban Design Objectives Lower scale to Prospect Creek. • Improve public domain access to Prospect Creek corridor. Possible perimeter Desirable pedestrian Possible future bridge road to adjacent site. cycle links to Prospect link for peds/cycles. • Integrate road systems with adjacent ‘George Weston Creek. Foods’ site. • Allow for road and pedestrian/cycle connections to adjacent sites. • Provide overhead connections to an overhead
Site Access pedestrian bridge from ALDI site. Potential to share left in/left out with adjacent site. • Locate taller buildings towards The Horsley Drive away from the Creek corridor. Potential address from adjacent site. • Respond appropriately to negative impacts of Views into site from the Horsley Drive. The Horsley Drive corridor (i.e. noise) through Parramatta RIPARIAN CORRIDOR MAPPING appropriate design and site planning. Skyline (FLEP) • Include new open space elements adjacent to the Prospect Creek corridor. Sydney CBD • Develop a Water Sensitive Urban Design / stormwater strategy that integrates with open space Pedestrian Bridge Essential link into elements within the site. City Centre. Fairfield Park
Noise/Visual Impacts Major road artery with adverse impacts on site. The Horsley Drive Significant Creek Vegetation
Separate site access would need to be explored with R.M.S. SITE IS SUBJECTED TO MEDIUM FLOOD RISK
Legend Title Adjacent detached housing Site boundary x x Existing strata development on Ranglen site x Figure 25. Ranglen Opportunities and Principles Plan (source LFA)
Source: 58 Fairfield City Centre Urban Design Study - Adopted 27 March 2018
constraints & opportunities fairfield city centre key sites 2017-5040 SK07-CO01 0 10 20 50 100m ranglen investments site 16 February 2017 scale 1:1,000 @ A3 sheet Site Specific Urban Design Opportunities Land use Connectivity Public Realm Built form • Potential for residential uses to be accommodated • Overcome disconnection/ improve connectivity • Potential for enhancement of Prospect Creek • Potential for medium to high density building forms on site (currently only permissible as shop top between site and retail core of Fairfield City Centre – corridor. on the site provided connectivity with Fairfield City housing). potential for a pedestrian/ cycling bridge across The • Potential to enhance through-site links as green links Centre can be improved. • As commercial and retail land uses are not ideal in Horsley Drive. to Prospect Creek. • Taller forms ideally located closer to Fairfield City this location – potential to consider rezoning to R4. • Potential for integration with George Weston Foods • Interaction with and accessibility to the Prospect Centre (The Horsley Drive) transitioning downwards • Disconnection from main retail centre limits site to the north by introducing new north south Creek corridor is a key opportunity and constraint for towards Prospect Creek. potential for retail expansion in this location. If connection between sites. this site. • Address The Horsley Drive in a positive way through commercial uses are proposed, types of ground • Site access arrangements should be explored with • Potential for significant public art as a part of a place good site and land use planning. floor uses consistent with the B6 zone or other such Roads and Maritime Services and potential for making response. land uses complementary to the City Centre retail individual site access or shared access with George • Ensure that built form does not adversely impact core should be considered (e.g. East Village Car Weston Foods site. Prospect Creek riparian corridor to the south in Sales Showrooms, Gymnasium) or residential only terms for overshadowing. • Potential to introduce pedestrian and cycling concepts should be considered (rezoning would be connections along Prospect Creek to connect with • Underground parking is preferable (subject to required). the broader cycling network. appropriate flooding solution) to reduce overall • Appropriate consideration for environmental building heights. • Trafficable (vehicle and pedestrian) through site protection matters and environmental values connections should be provided between The • Site planning and built form should consider noise associated with Prospect Creek and riparian corridor. Horsley Drive and Prospect Creek and should be constraints associated with The Horsley Drive. shared with the neighbouring George Weston Foods • Flood risk a key site constraint and future site to the north. development would require an innovative solution • Traffic generation and access are guiding principles to address. to density in this location (including adjacent George • Design excellence essential element of future built Weston Foods site). form on the site.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 59 Note: Site capability heavily influenced by hydrological, traffic and environmental constraints. Future detailed Key Site 7: Ranglen investigations are necessary Site 6: Ranglen Investments Urban Design Plan Structural Design Elements Potential public benefits achievable through the Landmark tower adjacent to The Horsley Drive to 18 future development of the site storeys. • Footbridge across The Horsley Drive connecting Site 6 (Ranglen) with Site 3 (Aldi). Mid-rise development to 8 storeys for the balance of the Prospect Creek site and low rise development (3 storeys) adjacent to the • Enhanced public open space adjacent to Prospect Prospect Creek Corridor. Creek corridor. • Environmental rehabilitation works for Prospect Integrated access with adjacent George Weston Foods Creek Riparian lands. site to share single vehicle access from The Horsely Drive. • Potential pedestrian/ cycleway connection along the Prospect Creek corridor connecting into broader Riparian corridor to include public open space element. cycleway network.
Pedestrian footbridge locations to considered over The Horsley Drive towards Aldi site.
Note: Site capability heavily influenced by hydrological, traffic and environmental constraints. Future detailed
Key Site 7: Ranglen Buildings Plan View and Height of investigations are necessary
LZN – B6 Enterprise Corridor/Prospect R4 Creek High Density Residential HOB ‐ 4‐18 Storeys (up to 58m)
GFA ‐ 19,540m2 Note: Site capability heavily influenced by hydrological, traffic and environmental constraints. Future detailed Unit Yield – 123‐137 units investigations are necessary
Note: Site capability heavily influenced by hydrological, traffic and environmental constraints. Future detailed investigations are necessary Perspective View Perspective
60 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 LZN – B6 Enterprise Corridor/ R4 High Density Residential HOB ‐ 4‐18 Storeys (up to 58m)
GFA ‐ 19,540m2 Note: Site capability heavily influenced by hydrological, traffic and environmental constraints. Future detailed Unit Yield – 123‐137 units investigations are necessary
Note: Site capability heavily influenced by hydrological, traffic and environmental constraints. Future detailed investigations are necessary Site 7: Cambridge Tavern Snapshot of Site Attributes Site area 6,498m² Street frontage The Horsley Drive, Alan Street Mainstream flood risk Low- Medium Overland flood risk Low – Medium - High Positive attributes Eastern gateway site; visually prominent; vegetated. Adverse attributes Located adjacent to major road (noise issues); adjacent to medium density; peripheral site. Desirable community Mixed use, Active frontage to the Horsley Drive and Alan Street; limit overshadowing to benefit southern residential area.
The site is occupied by a single storey existing Urban Design Objectives tavern on an open vegetated site. The site is visually • Build to reinforce street corner and respond to prominent site at the eastern gateway entry to City reinforce the site’s prominent location by design. Centre. • Podium form and design character to mitigate impacts do noise from The Horsley Drive. The site is located adjacent to medium density, 3 storey residential flat buildings to South. • Avoid overshadowing impacts on adjacent residential development to the south. • Provide active frontage to the Horsley Drive and Alan Street. • Vehicle access from Alan Street (west end of site) and rear lot.
Cambridge Tavern site and tree canopy
Cambridge Tavern site from Alan Street
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 61 Site Specific Urban Design Opportunities THE HORSLEY DRIVE Built form Connectivity • Moderate potential for increased height. Building • Vehicle access to be considered both from Alan height should note the peripheral location of site Street and rear lane (The Crescent spur road). Views from southbound with potential for a mix of podium and mid rise traffic Visually Prominent Corner • Car parking for a future shop top housing Eastern edge of City Centre. existing single development. development should be provided in basements storey Tavern building does not address corner. • Potential for landmark architectural statement to where possible (subject to flooding specialist input). denote City Centre gateway location and vista from Public Realm Adverse noise/traffic impacts at The Horsley Drive to the corner of The Horsley Drive street level. and Alan Street. • Site provides opportunity for a key gateway and built form should reinforce and where positively reinforce No vehicular access • Site planning and built form should consider to be permitted. the street edge. Active uses facing the street should significant trees, irregular site boundary as well as be considered. Main Site Entry Creek & landscape views. noise constraints associated with The Horsley Drive. • Retention of significant trees where possible, Alan Street • Built form should ensure that overshadowing does Adjacent Two Storey uses Views from the particularly adjacent to the street edge and rear Horsley Drive. not adversely impact low rise residential to the south boundaries provide a soft visual quality to the The Horsley Drive of the site. precinct and a natural transition between Prospect • Design excellence essential element of future built Creek riparian corridor and city centre environment. Existing Vegetation form on the site. On street and on-site vegetation to be • Public art opportunity as a gateway site. assessed for retention or otherwise. Land use • Potential to diversify and intensify land use mix to include a range of retail and mixed use/ shop-top Irregular Site Shape housing opportunities. Need to assess site set backs and limit overshadowing to southern site. • If tavern uses are to be retained or reintroduced into a new shop top housing development, site planning and built form should seek to reduce and mitigate land use conflicts for land uses within and adjacent to the site.
Adjacent Low-Rise Residential Older style-residential apartments behind vegetation and along railway corridor. Rear access available to site
Railway Corridor
Figure 26. Cambridge Tavern Opportunities and Principles Plan (source LFA)
constraints & opportunities fairfield city centre key sites 62 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 2017-5240-5240-01 KS08-CO01 KS08-CO01 0 10 20 50 100m cambridge tavern 16 February 2017 scale 1:1,000 @ A3 sheet Key Site 8: Cambridge Tavern Site 7: Cambridge Tavern Urban Design Plan
Structural Design Elements Potential public benefits achievable through the future Landmark tower adjacent to The Horsley Drive to 12 development of the site storeys. • Potential contributions to public benefits identified in the locality for Sites 3-6 such as open Mid-rise development to 8 storeys for the balance of the space enhancement and provision of cycleway site. infrastructure.
Setbacks consider overshadowing of medium density • Potential contributions to streetscape upgrades residential properties to the south. along Alan Street. • Potential for affordable housing contributions. Active interface with Alan Street and The Horsley Drive.
Key Site 8: Cambridge Tavern Buildings Plan View and Height of
LZN ‐ B4 Mixed Use Controls Recommended zoning, massing and indicative yields Zone B4 Mixed Use HOB ‐ 8‐12 Storeys (up to 39m) Height of building 8-12 Storeys (up to39m) FSR – 3513.5:1 Floor Space Ratio 3.5:1 GFA ‐ 22,815m2 Potential GFA Overall Residential Retail/ Commercial 22,815m2 18,065m2 4,750m2 (GBA) Unit Yield – 180‐200 units No. of apartments (assume 2 bedroom) 180-200 units 90-100m2
Car parking on site – residential (est) (1.25 225-250 spaces per unit) Perspective View and Height of Buildings View and Height of Perspective
LZN ‐ B4 Mixed Use HOB ‐ 8‐12 Storeys (up to 39m) Fairfield City Centre Urban Design Study - Adopted 27 March 2018 63 FSR – 3513.5:1 GFA ‐ 22,815m2 Unit Yield – 180‐200 units Site 8: Fairfield RSL Snapshot of Site Attributes Site area RSL Site (north of Bertha Street) - 13,320m2 Southern Site (south of Bertha Street) - 7,650m2 Street frontage Vine Street; Anzac Avenue; Bertha Street; Lawson Street; Dale Street Mainstream flood risk Low Overland flood risk Nil -Low Positive attributes Adjacent to Fairfield Railway Station; proximity to Fairfield Park. Adverse attributes Located adjacent to major road (noise issues); peripheral Desirable community Active streets, new public places, enhance connectivity to Fairfield Park. benefit
Fairfield RSL is a relatively intensely developed site Urban Design Objectives for the clubs/entertainment/restaurants and car • Reinforce street edges with perimeter block building parking. It is situated opposite the Fairfield railway form, with a central podium landscape courtyard. station. The site is a key social and entertainment • Provide active uses to street ground floor frontages anchor for the Fairfield City Centre. where appropriate, especially along Dale Street. A large open car park to the south of Bertha Street • New public places that provide stepping stones from has development potential although was not the Fairfield Railway Station to Fairfield Park. originally included as a key site for this study, but • Ensure efficient use of car park site to increase presents a key opportunity for improved connectivity housing in close proximity to train station. to and a favourable outlook over Fairfield Park
Fairfield RSL provides a resort style social destination
Car park site to the south of the Fairfield RSL also provides a development opportunity
64 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site Specific Urban Design Opportunities Connectivity Replacement Bridge Built form • Improve the visual quality, landscaping and Potential to cross Dale Street for better connection to north • Potential for increased height with potential for a mix pedestrian experience along Anzac Avenue, side of City. of podium and mid rise development on both the Vine Street and Bertha Street to promote better RSL site and neighbouring car park site. connection with Fairfield Park. • Introduce new built form and land uses to the BUS INTERCHANGE • Height in this location has the potential to visually COMMUTER CARPARK communicate a destination on the south side of car park site to the south to promote a sense of railway and attract visitors to cross the rail ‘barrier’. streetscape continuity particularly along Vine Street. • Potential for car park site at the corner of Vine Street • Car parking for any future development should be and Lawson Street to be redeveloped and ‘bridge’ provided in basements where possible (subject to flooding specialist input). the gap between the RSL site and Fairfield Park. RAILWAY STATION • Built form should ensure that overshadowing does • Potential to upgrade pedestrian rail overpass (Court SQUARE not adversely impact parkland to the south of the Road/ Vine Street) for better safety and accessibility site. between Fairfield City Centre, RSL precinct and Park Fairfield Park. Amalgamate Site if • Design excellence essential element of future built possible Active Frontages Preferred Currently carpark edges or form on the site. Public Realm blank walls. Land use • The RSL site and adjacent car park to the south are critical to achieving a sense of connection to Fairfield • RSL land use is a successful land use and key Dale Street Park. Streetscape quality and activation are essential Vine Street Pedestrian Bvld destination in this location, and unlikely to redevelop along key streets leading to parklands. Proposed in DCP for in the short to medium term. Vine Street improved pedestrian/cycle • Streetscape improvements in the form of paving link to Fairfield Park. • Potential to diversify the land use mix in the precinct treatments, tree planting and furnishing would through redevelopment of at grade car park for greatly assist in enhancing key pedestrian Unactivated Facades residential uses south of the RSL site. Such land uses Relatively dead street activity connections to Fairfield Park as ‘green links’. would need to be carefully considered through good 8Storey Height site planning and built form so as not to undermine • Where possible, as incremental development Control the RSL operation due to land use conflicts. of the RSL site occurs, opportunities should be Anzac Avenue sought to activate key streets for a more interactive relationship between built form and street front. This is particularly important at the corner of Dale Street
and Anzac Avenue as well as the corner of Dale Street Important Streetscape Character and Vine Street as the first points of arrival from the Rare well shaded pleasant street and Good street approach to RSL entry. vista to gates Fairfield train station and over rail crossing. & landscape. Future Residential uses to address/define street edges. Bertha Street Bertha Street RSL own both lots either side. Potential for land transfer and/or street 6 Storey. Height closure. Control
Lawson Street RSL Memorials Currently in verge areas of Anzac Avenue. Potential to relocate to more suitable Pedestrian Access to Fairfield Park park location adjacent. Increased setback and landscape to Local Landmark Gates create satisfactory pathway to Park Symbolic entry to Fairfield Park. Gates from Railway Station.
Figure 27. RSL Opportunities and Principles Plan (source LFA)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 65
constraints & opportunities fairfield city centre key sites 2017-5040-SK01-CO01 0 10 20 50 100m RSL Site 16 February 2017 scale 1:1,000 @ A3 sheet KeySite 8: Site Fairfield 9: RSL Fairfield Urban Design RSL Plan Structural Design Elements Potential public benefits achievable through the Landmark tower adjacent to Fairfield Railway Station to future development of the site 12-16 storeys . • Potential contributions streetscape upgrades along Anzac Avenue and Vine Street to create a green link Mid-rise development to 8 storeys for the balance of the to Fairfield Park. site. • New 1,500m2 Public Open Space at the intersection Potential street closure of Bertha Street or share way. of Anzac Avenue and Bertha Street as a ‘stepping stone’ to Fairfield Park. Plaza Pocket Park at the corner of Anzac Avenue and Bertha • A new 350m2 plaza at the corner of Anzac Avenue. Street. 350m2 • Enhancement to Bertha Street to provide a pedestrian friendly through site link. • Activation of the surrounding street network (i.e. Vine Street, Anzac Avenue and Dale Street).
1,500m2
Key Site 9: Fairfield RSL Buildings Plan View and Height of
Controls Recommended zoning, massing and indicative yields Zone B4 Mixed Use Height of building 6-16 Storeys (up to 51m) LZN ‐ B4 Mixed Use GFA – Floor Space Ratio RSL – 4:1 Southern Site 2.5:1 Plaza RSL – 50,160m2Potential GFA RSL (north of Bertha Street) 350m2 HOB ‐ 6‐16 Storeys ((pup to 51m) Overall Residential Retail/ Commercial
Southern Site 21,650m2 2 2 2 FSR – 50,160m 37,200m 12,960m (GBA) Unit Yield – Southern site (south of Bertha Street) RSL – 3.7:1 Overall Residential Retail/ commercial
RSL 370‐410 units 2 2 Southern Site 2.8:1 21,650m 21,650m N/A Sou thernNo. ofs itapartmentse 210 (assume‐240 2 bedroom) unit 90-100m2s RSL (north of Bertha Street) 370-410 units Southern site (south of Bertha Street) 210-240 units Car parking on site – residential (est) (1.25 per unit) RSL (north of Bertha Street) 460-510 spaces 1,500m2 Southern site (south of Bertha Street) 260 – 300 spaces Perspective View Perspective
LZN ‐ B4 Mixed Use GFA – RSL – 50,160m2 HOB ‐ 6‐16 Storeys ((pup to 51m) 66 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 FSR – Southern Site 21,650m2 RSL – 3.7:1 Unit Yield – Southern Site 2.8:1 RSL 370‐410 units Sou thern site 210‐240 units Site 9: Fairfield Hotel
Snapshot of Site Attributes Site area 3,273m² (Hotel site only) 4,470m2 (Hotel and Council site - assumes amalgamation) Street frontage Railway Parade; Hamilton Road Mainstream flood risk Low Overland flood risk Low – Medium Positive attributes Close to Fairfield Railway Station; Key Vista (The Crescent); close to parks; low vehicle traffic area; William Street terminating vista; character facade. Adverse attributes Isolated from surrounding area by overpass; peripheral site. Desirable community Mixed use, Active frontage to the Railway Parade; consider William Street Vista, retention/ benefit reinterpretation of character facade.
Early Hotel of some architectural / historic/ character Urban Design Objectives based merit on visually prominent corner to south end • Strong consideration for the original facade in terms of the Crescent. The site also terminates the William of retention or reinterpretation. Street Vista. The site is currently used as a hotel and • Reinforce relationship between the building and restaurant is a key destination in Fairfield City Centre. adjacent streets (Railway Parade; Hamilton Road). There is potential for the hotel site to be amalgamated • High quality design commensurate with the site’s with the Council owned site on Hamilton Road to landmark location. increase the overall site area (subject to disposal of the • Consideration for the architectural and place site by Council). relationship at the termination of the William Street (heritage streetscape) vista.
The Fairfield Hotel is key destination and a character building on a landmark site that terminates The Crescent vista
The Fairfield Tavern site is a gateway site that is visible from the overpass bridge
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 67 Site Specific Urban Design Opportunities Connectivity Built form • Adjacent streets Railway Parade and Hamilton Road William Street Important Street Views Potential for Street upgrading as a Local landmark at southern end of The Crescent. • Some additional height may be appropriate in this should be activated with appropriate frontage and Civic space. Architectural and potential heritage Active use for old Fire Station as interest/status. location subject to impact analyses and design land uses. focus. Street vista to trees excellence. • Car parking should be provided in basements where • Create a bookend landmark to the City Centre at the possible (subject to flooding specialist input). southern end of The Crescent. Public Realm • Built form that potentially consolidates adjacent • Activation of streets may include incorporating Council owned site to the west and site to the south legacy use of the hotel. Potential to retain existing Hamilton Road to create a more holistic precinct development. façade or part of the original building. • Given limited heritage in Fairfield, potential to retain • Enhance William Street vista as a key character street Access and integrate the Fairfield Hotel façade (retain first with a built form that responds to this opportunity in cell) as a key cultural landmark on the traditional terms of land use and form. town centre axis (i.e. The Crescent). • Design appropriately to address traffic noise and Visual Landmark Element vibration impacts on overpass and railway. Potential for Landmark element at end of the Crescent/looking • Design excellence essential element of future built to the site.
form on the site. Potential Facade Retention Examinare potential for Land use facade layer retention as Potential for site amalgamations/ local landmark in context of • Potential intensification of the site to include a consolidations. early development of The mixed use development that may include shop top Crescent & Fairfield.
housing/ hotel accommodation and/ or restaurant Railway Parade Potential Building Envelope. type uses. • Potential to incorporate legacy tavern and restaurant uses (e.g Pub/ Green Peppercorn) on the site within a new development. Noise/Visual Impacts • Potential integration of adjacent council owned site, From Lawson St. “flyover”. which has been identified for library use. Consider integration of library use in a broader redevelopment should Council pursue this locality for that purpose. Note that Council may consider alternative library
location in due course depending on the outcomes Access of this study.
Figure 28. Fairfield Hotel Opportunities and Principles Plan (source LFA)
constraints & opportunities fairfield city centre key sites 68 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 2017-5240-01 KS10-CO01 0 10 20 50 100m fairfield hotel 16 February 2017 scale 1:1,000 @ A3 sheet Key Site 10: Fairfield Hotel Site 9: Fairfield Hotel Urban Design Plan - Option 1 (Hotel only) Structural Design Elements Potential public benefits achievable through the • Development of Fairfield Hotel site as per existing future development of the site 11-13 Railway Parade boundaries. • Potential contributions streetscape upgrades along • Landmark tower adjacent to terminate The Crescent Hamilton Road and Railway Parade. Option 1 Option 1 vista to16 storeys. Site• Retention area of the ‐ character3,273m facade of the² Fairfield • Retention of the existing hotel facade and first cell. Hotel. • Activation of Hamilton Road, Railway Parade and LZN• Community‐ B4 facility Mixed floorspace/ BusinessUse incubator plaza with commercial, retail, tavern and restaurant hub. uses. HOB• Affordable ‐ 6 ‐housing16 component.storeys (up to 51m) FSR ‐ 3.9:1 GFA ‐ 12,850m2 Unit Yield ‐ 85‐95 units Key Site 10: Fairfield Hotel
Plan View and Height of Buildings Plan View and Height of Controls Recommended zoning, massing and indicative yields Option 1 Option 1 Option 1 Site area ‐ 3,Zone273m ² B4 Mixed Use Height of building 6-16 storeys (up to 51m) LZN ‐ B4 MixedFloor Space Use Ratio 3.9:1 Potential GFA Overall Residential Retail/ Commercial HOB ‐ 6‐16 storeys (up to 12,850m2 8,590m2 4,260m2 No. of apartments (assume 2 bedroom) 90-100m2 85-95 units
Option 2 51m)Option 2 Car parking on site – residential (est) (1.25 per unit) 105-120Site spaces area ‐ 4,470m² FSR ‐ 3.9:1 LZN ‐ B4 Mixed Use
500m² GFA ‐ 12,850m2 HOB ‐ 10‐18 storeys (up to Unit Yield ‐ 85‐95 units 58m) FSR ‐ 4.6:1
Perspective View and Height of Buildings View and Height of Perspective GFA ‐ 20,675m2 Unit Yield ‐ 141‐156 units
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 69
Option 2 Option 2 Site area ‐ 4,470m² LZN ‐ B4 Mixed Use
500m² HOB ‐ 10‐18 storeys (up to 58m) FSR ‐ 4.6:1 GFA ‐ 20,675m2 Unit Yield ‐ 141‐156 units Fairfield Hotel Site Plan
Fairfield HotelSite Site 9: Plan Fairfield Hotel Urban Design Plan - Option 2 (Hotel and Council site) Structural Design Elements Potential public benefits achievable through the • Development of a larger site considering potential future development of the site 11-13 Railway Parade, 1-3 Hamilton Road) amalgamation with Council’s adjacent site. • Reinterpretation or retention of the character facade Urban Plaza • Landmark tower to terminate The Crescent vista to of the Fairfield Hotel. 19 storeys. A second smaller tower to 10 storeys. • New public plaza space activated with restaurant, 10 • Urban plaza space to terminate the William Street tavern and cafe uses to terminate the William Street Hamilton Road vista and complement heritage context of that street. heritage precinct vista. • 2 storey podium development to reflect original • Contributions streetscape upgrades along Hamilton 1 19 hotel. Road and Railway Parade. • Activation of Hamilton Road, Railway Parade and • Community facility floorspace/ Business incubator Urban Plaza plaza with commercial, retail, tavern and restaurant hub 10 uses. • Affordable housing component.
1 19
Railway Parade
Fairfield Hotel 3D
Recommended zoning, massing and indicative yields Option 2
Plan View and Height of Buildings Plan View and Height of Zone B4 Mixed Use
Fairfield Hotel 3D Height of building 10-19 storeys (up to 61m) Floor Space Ratio 4:1 Potential GFA Overall Residential Retail/ Commercial
18,200m2 15,870m2 2,330m2 No. of apartments (assume 2 bedroom) 90-100m2 160-175 units
Car parking on site – residential (est) (1.25 per unit) 200 - 220 spaces
Railway Parade
Hamilton Road Perspective View and Height of Buildings View and Height of Perspective
70 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 10: Civic Precinct Snapshot of Site Attributes Site area Site area south of Downey Lane – 7,050m2
Larger site are a including land north of Downey lane – 10,520m2 Street frontage Kenyon Street, Barbara Street, Harris Street and Downey Lane Mainstream flood risk Low Overland flood risk Low – Medium Positive attributes Significant portion of street block owned by Council (i.e. Crown Land and privately owned land) Adverse attributes Not all lots not owned by Council; constraints associated with the existing car park. Desirable community Community and civic heart, new civic plaza, community and civic uses, activation of benefit adjacent streets, retention or replacement of public car parking.
The Civic Precinct is consists of Council owned and Urban Design Objectives Crown Lands. The site has frontage to Harris Street • Enhance the use of the site for civic uses and Barbara Street and Downey Lane. It includes a multi activities. deck public car park and has been the subject of • Establish new public open space opportunities on previous master plans that envisage its role ads a the site. cultural community hub inclusive of a plaza space. • Ensure the efficient use of the site for a mix of uses. The site is largely owned by Fairfield City Council, • Provide a civic square on the site that is integrated with the exception of a Crown land holding at the with adjacent business and civic land uses (long corner of Harris Street and Barbara Street; the green term). grocer site on Kenyon Street; the former RMS site at the corner of Harris Street and a small site at the corner of Downey Lane and Kenyon street. Whilst contiguous, Council’s land holdings does not form a rational development site.
In addition to land tenure patterns, the site is further constrained by the existing public car park, which provides essential parking for the City Centre.
All sites in the Civic Precinct require partnership or consolidation of land tenure to enable delivery.
The Civic site viewed from Kenyon Street A large multi deck car park is a key feature of the Civic site
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 71 Connectivity Site Specific Urban Design Opportunities Bing Lee Key Site Chemist Warehouse Built form • Create new through site pedestrian links to integrate Key future development sites at core new Civic open space plaza and reflect and reinforce of City Centre on Ware Street. • Additional height may be appropriate in this location Incorporate public facilities and subject to impact analyses and design excellence. the fine grained nature of pedestrian networks in amenities. Fairfield City Centre. • Potential for greater height at the west of the site to Ware Street Existing focus of outdoor activity & enable the creation of human scaled civic buildings • New through site east west pedestrian links to retail traffic/street upgrades facilitate and public open space to the remainder of the site. reinforce and integrate with Civic Plaza arcade link to alfresco uses. Ware Street and Fairfield Chase site. • Opportunity to transition built form along Barbara Street frontage by redeveloping car park sites. • North south through site link to connect to laneway link between Harris Street and Hamilton Road. • Consideration for built form along the Harris Street frontage to appropriately respond to nearby heritage • In the event of full redevelopment of the site would buildings in terms of form, scale and materials. require decommissioning of a key Council car park Kenyon Street – public car parking spaces should be replaced in • Design excellence essential element of future built Kenyon Street underground basements and/ or the Barbara Street Potential for closure or form on the site. Barbara Street Sites partial closure for sites (subject to hydrological assessment and to Existing surface carparking. pedestrian use. Land use Potential for mixed use site future strategic investigations of car parking needs with multi level public • Establish a civic heart for Fairfield by incorporating parking. Arcade and laneway links. and provision). Creates western edge to a variety of community related land uses including Public Realm centre. Civic recreation and civic functions. Possible future overbridge Functions • New Civic open space plaza and civic functions to • Potential for Council to enhance its civic presence provide an integrated civic heart and key destination and potentially enable the relocation of Council’s Barbara Street for the City Centre with a community focus. Barbara Street existing Wakeley Chambers to a new facility on this Mayor traffic artery defining City Centre to the west. Civic open City Green. site (subject to future investigations and feasibility space analysis by Council). Civic Precinct Redevelopment • Mixed use interface between the Civic site Potential for Council owned properties plus 1/2 Key Sites for Recreation and residential lands to the west by utilising significant redevelopment which could include new community Retain laneways as
Council’s Barbara Street car park sites for mixed facilities ,carparking Lane Downey shared uses. underground,new civic space use development (subject to future strategic and Civic functions in a custom investigations of car parking needs and provision). landmark building. Links to Future Development Site Ware Street retail. Taller mixed use/residential building to Existing land adquired by Barbara street. Council for open space purposes.
Harris Street
Fine grain residential/ laneways links characteristic of Fairfield City Centre.
Historic Building Important collection/streetscape.
Figure 29. Civic Precinct Opportunities and Principles Plan (source LFA)
72 Fairfield City Centre Urban Design Study - Adopted 27 March 2018
constraints & opportunities fairfield city centre key sites
2017-5240 -SKS11-CO01 0 10 20 50 100m council civic precinct 16 February 2017 scale 1:1,000 @ A3 sheet Council Civic Precinct Site Plan - Short term Development Site - Option 1
18 Carpark Retained Council Civic Precinct Site Plan - Short term Development Site - Option 1 Site 10: Civic Precinct Urban Design Plan - Option 1 Short Term Structural Design Elements Potential public benefits achievable through the 8 • Retention of Council owned car park. future development of the site 8 • Landmark tower adjacent to Kenyon Street to 18 • Retention of car parking availability provided by storeys. existent car park. • Active frontage to Harris Street and Kenyon Lane. • Potential for streetscape upgrades to adjacent street sand laneways. • Combined development of public and private sites • Potential public open space on roof of car park. Downey Lane along Harris Street. 18 Carpark Retained
Barbara Street 8 8 Civic Precinct 3D - Short term Development Site – Option 1 Harris Street Plan View and Height of Buildings Plan View and Height of
Recommended zoning, massing and indicative yields Option 1
Zone B4 Mixed Use
Height of building 12 - 18 Storeys (39m - 58m)
Civic Precinct 3D - Short term Development Site – Option 1 Floor Space Ratio 3:1
Potential GFA Overall Residential Retail/ Comm Kenyon Street 19,375m2 11,560m2 7.815m2 No. of apartments (assume 2 bedroom) 90- 110-120 units 100m2 Car parking on site – residential (est) (1.25 per 137-150 spaces (plus public parking) unit)
Barbara Street
Harris Street Perspective View Perspective
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 73 Council Civic Precinct Site Plan - Short term Development Site - Option 2
8� 18�
Council CivicSite Precinct 10: Civic Site Precinct Plan - Short Urban term Design Development Plan - Site Option - Option 2 - Long 2 Term Structural Design Elements Potential public benefits achievable through the • Retention of Council owned car park. future development of the site 6� • Landmark tower adjacent to Kenyon Street to 18 • Retention of car parking availability provided by Kenyon Street 12� 18� storeys. existent car park. • active frontage to Harris Street and Kenyon Lane. • Potential for streetscape upgrades to adjacent street 8� sand laneways. 18� • Combined development of public and private sites Civic Plaza along Harris Street. • Potential public open space on roof of car park. 1,500m2 8� 8� Downey Lane 6� 12� 18�
Barbara Street 8� 8�
Civic Precinct 3D - Short term Development Site – Option 2 Harris Street Plan View and Height of Buildings Plan View and Height of
Civic Precinct 3D - Short term Development Site – Option 2 Recommended zoning, massing and indicative yields Option 1
Zone B4 Mixed Use
Height of building 8-18 storeys (27m-58m)
Floor Space Ratio 4:1
Potential GFA Overall Residential Retail/ Comm
40,110m2 25,260m2 14,850m2 No. of apartments (assume 2 bedroom) 90- 250-280 units 100m2 Car parking on site – residential (est) (1.25 per 310 - 350 spaces (plus public parking) unit)
Barbara Street
Harris Street Perspective View Perspective
74 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 11: Chemist Warehouse/ Site 12: Bing Lee Snapshot of Site Attributes Site area Total site area: 5,330m²
Site 11 - Chemist Warehouse: 1,980m2
Site 12 - Bing Lee: 1,470m2 Street frontage Kenyon Street, Barbara Street, Ware Street Mainstream flood risk Low Overland flood risk Low Positive attributes Central to retail heart of City Centre, located on Ware Street spine, gateway site Adverse attributes Irregular shape; peripheral to City Centre; height and density limited by minimum lot dimension (clause 7.6/7.7 FLEP 2013) Desirable community New civic plaza, community and civic uses, activation of adjacent streets, potential for benefit community uses to include a library.
This site is located at the crossroads of Ware Street, Urban Design Objectives Kenyon Street and Spencer Street. It presents a • Establish a landmark destination for Fairfield City unique opportunity to establish a ‘heart’ in a high Centre main street retail heart. activity area of Fairfield City Centre as well as to • Reinforce street edges with high quality architectural establish an eastern gateway to the Centre. design. • Establish new activated public plaza(s) as a vibrant Bing Lee site – its central location at the retail destination within the retail heart. positions the site key redevelopment opportunity in • Reconfigure Kenyon Lane to enhance the pedestrian central Fairfield City on Ware Street corner and public place qualities of Kenyon Street.
Chemist Warehouse site is a large underutilised site on Kenyon Street Fairfield City Centre Urban Design Study - Adopted 27 March 2018 75 Site Specific Urban Design Opportunities Public Realm To Forum Built form • Potential to create a ‘legacy’ public space on and • Additional height may be appropriate in this location adjacent as a tribute to Bing Lee/ Lee family’s origins subject to impact analyses and design excellence. in Fairfield City Centre. The site should celebrate the ‘heart’ of the Fairfield • The site is at the convergence of key streets and has City Centre at the convergence of Ware/ Spencer/ the potential to establish a public square through Kenyon Streets. careful consideration of street setbacks and public • Transitional heights should be considered in this realm/ road treatments Consideration should be location, particularly to address the reduced scale given to creating a bump-up/ bump-down share way South mall Arcade west of Barbara Street. with bollards and/or potential traffic redirection – Link subject to detailed traffic study. Laneways • Design excellence essential element of future built Typical of City Centre. • Potential for a first floor library space to add to Fine grain of shared laneways form on the site. service rear of building and provide vibrancy and establish a high profile visual presence pedestrian access. Land use in close proximity to Civic precinct (e.g. Rouse Hill). • Potential intensification of the site to include a • Potential for temporary road closures to enable the Informal mixed use development that may include shop top Link housing, retail and/ or café/ restaurant type uses. space to be used for special events and festivals. Public realm treatments should reflect and enable • Consideration for the Russian Orthodox church this to occur. Church site is important. This may either be incorporated Constrains more rational development of site. Will be Landmark Opportunity Site Reinforce central core of City Centre. into the site or a response that ensures the future isolated. Consider development Ware Street Increased activity/mixed use. development of the site can be appropriately potential if not integrated. achieved at a later stage. Urban Square • Active street fronts and land uses that contribute to Potential to create urban square/forecourt to new building on the local vibrancy and are favoured in this location, Key City corner.Breaks continuous facade length. to build on the existing alfresco strengths and Lane Diversion liveliness of the precinct. Create opportunity for retail laneway to Kenyon Street, open or semi Connectivity covered. • The road network in this location should be a Kenyon Street Existing City Centre “Heart” slow traffic environment that favours pedestrian Ware Street is focus of retail/ alfresco activity. movement and encourages a low volume of vehicles Intersection off set.Limited cross to pass through the space. Potential to create vehicle flows. pedestrian vehicle share way or close Kenyon Street Civic Precinct between Downey Lane and Ware Street to create a Potential for redevelopment to incorporate new community and/or plaza space. Administrative functions possible new Civic space link to Ware Street.. • Diversion of Kenyon Lane to terminate at Barbara Urban Design Options Street and incorporation of a north south pedestrian Include full closure to traffic or shareway access defined by link between Kenyon Lane and Kenyon Street to bollards,paving,tress,etc. promote better permeability for pedestrians and reduce traffic focus to Kenyon Street (subject to detailed traffic study). • Car parking should be provided in basements where possible (subject to flooding specialist input). Figure 30. Chemist Warehouse and Bing Lee Opportunities and Principles Plan (source LFA)
76 Fairfield City Centre Urban Design Study - Adopted 27 March 2018
constraints and opportunities fairfield city centre key sites
2017-5240-01 KS13 -CO01 0 10 20 50 100m bing lee site 16 February scale 1:1,000 @ A3 sheet Bing Lee Site Plan Bing Lee Site Plan Site 11: Chemist Warehouse/ Site 12: Bing Lee Urban Design Plan Structural Design Elements Potential public benefits achievable through the Landmark tower at the corner of Barbara Street and future development of the site Kenyon Street to 18 storeys. • New urban plaza at the corner of Ware Street and Kenyon Street to reflect the historical association of 12 storey tower at the corner of Ware Street. Lee family’s business origins in Fairfield.
Urban plaza with building cantilever over to create a new • Commercial or possible community space adjacent 6 place making opportunity. to the new plaza, part of the space may cantilever Floor square 6 Ware Street over the new urban plaza. Floornot square counted Redirection of Kenyon Lane terminate at Barbara Street. • New pedestrian-only open air link/ 500m2 plaza to not counted be created between Kenyon Lane and Kenyon street 6 Open air pedestrian link between Kenyon Street and (subject to successful reorientation of Kenyon Lane 6 Kenyon Lane. to terminate at Barbara Street). Kenyon Lane
Urban350m2 Plaza Urban Plaza 12 18 12 18
Barbara Street Barbara Plaza 500m2
Kenyon Street
Controls Design Concept
Plan View and Height of Buildings Plan View and Height of Bing Lee 3D Zone B4 Mixed Use Bing Lee 3D Height of building Chemist Warehouse Site: 7-18 storeys (up to 58m) Bing Lee Site: 12 storeys (39m) Recommend removal of the Bing Lee site from Area A of the Town Centre Precinct Map, Minimum Site Area Map to excuse the site from provisions of Clause 7.6 of the FLEP 2013. Floor Space Ratio Chemist Warehouse Site (southern portion / tower site): 4.5:1 Chemist Warehouse Site (northern portion): achievable under current planning controls. Bing Lee Site: 5:1 Recommend removal of Site 12 from Area A of the Town Centre Precinct Map, Minimum Site Area Map to excuse the site from provisions of Clause 7.7 of the Kenyon Lane FLEP 2013. Potential GFA Overall Residential Retail/ Commercial Kenyon Street Barbara Street Combined site: 21,600m2 Combined site:14,400m2 Combined site: 7,250m2 Chemist Warehouse Site: Chemist Warehouse Site: Chemist Warehouse Site: 8,950m2 10,100m2 4,100m2 Bing Lee Site: 7,450m2 Bing Lee Site: 4,300m2 Bing Lee Site: 3,150m2 No. of apartments (assume 2 bedroom) 145-160 units (combined site) 2 Ware Street 90-100m Car parking on site – residential (est) 180 – 200 spaces (1.25 per unit) Perspective View and Height of Buildings View and Height of Perspective
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 77 Site 11: Chemist Warehouse/ Site 12: Bing Lee - Landowner Submission
Council at its meeting held on 27 March 2018 resolved to As provided for in Section 8.2.1, alternative design
adopt the draft Fairfield City Centre 2.0Urban Design Design Proposal Study 2.02 Designsolutions Overview are to be appropriately justified by proponents in an amended form including preliminary in-principle and should reflect equal or improved amenity and support of concept plans submitted for Key Sites 11 and Overviewcommunity benefit outcomes as outlined within the Key Elements of Our Proposal Indicative Yield 12, noting that final Council support is subject to the • Primarydesign tower form concept sculpted to maximiseadopted solar access.by Council. FSR = Varies across sites Heights to be 12 and 18 storeys as per the porosed council 275 Apartments submission of a landowner initiated Planning Proposal masterplan. 500m² Internal community space • Redirection of landway towards Barbara Street past church and a detailed assessment of supporting information. street allows for the creation of new open space. 600m² External open space contribution • Creation of larger open space on Kenyon Street. New laneway connection • Retail edge on Ware Street to turn corne, allows for focus to be drawn towards the new open space on the Civic Site. • Podium to create the potential for community orientated use.
WARE STREET 55M
1
B A R B A R A S T R E E T
5
4
NEW OPEN SPACE 2 3 6 35M 7
KENYON STREET 8 KENYON STREET
WARE STREET 2.0 Design Proposal 2.02 Design Overview Overview 9-11 Barbara St, 8 Kenyon St, 5 Kenyon Ln & 73-75 Ware St, Fairfield NSW 2165 216223 Ware St, Fairfield_Draft Masterplan Doc_2018-01-08 Key Elements of Our Proposal Indicative Yield 9 • Primary tower form sculpted to maximise solar access. FSR = Varies across sites Heights to be 12 and 18 storeys as per the porosed council 275 Apartments masterplan. 500m² Internal community space • Redirection of landway towards Barbara Street past church street allows for the creation of new open space. 600m² External open space contribution • Creation of larger open space on Kenyon Street. New laneway connection • Retail edge on Ware Street to turn corne, allows for focus to be drawn towards the new open space on the Civic Site. • Podium to create the potential for community orientated use.
PRELIMINARY
Revisions Project Drawing Project No Date Author Scale: @ A3 Drawing No. Fairfield Town Centre SITE PLAN - 1.1000 216223 08.01.18 CB 1 : 1000 78 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 SK1.01 9-11 Barabara St, 8 Kenyon St, 5 Kenyon Ln & 73-75 Ware St, Fairfield, NSW, 2165
Brisbane, Melbourne, Sydney Disclaimer: Rothe Lowman Property Pty. Ltd. retains all common law, statutory law and other rights including copyright and intellectual property rights in respect of this document.The recipient indemnifies Rothe Lowman Property Pty. Ltd. against all claims resulting from use of this document for any purpose other than its intended use, unauthorized changes or reuse of the document www.rothelowman.com.au WARE STREET on other projects without the permission of Rothe Lowman Property Pty. Ltd. Under no circumstance shall transfer of this document be deemed a sale or constitute a transfer of the license to use 17/01/2018 9:31:11 AM this document. ABN 76 005 783 997 55M
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B A R B A R A S T R E E T 5 4
NEW OPEN SPACE 2 3 6 35M 7
8 KENYON STREET KENYON STREET
WARE STREET
9-11 Barbara St, 8 Kenyon St, 5 Kenyon Ln & 73-75 Ware St, Fairfield NSW 2165 216223 Ware St, Fairfield_Draft Masterplan Doc_2018-01-08 9 Site 13: Nelson Street Car Park Snapshot of Site Attributes Site area 4,371m² Street frontage None - frontage to laneway. Mainstream flood risk Low Overland flood risk Nil -Low Positive attributes Owned by Council; provides essential car parking supply Adverse attributes Surrounded by visually unappealing ‘back of house’ uses; no street frontage. Desirable community Increase car parking with additional levels, possible community./ recreation rooftop uses, benefit modification to structure to create open air link. Demonstrate sustainability of Council asset (e.g solar and water collection).
The Nelson Street par park is a multi deck car park owned and managed by Fairfield City Council. It is surrounded by service lane ways which provides for back of house access to buildings on Ware Street, Spencer Street, Smart Street and Nelson Street. The car park plays a pivotal role in providing car parking for surrounding businesses.
Site not preferred for residential use due low amenity of surrounding development/laneways.
Urban Design Objectives The Nelson Street car park provides much needed car parking but is not developed to full capacity and • Retain and increase car parking on the site. is visually unattractive • Maximise shopper car parking potential with existing height controls. • Encourage visual and safety upgrading with existing building. • Potential to create upper level public user space community uses to encourage redevelopment of surrounding buildings. • Provide for additional car parking to support accessibility to the City Centre. • Introduce community recreation uses to the roof top level, potentially as a public open space for new developments across the laneway. Nelson Street carpark includes a key covered • Establish an open air link through the car park pedestrian link through the site, which connects between Ware Street and Smart Street. Ware Street and Smart Street
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 79 Site Specific Urban Design Opportunities Connectivity Built form • Enhance legibility, safety and quality of pedestrian • Current car park building provides an essential role link through the site to strengthen east west Nelson Street Entry in the locality and unlikely to be fully redeveloped in connectivity across the City Centre and particularly Entry to carpark and laneway circuit. between Ware Street and Neeta City. Open sided carpark structure the short to medium term. 2storey / 3 levels of cars. Exposed • Encourage new through site links between Ware concrete spandrels,no screening of cars, • Additional height may be appropriate in this location unattractive facades. Garbage collection subject to impact analyses and design excellence. Street, Smart Street and the car park site. and service areas to lane.Low quality rear facades. • Explore adding levels to the existing car park • Provide a clearer distinction for pedestrian crossing building to incorporate 2 or more car park levels plus points across laneways into car park through surface Nelson Street other uses. treatments and/or pedestrian crossings (subject to detailed traffic study). • Provide screening the building to transform poor visual appearance of open sided concrete car park. Public Realm Neeta City Mall • Explore potential modifications to building structure • Consider a rooftop public open space as a flexible Internalised shopping to provide natural light to through site pedestrian space to provide recreational opportunities. complex. Opportunities for a wide range of uses including link. Poor Quality/Dangerous Link urban garden, lawn bowls, open air cinema and Low amenity pedestrian link across Land use lanes and through carpark. cultural events. • Due to the prevalence of back of house servicing • Improve visual appearance of the car park with fronting the lane surrounding the car park, it is Upgrade Cross Link quality screening to external skin (e.g. permeable Cross Site Link Consider landscape, paving, unlikely that the site would be suitable for significant Important mid block pedestrian lighting, bollards,etc to improve cladding, vertical planting). arcade link. pedestrian environment and redevelopment for higher order uses. safety.Possible natural light. • Improve surface quality of pedestrian link through • Current car park uses are essential to local the site and across laneways for better legibility and businesses and functionality of the centre and South Mall Arcade safety. Bridge connection to should be retained on the site. function Centres.
• If new levels can be feasibly added to the existing Ware Street Service Lane structure, floor space may be provided for Narrow unattractive Ware Street Focus of strip retail and environment for community, commercial and/or recreation purposes pedestrians. (e.g. rooftop parkland, outdoor cinema, bowling outdoor/sidewalk activity. green).
• Investigate options for community or other use of Out Only roof top. ESD/Energy initiatives. E.g. solar collection Additional levels and potential for lighting, Green roof. other uses Current height control is 4 storeys.Possible additional floors for Encourage New Links roof top recreation/community use. As opportunities arise encourage Water capture/green roof & shade. new pedestrian links through blocks to main streets with improved laneway environment.
Spencer Street
80 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 constraints & opportunities fairfield city centre key sites
2017-5240 SK014 -CO01 0 10 20 50 100m nelson street car park 16 February 2017 scale 1:1,000 @ A3 sheet Nelson Street Carpark Site Plan
SiteNelson 13: StreetNelson Carpark Street CarSite Park Plan Urban Design Plan Structural Design Elements Potential public benefits achievable through the 2 additional levels of car parking. future development of the site • Potential to increase parking provision in the centre. Voids created over the pedestrian link to create an open air connection. • Enhance existing east/west pedestrian link through the site by modifying the structure to create void Public open space elements to be introduced to the roof spaces over an open air connection. top and potentially interfaced/ accessed via air bridge by • Public open space elements to be introduced to the surrounding land parcels across the laneway. roof top and potentially interfaced/ accessed via air bridge by surrounding land parcels across the laneway.
Nelson Street Carpark 3D Plan View and Height of Buildings Plan View and Height of
Nelson Street Carpark 3D Recommended zoning, massing and indicative yields Zone B4 Mixed Use Height of building O2– 16 metres (4 storeys) Floor Space Ratio V – 3:1 Potential GFA 13,113 m²
No. of apartments (assume 2 bedroom) 90-100m2 None proposed
Car parking on site 550+ spaces
Retail space – ground floor Minimal
Potential for small retail pods adjacent to central walkway. Commercial space – first floor Potential for community space on rooftop. Perspective View Perspective
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 81 8. Recommended Planning Framework
This section sets out recommenced amendments to the Architectural Design Merit: demonstration that a 8.1.1 Voluntary Planning Agreements current planning framework to enable the outcomes compliant built form with a high level of architectural for key sites envisaged in Section 7 of this urban design design merit can be achieved on the site within the To achieve the public benefits identified for key sites study. parameters of the development controls proposed. in this Urban Design Study, the appropriate planning mechanism for delivery is through the use of voluntary State Environmental Planning Policy No. 65 and planning agreements (VPAs). 8.1 Fairfield Local Environmental the Apartment Design Guide: detail to include solar Plan 2013 impacts analysis on surrounding properties and This study recommends that VPAs are submitted by indicative floor plans. proponents and negotiated with Council in conjunction To realise the outcomes of the development concepts in with Planning Proposals for the Fairfield City Centre’s key Section 7, amendments will be required to FLEP 2013. Flooding impacts: hydrology inputs provided to sites. address any impacts of or to mainstream flooding, It is intended that this study for Fairfield City Centre overland flooding or subsurface water. VPAs may also be used for other sites within the will form the basis of landowner or applicant initiated City Centre depending on their potential to provide planning proposals to amend the FLEP 2013. Traffic impacts: traffic modelling for the subject site alternative community benefits or benefits that exceed that incorporates future development anticipated by Each planning proposal will need to be supported by the those in Council’s developer contributions plans. this study for all key sites. relevant technical studies including but not limited to: Fairfield City Council is currently preparing a Policy Additional height and/or floor space ratios in excess Urban Design Report: robust analysis and on the use of Voluntary Planning Agreements (VPAs). of those in the study may only be considered where justification at the site and precinct level to support This Policy will outline the principles, framework and outstanding design excellence and community benefits the building heights and massing proposed with negotiation processes that will be used to enter into VPAs greater than those in this Study are achieved. detail on how the indicative built form would for the Fairfield City Centre. impact its immediate context and future anticipated Note: Council at its meeting held on 27 March 2018 Table 7 outlines recommended changes to the Fairfield development outcomes for adjoining sites. This resolved to adopt the draft Fairfield City Centre Urban LEP 2013. form a strategic merit test in response to this study Design Study in an amended form including preliminary to support proposed building height and massing in-principle support of concept plans submitted for Key Figures 31-33 outline recommended changes to the outcomes. Sites 1, 2, 11 and 12, noting that final Council support Fairfield LEP 2013. is subject to the submission of a landowner initiated Planning Proposal and a detailed assessment of Refer also to Section 8.2.2. supporting information.
82 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Table 7. Recommended Planning Controls Site Identification Current planning controls Recommended Planning Controls Site Description Address Lot Sec DP LZN HOB FSR LZN HOB FSR Classification Other 1 Fairfield Forum 8-36 Station Street 1031 - 1049068 B4 Mixed Use T2 - 26 U - 2.5 B4 Mixed Use AA - 66 V - 3 Additional height and FSR may be considered above the recommendations of this study for this large strategic site where detailed investigations demonstrate design excellence as a part of an applicant led planning proposal. 2 Neeta City 1-29 Court Road 11 - 1062756 B3 Commercial Core W-42 X -4 B4 Mixed Use Z - 58 W - 3.5 Additional height and FSR may be considered above the recommendations of this study for this large strategic site where detailed investigations demonstrate design excellence as a part of an applicant led planning proposal. 3 Aldi site (Vacant) 366 The Horsley Drive 121 - 1017634 B4 Mixed Use T3 -27 W - 3.5 B4 Mixed Use Z - 58 X - 4 4 McDonald’s 56-62 Court Road 101 - 1041594 B4 Mixed Use T3 -27 W - 3.5 B4 Mixed Use Y - 52 X - 4 5 George Weston Foods 311 The Horsley Drive 6 - 868809 B6 Enterprise Corridor None None B6 Enterprise Corridor - - 6 Ranglen Investments Pty 291-303 The Horsley SP73480 B6 Enterprise Corridor None None B6 Enterprise Corridor - - Ltd Drive 7 Cambridge Tavern 11 Alan Street 2 593044 B4 Mixed Use T2 - 26 W - 3.5 B4 Mixed Use V2 - 39 W - 3.5 11A Alan Street 2 593044 B4 Mixed Use T2 - 26 W - 3.5 B4 Mixed Use V2 - 39 W - 3.5 8 RSL (north of Bertha 14 Anzac Avenue 1013454 B4 Mixed Use T2 - 26 X -4 B4 Mixed Use Y - 52 X - 4 Street) RSL (south of Bertha 19 Vine Street 1 863696 R4 High Density Residential Q - 20 T - 2 R4 High Density Residential T3 - 27 U - 2.5 Street) 29 Vine Street 10B 348548 R4 High Density Residential Q - 20 T - 2 R4 High Density Residential T3 - 27 U - 2.5 9 Fairfield Hotel 1 Hamilton Road 1 - 659919 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 2 A 2814 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 11 Railway Parade 3 A 2814 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 4 A 2814 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 5 A 2814 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 Expanded site area 1-3 Hamilton Road 1 947592 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 Operational (Council owned - subject to land 1-3 Hamilton Road 1 943853 B4 Mixed Use Q-20 T - 2 B4 Mixed Use AA1 - 61 X - 4 Operational consolidation)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 83 Site Identification Current planning controls Recommended Planning Controls Site Description Address Lot Sec DP LZN HOB FSR LZN HOB FSR Classification Other 10 Civic Precinct 17 Kenyon Street 10 - 1211302 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use Z - 58 X - 4 Operational 25 Barbara Street 1 720979 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use Z - 58 X - 4 25 Barbara Street 2 20333 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use V2 - 39 X - 4 25 Barbara Street 3 20333 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use V2 - 39 X - 4 42 Harris Street 1 48293 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use T3 - 27 X - 4 40 Harris Street 4 20333 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use T3 - 27 X - 4 38 Harris Street 5 20333 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use T3 - 27 X - 4 36A Harris Street 1 216678 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use V2 - 39 X - 4 36A Harris Street 2 216678 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use V2 - 39 X - 4 36A Harris Street 2 202875 B4 Mixed Use T2 - 26 T - 2 B4 Mixed Use V2 - 39 X - 4 11 Kenyon Street 2 548510 B4 Mixed Use T2 – 26 T - 2 B4 Mixed Use T3 - 27 X - 4 11 Chemist Warehouse site 11 Barbara Street 7 2 2384 B4 Mixed Use Q-20 T - 2 B4 Mixed Use Z - 58 Y - 4.5 5A Kenyon Lane 1 - 879424 B4 Mixed Use Q-20 T - 2 B4 Mixed Use Z - 58 Y - 4.5 5 Kenyon Lane 2 - 879424 B4 Mixed Use Q-20 T - 2 B4 Mixed Use Z - 58 Y - 4.5 8 Kenyon Lane 9 2 2384 B4 Mixed Use Q-20 T - 2 B4 Mixed Use Z - 58 Y - 4.5 8 Kenyon Lane 1 - 519620 B4 Mixed Use Q-20 T - 2 B4 Mixed Use Z - 58 Y - 4.5 12 Bing Lee 73-75 Ware Street 1 1082938 B4 Mixed Use V2-39 X - 4 B4 Mixed Use V2 - 39 Z - 5 Remove site from Fairfield Area A -Under minimum Site Area Map/ Town Centre Precinct Map - Therby releasing the site from the provisions of clause 7.6/7.7 of FLEP 2013 13 Nelson Street Car Park Nelson Street 1 583176 B4 Mixed Use O2-16 V -3 B4 Mixed Use O2-16 V - 3 Nelson Street 1 249961 B4 Mixed Use O2-16 V -3 B4 Mixed Use O2-16 V - 3 Nelson Street 1 228772 B4 Mixed Use O2-16 V -3 B4 Mixed Use O2-16 V - 3 Nelson Street 2 249961 B4 Mixed Use O2-16 V -3 B4 Mixed Use O2-16 V - 3 Nelson Street 2 583176 B4 Mixed Use O2-16 V -3 B4 Mixed Use O2-16 V - 3 Operational
84 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Figure 31. Recommended LZN map (source NSW Legislation)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 85 Figure 32. Recommended HOB map (source NSW Legislation)
86 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Figure 33. Recommended FSR map (source NSW Legislation)
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 87 8.1.2 Design Excellence The Fairfield City Centre is well serviced by rail and road 8.2.2 Delivering Community Benefit Voluntary Planning Agreements based public transport services. Each of the key sites are In achieving the desired community benefit and Should Council consider additional height above located in walkable proximity the Fairfield railway station Development Gain outcomes contained within the masterplan for key that recommended in this section, this should only and transport interchange. sites, Council supports the use of Voluntary Planning occur in circumstances where design excellence can For many of the key sites, the recommended amendments to the planning controls outcomes in Table Agreements (VPAs) permitted under Section 93F of the be demonstrated. In order to assist in guiding such To promote more feasible development outcomes, it is Environmental Planning and Assessment Act. outcomes, Council may seek to introduce design recommended that Council undertake a review of car 7 will result in a considerable increase in development potential for these sites. This ‘development gain’ has excellence clause in its LEP ensure development: parking rates required within the Fairfield City Centre. Such agreements are used for or applied towards a monetary benefit that directly results from changes This review should seek to ensure the optimal provision delivering a benefit for a public purpose. They can be to planning controls, given the value of land is directly • provides a measurable public benefit and of car parking for all future development noting the applied as part of a change to an environmental planning related to the uses and densities permitted on that land. improvement to the public domain; accessibility of the centre via public transport. instrument (Planning Proposal) or development • is suitable to its context and surrounding land uses; Fairfield City Council seeks to facilitate development proposal (Development Application). 8.2 Planning Proposals outcomes that achieve an appropriate balance between • contributes to the establishment of a high quality A VPA can take many forms and may include dedication realising desired community benefit and development streetscape; of land free of cost to Council, payment of a monetary feasibility. This will be considered on a site-by-site basis. • demonstrates an appropriate relationship with 8.2.1 Landowner Initiated Planning contribution, a provision of any other material public existing or proposed development on neighbouring Proposals benefit, or a combination of these. VPAs are separate sites in terms of urban form, massing and Value Capture to other contributions such as Section 94. Increasingly, architectural articulation (i.e. street frontage height); Fairfield City Council welcomes landowner initiated There is opportunity for some of this increase in value affordable housing and contributions to significant and Planning Proposals to amend the FLEP 2013 in to be captured or shared between developers and infrastructure are being offered through VPAs. accordance with the recommended outcomes of this the community for the purpose of delivering site and • does not detrimentally impact on the adjacent Urban Design Study. As previously mentioned, Planning VPAs are Fairfield City Council’s preferred means of public domain or any neighbouring property. precinct based community benefits envisaged to occur Proposals are to be supported by the appropriate as a result of future development of key sites by this negotiating desired community benefits and planning supporting technical studies. Urban Design Study. outcomes for the City Centre. They are transparent and 8.1.3 Streetscape Activation measurable. In preparing a Planning Proposal for any of the key sites, A common method for local government authorities to It is recommended that Council introduce streetscape applicants should consider the desired development request this public share of increased value resulting At some future point in time, Council may seek activation clause and maps for lots in the Fairfield City outcome outlined for each of the sites in Section 7. from changes in planning controls is known as ‘value to establish a formal VPA policy that can assist in Centre. This should be applied to all B3 Commercial Core Section 7 outlines key objectives, opportunities and capture’. calculating a percentage of uplift value for monetary and B4 Mixed Use zones land fronting onto public streets potential community benefits that can be achieved contributions or works in kind to deliver desired both on site and within the surrounding precinct in community benefits on key sites or the broader public conjunction with the redevelopment of that site. realm within the City Centre (e.g. new public open space, 8.1.4 Car Parking pedestrian linkages, community facilities and the like). The concepts in Section 7 provide a guide for the Preliminary feasibility testing was undertaken to outcomes for each site envisaged by Council. It Until such time, the delivery of community benefits will inform the development of urban design concepts in is recognised that alternative solutions may also need to be on a case-by-case basis and delivered through Section 7 of this study to ensure that recommended have design merit. Alternative solutions are to be realisation of opportunities presented by this Study. development outcomes were achievable given present appropriately justified by proponents and should reflect market circumstances. These investigations highlighted equal or improved amenity and community benefit challenges associated with feasibility on some sites due outcomes as outlined within design concepts in Section to onerous car parking requirements. 7.
88 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 8.3 Fairfield City Centre Development Control Plan 2013 Recommended development controls to be included in the FCCDCP 2013 are provided as Appendix A to guide incremental development of the key sites.
It is proposed that recommended DCP controls inform future amendments to site specific DCP controls under the FCCDCP 2013. The recommended controls have been developed to focus on matters specific to the key sites within their context of the Fairfield City Centre. Recommended controls do not seek to duplicate the requirements of SEPP 65/ Apartment Design Guide (ADG) (e.g. building separation, solar access, building depth and the like).
Refer Appendix A.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 89 90 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Appendix A: Recommended DCP Controls
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 91 92 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 1 - Fairfield Forum Option Two The Forum Plan Site Identification Fairfield Forum Development Opportunities Plan Fairfield Forum Height Plan
Option Two The Forum Plan Ware Street Adjacent Site Appropriate to consider sites as part of revitalisation potential around Forum. 6 Relationship to Residential Establish scale relationship to adjacent 6 low rise residential. 8 6 Cunninghame Street 8 8 10 6 Rear of House/Servicing 16 8 Appropiate location to continue this. PARK 4,000m2 8 8 10 RETAIL Civic Square 1,500m16 2 Northern Entry Gateway PARK6 20 2 Aproach from Station Street. 10 RETAIL Potential for “Green Gateway” Pedestrian link and New Park to serve new residential uses 8 8 and existing deficiencies . 6 20 2 Station Street 10 12 Retail Plaza 6 8 8 8 Consolidate Retail 12 6 12New Street 2 In mid-eastern sector of site. 8 T 3 homas Ware 12 210 8 Plaza 3 8 10 Cunninghame Street
Residential Development Sites Option Two The Forum 3D Landmark Potential Option Two The Forum 3D Opportunity for landmark Cross Site Open Space building on Ware Street axis, Open space spine links major public Development objectives activity street access. Intended Built form Outcome • Create new street based retail/mixed use hub to the Station Street No cross site vehicular access. south eastern area of the site with residential uses to be provided at the north west of the site. • Establish new pedestrian oriented shopping-retail-food Relationship to Residential streets. Establish scale relationship and avoid overshadowing of existing properties. Cunninghame StreetPARK Active uses to Station Street edge. 4,000m2 • New public ‘market square’ to build on the existing could be mixed use. Thomas Ware Plaza for outdoor dining/ children’s play/ lunch use. Station Street New Streets Consider new streets for connectivity Redevelop AT- Grade • Create a new public park on Cunninghame Street in the and address to new residential sites. Carpark Existing open Thomas Ware north or north west corner of the site to serve existing space and new residential areas. Plaza Main Eat Street Open or semi open access street for • Extend the Ware Street spine through the site as a retail/eat street. central focus for new development. The spine should Key Arrival Square connect to residential areas north of Cunninghame New urban space as entry to new Pedestrian/Lane complex and residential. Extension of Extend Lane for servicing and separate Street. existing space.Active edges,public pedestrian access into new Square. art/water. • Improve site permeability by creating new public streets and/or pedestrian links connect Station Street to Ware Street. • Manage building height along Station Street to avoid overshadowing impacts to southern residential areas. • Placement of taller to ensure adequate solar access on the site on key public places and surrounding land uses. • Reduce building heights to Cunninghame Street as constraints & opportunities fairfield city centre key sites transition to low rise residential areas to the north. 2017-5240-01 KS01-CO01 0 10 20 50 100m the forum 16 February 2017 scale 1:1,000 @ A3 sheet • Provide active uses to front Station Street, which may include SOHO’S or Residential apartments. Fairfield City Centre Urban Design Study - Adopted 27 March 2018 93 Site 1 - Fairfield Forum Fairfield Forum Development Opportunities Plan Streetscape and Building Design Safety and Security • Development on the Fairfield Forum site should generally be in • Buildings façades to be of a high quality and provide visual interest to • All proposed development on the Fairfield Forum site should be accordance with the shall be in accordance with the Fairfield Forum the street and public realm. supported by a Crime Prevention Through Environmental Design Development Opportunities Plan. • Buildings are to be designed with a high level of architectural detail and (CPTED) study to demonstrate how the development incorporates ‘Safer • Where variations to this plan are proposed, this will need to be articulation consisting of a variety of materials and form. by Design’ principles of: supported by an urban design strategy that demonstrates design » • Active ground level frontages in the form of commercial, retail or other » SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits non residential uses should be focused towards streets and public places environment. When there are ‘eyes on the street’ or ‘natural provided for in the Fairfield Forum Development Opportunities Plan. at the southern areas of the site to build upon the existing Ware Street surveillance’ from passers-by, and if public places are overlooked retail areas. from adjoining buildings, people feel safer and potential offenders Fairfield Forum Height Plan feel exposed. Natural surveillance is one of the primary aids for crime • Development on the Fairfield Forum site should generally be in • Corner buildings are to be designed to reflect their prominent position prevention. and should be distinctive in their architectural detail. accordance with the Fairfield Forum Height Plan. »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good • Where variations to this plan are proposed, this will need to be • Provide continuous awnings for all development fronting key retail connections and access. People feel more comfortable using public supported by an urban design strategy that demonstrates design streets and links where appropriate. places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Awnings should be parallel to the pavement and be of metal night) so they can see and be seen. Entrances to buildings should be provided for in the Fairfield Forum Development Opportunities Plan. construction. safe and accessible without compromising security. »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks Place Making of all users of streets and public places is vital so that people feel Station Street • A new public open space in the form of a park consisting of mainly soft comfortable and safe. Encouraging walking increases activity, social Nil up to 3 levels. 3 metres setback for all levels above 3 levels. landscaping elements is to be provided adjacent to Cunninghame Street interaction and surveillance in public places and reduces the risk of 2 crime. Cunninghame Street The space shall have a minimum area of 4,000m . Nil up to 3 levels. 3 metres setback for all levels above 3 levels. • A retail plaza is to be provided to connect with the Ware Street »» OWNERSHIP: Clearly define private and public space responsibilities 2 New Street/ Ware Street pedestrian spine. The plaza is to be a minimum area of 1,500m . Clarifying ‘ownership’ of private and public space is important Nil up to 3 levels. 3 metres setback for all levels above 3 levels. for improving public safety. Where the ‘ownership’ of an area is Vehicle Access and Car Parking ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Corner sites social and criminal behaviour. It is important to encourage residents Nil or reduced setbacks may be considered within the 20m of an • A New Street, accessible in perpetuity to both pedestrians and vehicles to take responsibility and pride in places they use and inhabit. adjacent street corner subject to design excellence and a high level of is to be provided between Station Street and Cumminghame Street. The architectural articulation. road is to connect with the portion of Ware street at the north of the site. »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure Adjoining Property • An open air pedestrian connection is to be provided between Thomas that it is attractive and well used Well maintained public places As per SEPP 65. Ware Plaza and the northern extents of the site. improve people’s perception of how safe a place is and supports their desire to occupy and use those places. Management programs • Car parking is to be provided in underground basements, or where to clean, repair and maintain public spaces and private buildings are Land Use ground level or upper level deck parking appropriate, sleeved with active vital for community safety and wellbeing. • Focus retail uses towards the south west portion of the site to build upon uses to main street frontages. the existing Ware Street retail spine and Thomas Ware Plaza. • Where deck parking is provided, screening of car park levels with • Residential only uses should generally be provided at the north western cladding of a high visual quality is required. portion of the site where a transition to adjacent residential uses is appropriate.
94 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 2: Neeta City Site Identification Neeta City Development Opportunities Plan Neeta City Height Plan
18 10
Nelson Street Potential public open 8 Active Frontages Northern Link 10 Court Road Primary active use to street Important street & city space on adjacent site frontages to all perimeter streets . corners to be addressed in architectural design 4 Court Road 10 4 2 8 1,200m2 Develop street edge buildings Smart Street Plaza to define city streets. Nelson Street SHARE STREET 8 8 10
Cross site link to & across Podiums the Horsley Drive. 10 Landscaped Links Podium for Alan Street residential amenity.
Desirable link Retail through retail space. Located on ground and podium levels carparking below ground for retail and residential/ and upper podium if required. Urban Place Neeta Square
Development objectives Develop street edge Intended Built form Outcome New Street buildings. Neeta pedestrian street Towers set back • Facilitate a vibrant new mixed use development to (could be shareway) include a range of residential opportunities, which may potentially include seniors and affordable Residential Use Medium rise towers to define street housing. edges and create internal landscaped podiums for resident • Provide a podium level and street based retail use. podium to define and activate city streets with residential uses in low rise and higher buildings above. Smart Street Nelson Street
• Improve connectivity to both north/south and Arcade and carpark CourtHouse pedestrian link east/west axes introducing a finer grain of Links pedestrian and vehicular links. Smart Street Police Podiums Court Road • Promote a renewed emphasis on street based Landscaped Podium retail to appropriately balance internalised big box for residential amenity. shopping mall elements. Future Development Site Possible Southern link to • Create a new public space as a ‘Market Square’ Spencer Street. located centrally or adjacent to Smart Street to provide an attraction that will enliven the public domain. Spencer Street
constraints & opportunities fairfield city centre key sites 2017-5240-01 KS02-CO01 0 10 20 50 100m neeta city 18 October 2017 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 95 scale 1:1,000 @ A3 sheet Site 2: Neeta City Neeta City Development Opportunities Plan Land Use Safety and Security • Development on the Neeta City site should generally be in accordance • No ground floor residential uses permitted. • All proposed development on the Neeta City site should be supported with the shall be in accordance with the Neeta City Development by a Crime Prevention Through Environmental Design (CPTED) study Opportunities Plan. Streetscape and Building Design to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Buildings façades to be of a high quality and provide visual interest to supported by an urban design strategy that demonstrates design the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural provided for in the Neeta City Development Opportunities Plan. articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders Neeta City Height Plan • Active ground level frontages in the form of commercial, retail or other feel exposed. Natural surveillance is one of the primary aids for crime non-residential uses should be provided on all ground level frontages • Development on the Neeta City site should generally be in accordance prevention. facing a street, pedestrian link or public place. with the Neeta City Height Plan. »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good • Corner buildings are to be designed to reflect their prominent position • Where variations to this plan are proposed, this will need to be connections and access. People feel more comfortable using public and should be distinctive in their architectural detail. supported by an urban design strategy that demonstrates design places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Provide continuous awnings for all development fronting key retail night) so they can see and be seen. Entrances to buildings should be provided for in the Neeta City Development Opportunities Plan. streets and links where appropriate. safe and accessible without compromising security. • Awnings should be parallel to the pavement and be of metal »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks construction. of all users of streets and public places is vital so that people feel Smart Street comfortable and safe. Encouraging walking increases activity, social Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Place Making interaction and surveillance in public places and reduces the risk of crime. Nelson Street • A new public open space in the form of a civic square is to be provided on Nil up to 3 levels. 3 metres setback for all levels above 3 levels. the site. The space shall have a minimum area of 1,200m2. »» OWNERSHIP: Clearly define private and public space responsibilities Court Road • The civic square may be located central to the site or adjacent to Smart Clarifying ‘ownership’ of private and public space is important Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Street. for improving public safety. Where the ‘ownership’ of an area is ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Spencer Street • A new east west pedestrian link is to be provided between Smart Street social and criminal behaviour. It is important to encourage residents Nil up to 3 levels. 3 metres setback for all levels above 3 levels. and Court Road. The link is to be open air and shall remain open to the to take responsibility and pride in places they use and inhabit. New Street public in perpetuity. Nil up to 3 levels. 3 metres setback for all levels above 3 levels. »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure Vehicle Access and Car Parking that it is attractive and well used Well maintained public places Corner sites improve people’s perception of how safe a place is and supports • The new east west pedestrian link may may be accessible to vehicles as a Nil or reduced setbacks may be considered within the 20m of an their desire to occupy and use those places. Management programs slow traffic pedestrian ‘share street’. adjacent street corner subject to design excellence and a high level of to clean, repair and maintain public spaces and private buildings are architectural articulation. • Car parking is to be provided in underground basements, or where vital for community safety and wellbeing. Adjoining Property ground level or upper level deck parking appropriate, sleeved with active As per SEPP 65. uses to main street frontages. • Where deck parking is provided, screening of car park levels with cladding of a high visual quality is required.
96 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Aldi & McDonalds Plan
Site 3/ 4: Aldi and McDonald’s Aldi & McDonalds Plan Site Identification Aldi and McDonald’s Development Opportunities Plan Aldi and McDonald’s Height Plan
Key City View Opportunity for additional height to key corner to reinforce architectural impact. High visual quality to the Horsley Drive facades. 18 The Horsley Drive Protect from adverse impacts . 8 8
Bridge Link Over bridge to provide connections for eastern site and access to Prospect Creek.
The Horsley Drive 18 8 8 Court Street
Plaza14 2 Court Street 2,000m Cross Site Link Clear,safe,pedestrian & cycle route. New Park Options for additional setback.
Existing Towers Aldi & McDonalds 3D Extended laneway 14
Options for pedestrian/open space links to be explored
Development objectives IntendedAldi & McDonalds Built form Outcome3D • Enhance the prominence of the gateway site at the intersection of The Horsley Drive and Court Road Proposed Towers through architectural character and scale. • Establish a laneway connection between The Neeta City The Horsley Drive Horsley Drive and Court Road in conjunction with New cross site Link for major east west city connections. the future development of the McDonald’s Site. Pedestrian or shared street options. • Include commercial/ retail uses that are compatible with the site’s peripheral and hight traffic noise location.
Court Road
constraints and opportunities fairfield city centre key sites
2017 -5240-01 KS04- CO01 0 10 20 50 100m aldi site 20 February 2017 scale 1:1,000 @ A3 sheet
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 97 Site 3/ 4: Aldi and McDonald’s Aldi and McDonald’s Development Opportunities Plan Land Use Safety and Security • Development on the Aldi and McDonald’s sites should generally be in • No ground floor residential uses permitted. • All proposed development on the Aldi and McDonald’s sites should accordance with the shall be in accordance with the Aldi and McDonald’s be supported by a Crime Prevention Through Environmental Design Development Opportunities Plan. Streetscape and Building Design (CPTED) study to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Buildings façades to be of a high quality and provide visual interest to supported by an urban design strategy that demonstrates design the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural provided for in the Aldi and McDonald’s Development Opportunities articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked Plan. from adjoining buildings, people feel safer and potential offenders • Active ground level frontages in the form of commercial, retail or other feel exposed. Natural surveillance is one of the primary aids for crime Aldi and McDonald’s Height Plan non-residential uses should be provided on all ground level frontages prevention. facing a street, pedestrian link or public place. • Development on the Aldi and McDonald’s sites should generally be in »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good accordance with the Aldi and McDonald’s Height Plan. • Active uses are not required to the laneway link between The Horsley connections and access. People feel more comfortable using public Drive and Court Road. Upper level uses should overlook the laneway for places that provide well defined routes and clear sightlines (day and • Where variations to this plan are proposed, this will need to be passive surveillance. supported by an urban design strategy that demonstrates design night) so they can see and be seen. Entrances to buildings should be excellence. This strategy should include the intended public benefits • Corner buildings are to be designed to reflect their prominent position safe and accessible without compromising security. and should be distinctive in their architectural detail. provided for in the Aldi and McDonald’s Development Opportunities »» ACTIVITY: Maximise activity in public places. Balancing the needs Plan. • Provide continuous awnings for all development fronting key retail of all users of streets and public places is vital so that people feel streets and links where appropriate. comfortable and safe. Encouraging walking increases activity, social Setbacks interaction and surveillance in public places and reduces the risk of • Awnings should be parallel to the pavement and be of metal crime. Court Road construction. Nil up to 3 levels. 3 metres setback for all levels above 3 levels. »» OWNERSHIP: Clearly define private and public space responsibilities The Horsley Drive Place Making Clarifying ‘ownership’ of private and public space is important 3.5m up to 3 levels. An additional 3 metre setback required for all • A new public open space in the form of a civic square is to be provided on for improving public safety. Where the ‘ownership’ of an area is floors above 3 levels. the site. The space shall have a minimum area of 2,000m2. ambiguous, it is often ‘unclaimed’ and can become the focus of anti- social and criminal behaviour. It is important to encourage residents Nelson Street • The location and design of the civic square should consider the location Nil up to 3 levels. 3 metres setback for all levels above 3 levels. to take responsibility and pride in places they use and inhabit. of the future east west link through the Neeta City site. Laneway »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure As per SEPP 65. • Consideration is to be made for a potential above ground pedestrian link that it is attractive and well used Well maintained public places between the Aldi site and George Western Foods site (Key Site 5). Whilst Corner sites improve people’s perception of how safe a place is and supports provision of that link is not a requirement for the Aldi site, consideration their desire to occupy and use those places. Management programs Nil or reduced setbacks may be considered within the 20m of an should be given to making allowance for connection into the Aldi site. adjacent street corner subject to design excellence and a high level of to clean, repair and maintain public spaces and private buildings are vital for community safety and wellbeing. architectural articulation. Vehicle Access and Car Parking Adjoining Property • Car parking is to be provided in underground basements, or where As per SEPP 65. ground level or upper level deck parking appropriate, sleeved with active uses to main street frontages. • Where deck parking is provided, screening of car park levels with cladding of a high visual quality is required.
98 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 5: George Weston Foods Site Identification George Weston Foods Development Opportunities Plan
Future Road link to Yennora Potential for strategic road link to future develpment Precincts on Yennora (LPR Kiora Land). Major Ped/Cycle System Continuos prospect Creek Intervention at Nelson Street to City Centre. pedestrian/cycle trail.
Significant Public Open Space Activate prospect Creek with new public open space to serve new residential Fairfield High community,school and region. Establish relationship with Fairfield High Existing sports grounds access/explore land use/ activity synergies. Parramatta CBD
New Streets Consider edge as a grid. Residential development within to address streets
and open space. Encourage land use links
Elevated Views Landmark Location Sydney CBD High visivility site from the Horsley Drive. Skyline Reparing Corridor Potential landmark building locations. Critical connection of site to City Centre.
Development objectives Adverse Impacts Noise/polutions from the Possible Future Link • Consider future connections to Yennora as wider Horsley Drive afects frontage. Consider low rise Across Creek strategic link to future development of ALCOA site “barrier” buildings. adjacent to northern boundary of site. Fairfield Park Low Flood Risk Medium Flood Risk • Improve public domain access to Prospect Creek Line of Medium Green corridor Floor Risk (All of site). corridor. • Establish a new perimeter access road system within the site. The Horsley Drive • Allow for road and pedestrian/cycle connections to Existing Vegetation Require ecological adjacent sites. assesment/visual contribution Future Road Connection • Minimise potential overshadowing of southern adjacent To adjacent site site. Site Access To Fairfield Park Assumed left in/left out to be supported by traffic • Provide overhead connections to an overhead analysis/RMS. Pedestrian/Cycle Overpass pedestrian bridge from ALDI site. Critical connection of site to City Centre. • Locate taller buildings towards The Horsley Drive away from the Creek corridor. • Respond appropriately to negative impacts of the Horsley Drive corridor (i.e. noise) through appropriate constraints and opportunities fairfield city centre key sites
design and site planning. 2017-5240-01 KS06-CO01 0 10 20 50 100m scale 1:1,000 @ A3 sheet dyldam site 16 February 2017 • Establish an appropriate interface with Fairfield High School. George Weston Foods Development Opportunities Plan • Development on the George Weston Foods site • Include new open space elements both within the site should generally be in accordance with the shall and adjacent to the Prospect Creek corridor. be in accordance with the Nelson Street Car Park • Develop a WSUD / stormwater strategy that integrates Development Opportunities Plan. with open space elements within the site.
Fairfield City Centre Urban Design Study - Adopted 27 March 2018 99 Site 6: Ranglen Site Identification Ranglen Development Opportunities Plan
Possible perimeter Desirable pedestrian Possible future bridge road to adjacent site. cycle links to Prospect link for peds/cycles. Creek.
Site Access Potential to share left in/left out with adjacent site.
Potential address from adjacent site. Views into site from the Horsley Drive. Parramatta RIPARIAN CORRIDOR MAPPING Skyline (FLEP)
Sydney CBD
Pedestrian Bridge Development objectives Essential link into City Centre. • Improve public domain access to Prospect Creek Fairfield Park corridor. • Integrate road systems with adjacent ‘George Weston Foods’ site. Noise/Visual Impacts Major road artery with adverse impacts on site. The Horsley Drive Significant Creek • Allow for road and pedestrian/cycle connections to Vegetation adjacent sites. • Provide overhead connections to an overhead Separate site access would pedestrian bridge from ALDI site. need to be explored with R.M.S. • Locate taller buildings towards The Horsley Drive SITE IS SUBJECTED TO MEDIUM away from the Creek corridor. FLOOD RISK
• Respond appropriately to negative impacts of Legend Title Adjacent detached housing the Horsley Drive corridor (i.e. noise) through Site boundary appropriate design and site planning. x • Include new open space elements adjacent to the x Prospect Creek corridor. x Source: • Develop a WSUD / stormwater strategy that integrates with open space elements within the site. constraints & opportunities fairfield city centre key sites Ranglen Development Opportunities Plan 2017-5040 SK07-CO01 0 10 20 50 100m ranglen investments site 16 February 2017 scale 1:1,000 @ A3 sheet • Development on the Ranglen site should generally be in accordance with the shall be in accordance with the Nelson Street Car Park Development Opportunities Plan.
100 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 7: Cambridge Tavern Key Site 8: Cambridge Tavern Site Identification Cambridge Tavern Development Opportunities Plan Cambridge Tavern Height Plan
THE HORSLEY DRIVE
Views from southbound traffic Visually Prominent Corner Eastern edge of City Centre. existing single storey Tavern building does not address corner.
Adverse noise/traffic impacts at street level.
No vehicular access to be permitted.
Main Site Entry Creek & landscape views.
Adjacent Two Storey uses Alan Street Views from the Horsley Drive.
The Horsley Drive
Existing Vegetation On street and on-site vegetation to be assessed for retention or otherwise.
Irregular Site Shape Need to assess site set backs and limit overshadowing to southern site. Key Site 8: Cambridge Tavern Development objectives Intended Built form Outcome • Build to reinforce street corner and respond to reinforce the site’s prominent location by design. Adjacent Low-Rise Residential LZN ‐ B4 Mixed Use • Podium form and design character to mitigate Older style-residential apartments behind vegetation and along railway impacts do noise from The Horsley Drive. corridor. Rear access available HOB ‐ 8‐12 Storeys (up to 39m) • Avoid overshadowing impacts on adjacent to site residential development to the south. FSR – 3513.5:1 Railway Corridor • Provide active frontage to the Horsley Drive and GFA ‐ 22,815m2 Alan Street. • Vehicle access from Alan Street (west end of site) Unit Yield – 180‐200 units and rear lot.
constraints & opportunities fairfield city centre key sites 2017-5240-5240-01 KS08-CO01 KS08-CO01LZN ‐ 0B410 Mixed20 Use50 100m cambridge tavern 16 February 2017 scale 1:1,000 @ A3 sheet HOB ‐ 8‐12 Storeys (up to 39m) Fairfield City Centre Urban Design Study - Adopted 27 March 2018 101 FSR – 3513.5:1 GFA ‐ 22,815m2 Unit Yield – 180‐200 units Site 7: Cambridge Tavern Cambridge Tavern Development Opportunities Plan Land Use Safety and Security • Development on the Cambridge Tavern site should generally be in • No ground floor residential uses permitted. • All proposed development on the Cambridge Tavern site should be accordance with the shall be in accordance with the Cambridge Tavern supported by a Crime Prevention Through Environmental Design Development Opportunities Plan. Streetscape and Building Design (CPTED) study to demonstrate how the development incorporates ‘Safer • Where variations to this plan are proposed, this will need to be • Buildings façades to be of a high quality and provide visual interest to by Design’ principles of: supported by an urban design strategy that demonstrates design the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural provided for in the Cambridge Tavern Development Opportunities Plan. articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders Cambridge Tavern Height Plan • Active ground level frontages in the form of commercial, retail or other feel exposed. Natural surveillance is one of the primary aids for crime non-residential uses should be provided on all ground level frontages • Development on the Cambridge Tavern site should generally be in prevention. facing a street, pedestrian link or public place. accordance with the Cambridge Tavern Height Plan. »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good • Corner buildings are to be designed to reflect their prominent position • Where variations to this plan are proposed, this will need to be connections and access. People feel more comfortable using public and should be distinctive in their architectural detail. supported by an urban design strategy that demonstrates design places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Provide continuous awnings for all development fronting key retail night) so they can see and be seen. Entrances to buildings should be provided for in the Cambridge Tavern Development Opportunities Plan. streets and links where appropriate. safe and accessible without compromising security. • Awnings should be parallel to the pavement and be of metal »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks construction. of all users of streets and public places is vital so that people feel Alan Street comfortable and safe. Encouraging walking increases activity, social Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Place Making interaction and surveillance in public places and reduces the risk of crime. The Horsley Drive • A high quality architectural presentation is essential in this Fairfield City Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Centre gateway location. Any future development is to consider the »» OWNERSHIP: Clearly define private and public space responsibilities relationship with adjacent pedestrian networks with a view to creating Laneway Clarifying ‘ownership’ of private and public space is important an enjoyable pedestrian experience. As per SEPP 65. for improving public safety. Where the ‘ownership’ of an area is ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Corner sites Vehicle Access and Car Parking social and criminal behaviour. It is important to encourage residents Nil or reduced setbacks may be considered within the 20m of an • Car parking is to be provided in underground basements, or where to take responsibility and pride in places they use and inhabit. adjacent street corner subject to design excellence and a high level of ground level or upper level deck parking appropriate, sleeved with active architectural articulation. »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure uses to main street frontages. Adjoining Property that it is attractive and well used Well maintained public places As per SEPP 65. • Where deck parking is provided, screening of car park levels with improve people’s perception of how safe a place is and supports cladding of a high visual quality is required. their desire to occupy and use those places. Management programs to clean, repair and maintain public spaces and private buildings are • Vehicle access is not permitted to The Horsley Drive. Where possible, vital for community safety and wellbeing. Vehicle access should be from The Crescent at the rear of the site (subject to outcomes of a traffic study).
102 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 8: RSL Key Site 9: Fairfield RSL Site Identification RSL Development Opportunities Plan RSL Height Plan
Replacement Bridge Potential to cross Dale Street for better connection to north side of City.
BUS INTERCHANGE COMMUTER CARPARK Plaza 350m2
RAILWAY STATION SQUARE
Amalgamate Site if possible Active Frontages Preferred Currently carpark edges or blank walls.
Dale Street
Vine Street Vine Street Pedestrian Bvld Proposed in DCP for 1,500m2 improved pedestrian/cycle link to Fairfield Park.
Unactivated Facades Relatively dead street activity Key Site 9: Fairfield RSL Development objectives 8Storey Height Intended Built form Outcome Control • Reinforce street edges with perimeter block building form, with a central podium landscape Anzac Avenue courtyard. • Provide active uses to street ground floor frontages GFA – Important Streetscape Character LZN ‐ B4 Mixed Use where appropriate, especially along Dale Street. Rare well shaded pleasant street and Plaza Good street approach to RSL entry. 350m2 vista to gates RSL – 50,160m2 • New public places that provide stepping stones & landscape. HOB ‐ 6‐16 Storeys ((pup to 51m) from the Fairfield Railway Station to Fairfield Park. Future Residential uses to address/define street edges. Southern Site 21,650m2 Bertha Street FSR – • Ensure efficient use of car park site to increase Bertha Street housing in close proximity to train station. RSL own both lots either side. Unit Yield – Potential for land transfer and/or street 6 Storey. Height RSL – 3.7:1 closure. Control Southern Site 2.8:1 RSL 370‐410 units Sou thern site 210‐240 units 1,500m2 Lawson Street RSL Memorials Currently in verge areas of Anzac Avenue. Potential to relocate to more suitable Pedestrian Access to Fairfield Park park location adjacent. Increased setback and landscape to Local Landmark Gates create satisfactory pathway to Park Symbolic entry to Fairfield Park. Gates from Railway Station.
LZN ‐ B4 Mixed Use GFA – HOB ‐ 6‐16 Storeys ((pup to 51m) RSL – 50,160m2 FSR – Southern Site 21,650m2 RSL – 3.7:1 Unit YieldFairfield – City Centre Urban Design Study - Adopted 27 March 2018 103 constraints & opportunities Southern Site 2.8:1 fairfield city centre key sites RSL 370‐410 units 2017-5040-SK01-CO01 0 10 20 50 100m RSL Site 16 February 2017 scale 1:1,000 @ A3 sheet Sou thern site 210‐240 units Site 8: RSL RSL Development Opportunities Plan Land Use Safety and Security • Development on the RSL site should generally be in accordance with the • No ground floor residential uses permitted north of Bertha Street. • All proposed development on the RSL site should be supported by a shall be in accordance with the RSL Development Opportunities Plan. Crime Prevention Through Environmental Design (CPTED) study to Streetscape and Building Design demonstrate how the development incorporates ‘Safer by Design’ • Where variations to this plan are proposed, this will need to be principles of: supported by an urban design strategy that demonstrates design • Buildings façades to be of a high quality and provide visual interest to excellence. This strategy should include the intended public benefits the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public provided for in the RSL Development Opportunities Plan. • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked RSL Height Plan from adjoining buildings, people feel safer and potential offenders • Active ground level frontages in the form of commercial, retail or other • Development on the RSL site should generally be in accordance with the feel exposed. Natural surveillance is one of the primary aids for crime non-residential uses should be provided on all ground level frontages prevention. RSL Height Plan. facing a street, pedestrian link or public place. »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good • Where variations to this plan are proposed, this will need to be • Active uses are not required to the laneway link between The Horsley supported by an urban design strategy that demonstrates design connections and access. People feel more comfortable using public Drive and Court Road. Upper level uses should overlook the laneway for places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits passive surveillance. provided for in the RSL Development Opportunities Plan. night) so they can see and be seen. Entrances to buildings should be • Corner buildings are to be designed to reflect their prominent position safe and accessible without compromising security. Setbacks and should be distinctive in their architectural detail. »» ACTIVITY: Maximise activity in public places. Balancing the needs Dale Street • Provide continuous awnings for all development fronting key retail of all users of streets and public places is vital so that people feel Nil up to 3 levels. 3 metres setback for all levels above 3 levels. streets and links where appropriate. comfortable and safe. Encouraging walking increases activity, social interaction and surveillance in public places and reduces the risk of Vine Street • Awnings should be parallel to the pavement and be of metal crime. 3 metres up to 3 levels to accommodate a green street edge. 6 metres construction. setback for all levels above 3 levels. »» OWNERSHIP: Clearly define private and public space responsibilities Anzac Avenue Place Making Clarifying ‘ownership’ of private and public space is important Nil up to 3 levels. 3 metres setback for all levels above 3 levels. • A new public open space in the form of a civic square is to be provided for improving public safety. Where the ‘ownership’ of an area is ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Laneway on the corner of Dale Street and Anzac Avenue. The space shall have a minimum area of 350m2. social and criminal behaviour. It is important to encourage residents As per SEPP 65. to take responsibility and pride in places they use and inhabit. Corner sites • A new public open space in the form of a civic square is to be provided » Nil or reduced setbacks may be considered within the 20m of an on the corner of Dale Street and Anzac Avenue. The space shall have a » MANAGEMENT AND MAINTENANCE: Manage public space to ensure adjacent street corner subject to design excellence and a high level of minimum area of 1,500m2. that it is attractive and well used Well maintained public places architectural articulation. improve people’s perception of how safe a place is and supports • Setbacks to Vine Street are to be landscaped to create a pedestrian their desire to occupy and use those places. Management programs Adjoining Property boulevard feel. Landscape is to include high quality paving treatments to clean, repair and maintain public spaces and private buildings are As per SEPP 65. and tree planting. vital for community safety and wellbeing. Vehicle Access and Car Parking • Car parking is to be provided in underground basements, or where ground level or upper level deck parking appropriate, sleeved with active uses to main street frontages. • Where deck parking is provided, screening of car park levels with cladding of a high visual quality is required. • Vehicle access is not to be obtained directly from Lawson Street.
104 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Key Site 10: Fairfield Hotel
Site 9: Fairfield Hotel - Option 1 (Hotel only) 11-13 Railway Parade Site Identification Fairfield Hotel Development Opportunities Plan OptionFairfield Hotel 1Height Plan Option 1 Site area ‐ 3,273m ² William Street Important Street Views Potential for Street upgrading as a Local landmark at southern end of The Crescent. Civic space. Architectural and potential heritage Active use for old Fire Station as interest/status. LZN ‐ B4 Mixed Use focus. Street vista to trees HOB ‐ 6‐16 storeys (up to Hamilton Road 51m) Access FSR ‐ 3.9:1 GFA ‐ 12,850m2 Visual Landmark Element Potential for Landmark element at end of the Crescent/looking to the site. Unit Yield ‐ 85‐95 units Key Site 10: Fairfield HotelPotential Facade Retention Examinare potential for facade layer retention as Potential for site amalgamations/ local landmark in context of consolidations. early development of The Railway Parade Crescent & Fairfield.
Development objectives Potential Building Envelope. Intended Built form Outcome • Strong consideration for the original facade in Option 1 Option 1 Site area ‐ 3,273m ² terms of retention or reinterpretation. LZN ‐ B4 Mixed Use • Reinforce relationship between the building and Noise/Visual Impacts adjacent streets (Railway Parade; Hamilton Road). From Lawson St. “flyover”. • High quality design commensurate with the site’s HOB ‐ 6‐16 storeys (up to landmark location. • Consideration for the architectural and place Access 51m) relationship at the termination of the William Option 2 Option 2 Site area ‐ 4,470m² Street (heritage streetscape) vista. FSR ‐ 3.9:1 LZN ‐ B4 Mixed Use GFA ‐ 12,850m2 500m² HOB ‐ 10‐18 storeys (up to Unit Yield ‐ 85‐95 units 58m) FSR ‐ 4.6:1 GFA ‐ 20,675m2 Unit Yield ‐ 141‐156 units constraints & opportunities fairfield city centre key sites 2017-5240-01 KS10-CO01 0 10 20 50 100m fairfield hotel 16 February 2017 scale 1:1,000 @ A3 sheet Fairfield City Centre Urban Design Study - Adopted 27 March 2018 105 Option 2 Option 2 Site area ‐ 4,470m² LZN ‐ B4 Mixed Use
500m² HOB ‐ 10‐18 storeys (up to 58m) FSR ‐ 4.6:1 GFA ‐ 20,675m2 Unit Yield ‐ 141‐156 units Site 9: Fairfield Hotel Option 1 (Hotel only) 11-13 Railway Parade Fairfield Hotel Development Opportunities Plan Land Use Safety and Security • Development on the Fairfield Hotel site should generally be in • No ground floor residential uses permitted. • All proposed development on the Fairfield Hotel site should be accordance with the shall be in accordance with the Fairfield Hotel supported by a Crime Prevention Through Environmental Design Development Opportunities Plan. Streetscape and Building Design (CPTED) study to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Retention of the Fairfield Hotel facade ‘first cell’ is strongly encouraged supported by an urban design strategy that demonstrates design as a key character element of the streetscape. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings façades to be of a high quality and provide visual interest to environment. When there are ‘eyes on the street’ or ‘natural provided for in the Fairfield Hotel Development Opportunities Plan. the street and public realm. surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders Fairfield Hotel Height Plan • Buildings are to be designed with a high level of architectural detail and feel exposed. Natural surveillance is one of the primary aids for crime articulation consisting of a variety of materials and form. • Development on the Fairfield Hotel site should generally be in prevention. accordance with the Fairfield Hotel Height Plan. • Active ground level frontages in the form of commercial, retail or other »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good non-residential uses should be provided on all ground level frontages • Where variations to this plan are proposed, this will need to be connections and access. People feel more comfortable using public facing a street, pedestrian link or public place. supported by an urban design strategy that demonstrates design places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Corner buildings are to be designed to reflect their prominent position night) so they can see and be seen. Entrances to buildings should be provided for in the Fairfield Hotel Development Opportunities Plan. and should be distinctive in their architectural detail. safe and accessible without compromising security. • Provide continuous awnings for all development fronting key retail »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks streets and links where appropriate. of all users of streets and public places is vital so that people feel comfortable and safe. Encouraging walking increases activity, social Hamilton Road • Awnings should be parallel to the pavement and be of metal interaction and surveillance in public places and reduces the risk of Nil up to 3 levels. 3 metres setback for all levels above 3 levels. construction. crime. Railway Parade Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Place Making »» OWNERSHIP: Clearly define private and public space responsibilities Corner sites • A high quality streetscape is to be provided, particularly at ground Clarifying ‘ownership’ of private and public space is important Nil or reduced setbacks may be considered within the 20m of an level. Buildings are to provide opportunities for meaningful interaction for improving public safety. Where the ‘ownership’ of an area is adjacent street corner subject to design excellence and a high level of between the building and the adjacent footpath. ambiguous, it is often ‘unclaimed’ and can become the focus of anti- architectural articulation. social and criminal behaviour. It is important to encourage residents to take responsibility and pride in places they use and inhabit. Adjoining Property Vehicle Access and Car Parking As per SEPP 65. • Car parking is to be provided in underground basements, or where »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure ground level or upper level deck parking appropriate, sleeved with active that it is attractive and well used Well maintained public places uses to main street frontages. improve people’s perception of how safe a place is and supports their desire to occupy and use those places. Management programs • Where deck parking is provided, screening of car park levels with to clean, repair and maintain public spaces and private buildings are cladding of a high visual quality is required. vital for community safety and wellbeing.
106 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Fairfield Hotel Site Plan
Fairfield Hotel Site Plan
Site 9: Fairfield Hotel Option 2 (Hotel and Council site) 11-13 Railway Parade, 1-3 Hamilton Road) Urban Plaza Site Identification Fairfield Hotel Development Opportunities Plan Fairfield Hotel Height Plan 10
William Street Important Street Views Potential for Street upgrading as a Local landmark at southern end of The Crescent. Civic space. Architectural and potential heritage Hamilton Road Active use for old Fire Station as interest/status. focus. Street vista to trees 1 19
Hamilton Road Urban Plaza 10
Access 1 19
Visual Landmark Element Potential for Landmark element at end of the Crescent/looking to the site. Railway Parade FairfieldPotential HotelFacade Retention 3D Examinare potential for Railway Parade facade layer retention as Potential for site amalgamations/ local landmark in context of consolidations. early development of The Crescent & Fairfield.
Potential Building Envelope. Development objectives Intended Built form Outcome • Strong consideration for the original facade in Fairfield Hotel 3D terms of retention or reinterpretation. Noise/Visual Impacts • Reinforce relationship between the building and From Lawson St. “flyover”. adjacent streets (Railway Parade; Hamilton Road). • High quality design commensurate with the site’s landmark location. Access • Consideration for the architectural and place relationship at the termination of the William Street (heritage streetscape) vista.
Railway Parade
Hamilton Road
constraints & opportunities fairfield city centre key sites 2017-5240-01 KS10-CO01 0 10 20 50 100m fairfield hotel 16 February 2017 scale 1:1,000 @ A3 sheet Fairfield City Centre Urban Design Study - Adopted 27 March 2018 107 Site 9: Fairfield Hotel Option 2 (Hotel and Council site) 11-13 Railway Parade, 1-3 Hamilton Road) Fairfield Hotel Development Opportunities Plan Land Use Safety and Security • Development on the Fairfield Hotel site should generally be in • No ground floor residential uses permitted. • All proposed development on the Fairfield Hotel site should be accordance with the shall be in accordance with the Fairfield Hotel supported by a Crime Prevention Through Environmental Design Development Opportunities Plan. Streetscape and Building Design (CPTED) study to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Retention of the Fairfield Hotel facade ‘first cell’ is strongly encouraged supported by an urban design strategy that demonstrates design as a key character element of the streetscape. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings façades to be of a high quality and provide visual interest to environment. When there are ‘eyes on the street’ or ‘natural provided for in the Fairfield Hotel Development Opportunities Plan. the street and public realm. surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders Fairfield Hotel Height Plan • Buildings are to be designed with a high level of architectural detail and feel exposed. Natural surveillance is one of the primary aids for crime articulation consisting of a variety of materials and form. • Development on the Fairfield Hotel site should generally be in prevention. accordance with the Fairfield Hotel Height Plan. • Active ground level frontages in the form of commercial, retail or other »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good non-residential uses should be provided on all ground level frontages • Where variations to this plan are proposed, this will need to be connections and access. People feel more comfortable using public facing a street, pedestrian link or public place. supported by an urban design strategy that demonstrates design places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Corner buildings are to be designed to reflect their prominent position night) so they can see and be seen. Entrances to buildings should be provided for in the Fairfield Hotel Development Opportunities Plan. and should be distinctive in their architectural detail. safe and accessible without compromising security. • Provide continuous awnings for all development fronting key retail »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks streets and links where appropriate. of all users of streets and public places is vital so that people feel comfortable and safe. Encouraging walking increases activity, social Hamilton Road • Awnings should be parallel to the pavement and be of metal interaction and surveillance in public places and reduces the risk of Nil up to 3 levels. 3 metres setback for all levels above 3 levels. construction. crime. Railway Parade Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Place Making »» OWNERSHIP: Clearly define private and public space responsibilities Corner sites • Should retention of the Fairfield Hotel façade not be possible and Clarifying ‘ownership’ of private and public space is important Nil or reduced setbacks may be considered within the 20m of an amalgamation of the Fairfield Hotel site with the adjacent site to the for improving public safety. Where the ‘ownership’ of an area is adjacent street corner subject to design excellence and a high level of north occurs, a new public open space in the form of a civic square is ambiguous, it is often ‘unclaimed’ and can become the focus of anti- architectural articulation. to be provided on the site. The space should have a minimum area of social and criminal behaviour. It is important to encourage residents 2 to take responsibility and pride in places they use and inhabit. Adjoining Property 350m . As per SEPP 65. • Where proposed, the plaza should be located to align with the William »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure Street vista. that it is attractive and well used Well maintained public places improve people’s perception of how safe a place is and supports • A high quality streetscape is to be provided, particularly at ground their desire to occupy and use those places. Management programs level. Buildings are to provide opportunities for meaningful interaction to clean, repair and maintain public spaces and private buildings are between the building and the adjacent footpath. vital for community safety and wellbeing. Vehicle Access and Car Parking • Car parking is to be provided in underground basements, or where ground level or upper level deck parking appropriate, sleeved with active uses to main street frontages. • Where deck parking is provided, screening of car park levels with cladding of a high visual quality is required.
108 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Council Civic Precinct Site Plan - Short term Development Site - Option 1
18 Carpark Site 10: Civic Precinct - Option 1 Short Term Council Civic Precinct SiteRetained Plan - Short term Development Site - Option 1 Site Identification Civic Precinct Development Opportunities Plan Civic Precinct Height Plan
Bing Lee Key Site Chemist Warehouse Key future development sites at core of City Centre on Ware Street. Incorporate public facilities and 8 8 amenities.
Ware Street Existing focus of outdoor activity & retail traffic/street upgrades facilitate Downey Lane alfresco uses. 18 Carpark Retained
Kenyon Street
Barbara Street Kenyon Street 8 Potential for closure or 8 Barbara Street Sites partial closure for Existing surface carparking. pedestrian use. Potential for mixed use site with multi level public Harris Street parking. Arcade and laneway links. Creates western edge to Civic Precinct 3D - Short term Development Site – Option 1 centre. Civic Possible future overbridge Functions
Barbara Street Barbara Street Mayor traffic artery defining Development objectives City Centre to the west. Civic open City Green. Intended Built form Outcome space • Enhance the use of the site for civic uses and Civic Precinct Redevelopment activities. Potential for Council owned properties plus 1/2 Key Sites for Recreation
significant redevelopment which Lane Downey Civic Precinct 3D - Short term Development Site – Option 1 • Establish new public open space opportunities on could include new community Retain laneways as facilities ,carparking shared uses. the site. underground,new civic space and Civic functions in a custom • Ensure the efficient use of the site for a mix of uses. landmark building. Links to Future Development Site Ware Street retail. Taller mixed use/residential building to Existing land adquired by Kenyon Street Barbara street. Council for open space purposes.
Harris Street
Fine grain residential/ laneways links characteristic of Fairfield Barbara Street City Centre.
Harris Street
Historic Building Important collection/streetscape.
constraints & opportunities fairfield city centre key sites Fairfield City Centre Urban Design Study - Adopted 27 March 2018 109
2017-5240 -SKS11-CO01 0 10 20 50 100m council civic precinct 16 February 2017 scale 1:1,000 @ A3 sheet Site 10: Civic Precinct - Option 1 Short Term Civic Precinct Development Opportunities Plan Land Use Safety and Security • Development on the Civic Precinct site should generally be in accordance • No ground floor residential uses permitted. • All proposed development on the Civic Precinct site should be supported with the shall be in accordance with the Civic Precinct site Development by a Crime Prevention Through Environmental Design (CPTED) study Opportunities Plan. Streetscape and Building Design to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Buildings façades to be of a high quality and provide visual interest to supported by an urban design strategy that demonstrates design the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural provided for in the Civic Precinct site Development Opportunities Plan. articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders • Active ground level frontages in the form of commercial, retail or other Civic Precinct Height Plan feel exposed. Natural surveillance is one of the primary aids for crime non-residential uses should be provided on all ground level frontages prevention. • Development on the Civic Precinct site should generally be in accordance facing a street, pedestrian link , lane way or public place. with the Civic Precinct Height Plan. »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good • Corner buildings are to be designed to reflect their prominent position connections and access. People feel more comfortable using public • Where variations to this plan are proposed, this will need to be and should be distinctive in their architectural detail. supported by an urban design strategy that demonstrates design places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Provide continuous awnings for all development fronting key retail night) so they can see and be seen. Entrances to buildings should be provided for in the Civic Precinct Development Opportunities Plan. streets and links where appropriate. safe and accessible without compromising security. • Awnings should be parallel to the pavement and be of metal »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks construction. of all users of streets and public places is vital so that people feel Court Road comfortable and safe. Encouraging walking increases activity, social Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Place Making interaction and surveillance in public places and reduces the risk of crime. The Horsley Drive • Where a development is located adjacent to Downey Lane, consideration Nil up to 3 levels. 3 metres setback for all levels above 3 levels. should be given to providing non-residential uses at the ground floor to »» OWNERSHIP: Clearly define private and public space responsibilities achieve activation where appropriate. Clarifying ‘ownership’ of private and public space is important Nelson Street for improving public safety. Where the ‘ownership’ of an area is Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Vehicle Access and Car Parking ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Laneway • Car parking is to be provided in underground basements, or where social and criminal behaviour. It is important to encourage residents As per SEPP 65. ground level or upper level deck parking appropriate, sleeved with active to take responsibility and pride in places they use and inhabit. Corner sites uses to main street frontages. »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure Nil or reduced setbacks may be considered within the 20m of an • Where deck parking is provided, screening of car park levels with that it is attractive and well used Well maintained public places adjacent street corner subject to design excellence and a high level of cladding of a high visual quality is required. improve people’s perception of how safe a place is and supports architectural articulation. their desire to occupy and use those places. Management programs • Existing lane ways (i.e. Downey Lane) are to be retained and enhanced as Adjoining Property to clean, repair and maintain public spaces and private buildings are pedestrian and vehicle share way links a part of any future development As per SEPP 65. vital for community safety and wellbeing. of adjacent land (subject to traffic impacts study).
110 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Council Civic Precinct Site Plan - Short term Development Site - Option 2
8� Site 10: Civic Precinct - Option 2 Long Term 18� Council Civic Precinct Site Plan - Short term Development Site - Option 2 Site Identification Civic Precinct Development Opportunities Plan Civic Precinct Height Plan
Bing Lee Key Site Kenyon Street Chemist Warehouse Key future development sites at core of City Centre on Ware Street. Incorporate public facilities and 6� amenities. 8� 12� 18� 18� Ware Street Existing focus of outdoor activity & Civic Plaza retail traffic/street upgrades facilitate 2 alfresco uses. 1,500m
Downey Lane 6� 12� 8� 18� 8� Kenyon Street Kenyon Street Potential for closure or Barbara Street Sites partial closure for Existing surface carparking. pedestrian use. Potential for mixed use site
with multi level public Barbara Street 8� parking. Arcade and laneway links. 8� Creates western edge to centre. Civic Possible future overbridge Functions Civic Precinct 3D - Short term DevelopmentHarris Site Street – Option 2
Barbara Street Barbara Street Mayor traffic artery defining City Centre to the west. Civic open City Green. space
Development objectives Civic Precinct Redevelopment Intended Built form Outcome Potential for Council owned Civic Precinct 3D - Short term Development Site – Option 2 • Enhance the use of the site for civic uses and properties plus 1/2 Key Sites for Recreation
significant redevelopment which Lane Downey activities. could include new community Retain laneways as facilities ,carparking shared uses. underground,new civic space • Establish new public open space opportunities on and Civic functions in a custom landmark building. Links to Future Development Site the site. Ware Street retail. Taller mixed use/residential building to Existing land adquired by Barbara street. Council for open space • Ensure the efficient use of the site for a mix of uses. purposes. • Provide a civic square on the site that is integrated with adjacent business and civic land uses. Harris Street
Fine grain residential/ laneways links characteristic of Fairfield City Centre. Barbara Street
Historic Building Important collection/streetscape. Harris Street
constraints & opportunities fairfield city centre key sites Fairfield City Centre Urban Design Study - Adopted 27 March 2018 111
2017-5240 -SKS11-CO01 0 10 20 50 100m council civic precinct 16 February 2017 scale 1:1,000 @ A3 sheet Site 10: Civic Precinct - Option 2 Long Term Civic Precinct Development Opportunities Plan Land Use Safety and Security • Development on the Civic Precinct site should generally be in accordance • No ground floor residential uses permitted. • All proposed development on the Civic Precinct site should be supported with the shall be in accordance with the Civic Precinct site Development by a Crime Prevention Through Environmental Design (CPTED) study Opportunities Plan. Streetscape and Building Design to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Buildings façades to be of a high quality and provide visual interest to supported by an urban design strategy that demonstrates design the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural provided for in the Civic Precinct site Development Opportunities Plan. articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked from adjoining buildings, people feel safer and potential offenders • Active ground level frontages in the form of commercial, retail or other Civic Precinct Height Plan feel exposed. Natural surveillance is one of the primary aids for crime non-residential uses should be provided on all ground level frontages prevention. • Development on the Civic Precinct site should generally be in accordance facing a street, pedestrian link , laneway or public place. with the Civic Precinct Height Plan. »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good • Corner buildings are to be designed to reflect their prominent position connections and access. People feel more comfortable using public • Where variations to this plan are proposed, this will need to be and should be distinctive in their architectural detail. supported by an urban design strategy that demonstrates design places that provide well defined routes and clear sightlines (day and excellence. This strategy should include the intended public benefits • Provide continuous awnings for all development fronting key retail night) so they can see and be seen. Entrances to buildings should be provided for in the Civic Precinct Development Opportunities Plan. streets and links where appropriate. safe and accessible without compromising security. • Awnings should be parallel to the pavement and be of metal »» ACTIVITY: Maximise activity in public places. Balancing the needs Setbacks construction. of all users of streets and public places is vital so that people feel Court Road comfortable and safe. Encouraging walking increases activity, social Nil up to 3 levels. 3 metres setback for all levels above 3 levels. Place Making interaction and surveillance in public places and reduces the risk of • A new public open space in the form of a civic square is to be provided crime. The Horsley Drive 2 Nil up to 3 levels. 3 metres setback for all levels above 3 levels. on the site. The space shall have a minimum area of 1,500m . Non »» OWNERSHIP: Clearly define private and public space responsibilities residential uses should be provided to activate the edges of the space. Clarifying ‘ownership’ of private and public space is important Nelson Street for improving public safety. Where the ‘ownership’ of an area is Nil up to 3 levels. 3 metres setback for all levels above 3 levels. • Where a development is located adjacent to Downey Lane, consideration should be given to providing non-residential uses at the ground floor to ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Laneway achieve activation where appropriate. social and criminal behaviour. It is important to encourage residents As per SEPP 65. to take responsibility and pride in places they use and inhabit. Corner sites Vehicle Access and Car Parking »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure Nil or reduced setbacks may be considered within the 20m of an • Car parking is to be provided in underground basements, or where that it is attractive and well used Well maintained public places adjacent street corner subject to design excellence and a high level of ground level or upper level deck parking appropriate, sleeved with active improve people’s perception of how safe a place is and supports architectural articulation. uses to main street frontages. their desire to occupy and use those places. Management programs Adjoining Property to clean, repair and maintain public spaces and private buildings are • Where deck parking is provided, screening of car park levels with As per SEPP 65. vital for community safety and wellbeing. cladding of a high visual quality is required. • Existing lane ways (i.e. Downey Lane) are to be retained and enhanced as pedestrian and vehicle share way links a part of any future development of adjacent land (subject to traffic impacts study).
112 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 11/12: Chemist Warehouse/ Bing Lee Bing Lee Site Plan Site Identification Chemist Warehouse/ Bing Lee Development Opportunities Plan BingChemist Lee Site Warehouse/ Plan Bing Lee Height Plan
To Forum
6 Ware Street Floor square 6 not Floorcounted square not counted 6 Kenyon Lane South mall Arcade Link 6 350m2 Laneways Urban Plaza Typical of City Centre. Fine grain of shared laneways Urban Plaza service rear of building and provide pedestrian access. 12 18
Barbara Street Barbara Plaza 12 2 Informal 18 500m
Link Kenyon Street
Church Constrains more rational development of site. Will be Ware Street Landmark Opportunity Site isolated. Consider development Reinforce central core of City Centre. potential if not integrated. Increased activity/mixed use. Bing Lee 3D Bing Lee 3D Development objectives Intended Built form Outcome Urban Square • Establish a landmark destination for Fairfield City Potential to create urban square/forecourt to new building on Centre main street retail heart. Key City corner.Breaks continuous facade length. Lane Diversion • Reinforce street edges with high quality Create opportunity for retail laneway to Kenyon Street, open or semi architectural design. covered.
• Establish new activated public plaza(s) as a Kenyon Street Existing City Centre “Heart” vibrant destination within the retail heart. Ware Street is focus of retail/ alfresco activity. Intersection off set.Limited cross • Reconfigure Kenyon Lane to enhance the vehicle flows.
pedestrian and public place qualities of Kenyon Civic Precinct Kenyon Lane Street. Potential for redevelopment to incorporate new community and/or Kenyon Street Administrative functions possible new Barbara Street Civic space link to Ware Street.. Urban Design Options Include full closure to traffic or shareway access defined by bollards,paving,tress,etc.
Ware Street
constraints and opportunities fairfield city centre key sites Fairfield City Centre Urban Design Study - Adopted 27 March 2018 113
2017-5240-01 KS13 -CO01 0 10 20 50 100m bing lee site 16 February scale 1:1,000 @ A3 sheet Site 11/12: Chemist Warehouse/ Bing Lee Chemist Warehouse/ Bing Lee Development Opportunities Plan Land Use Safety and Security • Development on the Chemist Warehouse/ Bing Lee sites should generally • No ground floor residential uses permitted. • All proposed development on the Chemist Warehouse/ Bing Lee sites be in accordance with the shall be in accordance with the Chemist should be supported by a Crime Prevention Through Environmental Warehouse/ Bing Lee Development Opportunities Plan. Streetscape and Building Design Design (CPTED) study to demonstrate how the development incorporates ‘Safer by Design’ principles of: • Where variations to this plan are proposed, this will need to be • Buildings façades to be of a high quality and provide visual interest to supported by an urban design strategy that demonstrates design the street and public realm. »» SURVEILLANCE: Maximise visibility and surveillance of the public excellence. This strategy should include the intended public benefits • Buildings are to be designed with a high level of architectural detail and environment. When there are ‘eyes on the street’ or ‘natural provided for in the Chemist Warehouse/ Bing Lee Development articulation consisting of a variety of materials and form. surveillance’ from passers-by, and if public places are overlooked Opportunities Plan. from adjoining buildings, people feel safer and potential offenders • Active ground level frontages in the form of commercial, retail or other feel exposed. Natural surveillance is one of the primary aids for crime Chemist Warehouse/ Bing Lee Height Plan non-residential uses should be provided on all ground level frontages prevention. facing a street, pedestrian link or public place. • Development on the Chemist Warehouse/ Bing Lee sites should generally »» ACCESS, MOVEMENT AND SIGHTLINES: Provide safe movement, good be in accordance with the Chemist Warehouse/ Bing Lee Height Plan. • Active uses are not required to Kenyon Lane where the lane is uses for connections and access. People feel more comfortable using public the purposes of vehicle access. Upper level uses should overlook the places that provide well defined routes and clear sightlines (day and • Where variations to this plan are proposed, this will need to be laneway for passive surveillance. supported by an urban design strategy that demonstrates design night) so they can see and be seen. Entrances to buildings should be excellence. This strategy should include the intended public benefits • Corner buildings are to be designed to reflect their prominent position safe and accessible without compromising security. and should be distinctive in their architectural detail. provided for in the Chemist Warehouse/ Bing Lee Development »» ACTIVITY: Maximise activity in public places. Balancing the needs Opportunities Plan. • Provide continuous awnings for all development fronting key retail of all users of streets and public places is vital so that people feel streets and links where appropriate. comfortable and safe. Encouraging walking increases activity, social Setbacks interaction and surveillance in public places and reduces the risk of • Awnings should be parallel to the pavement and be of metal crime. Ware Street construction. 10 metres up to 3 levels. 5 metres setback for all levels above 3 levels. »» OWNERSHIP: Clearly define private and public space responsibilities Kenyon Street Place Making Clarifying ‘ownership’ of private and public space is important Nil up to 3 levels. 3 metres setback for all levels above 3 levels. • A new public open space in the form of a civic square is to be provided for improving public safety. Where the ‘ownership’ of an area is Barbara Street on the corner of Ware Street and Kenyon Street. The space shall have a ambiguous, it is often ‘unclaimed’ and can become the focus of anti- Nil up to 3 levels. 3 metres setback for all levels above 3 levels. minimum area of 350m2. social and criminal behaviour. It is important to encourage residents to take responsibility and pride in places they use and inhabit. Laneway • Where redirection of Kenyon Lane to exit at Barbara Street is proposed, As per SEPP 65. a through site link is and plaza space is to be provided between Kenyon »» MANAGEMENT AND MAINTENANCE: Manage public space to ensure Adjoining Property Lane and Kenyon Street. Where proposed, this space is to have a that it is attractive and well used Well maintained public places As per SEPP 65. minimum area of 500m2. improve people’s perception of how safe a place is and supports their desire to occupy and use those places. Management programs Vehicle Access and Car Parking to clean, repair and maintain public spaces and private buildings are vital for community safety and wellbeing. • Redirection of Kenyon Lane to exit at Barbara Street will be considered by Council in order to enable the provision of a public plaza on Kenyon Street (subject to traffic impacts study). • Car parking is to be provided in underground basements, or where ground level or upper level deck parking appropriate, sleeved with active uses to main street frontages. • Where deck parking is provided, screening of car park levels with cladding of a high visual quality is required.
114 Fairfield City Centre Urban Design Study - Adopted 27 March 2018 Site 13: Nelson Street Car Park Site Identification Nelson Street Car Park Development Opportunities Plan
Nelson Street Entry Entry to carpark and laneway circuit. Open sided carpark structure 2storey / 3 levels of cars. Exposed concrete spandrels,no screening of cars, unattractive facades. Garbage collection and service areas to lane.Low quality rear facades.
Nelson Street
Neeta City Mall Internalised shopping complex.
Poor Quality/Dangerous Link Low amenity pedestrian link across lanes and through carpark.
Development objectives Upgrade Cross Link Cross Site Link Consider landscape, paving, • Retain and increase car parking on the site. Important mid block pedestrian lighting, bollards,etc to improve arcade link. pedestrian environment and • Maximise shopper car parking potential with safety.Possible natural light. existing height controls. South Mall Arcade • Encourage visual and safety upgrading with Bridge connection to function Centres. existing building. • Potential to create upper level public user space Ware Street Service Lane Narrow unattractive Ware Street community uses to encourage redevelopment of Focus of strip retail and environment for surrounding buildings. outdoor/sidewalk activity. pedestrians. • Provide for additional car parking to support accessibility to the City Centre. Out Only • Introduce community recreation uses to the roof Additional levels and potential top level, potentially as a public open space for other uses Current height control is 4 new developments across the laneway. storeys.Possible additional floors for Encourage New Links roof top recreation/community use. As opportunities arise encourage • Establish an open air link through the car park Water capture/green roof & shade. new pedestrian links through blocks to main streets with between Ware Street and Smart Street. improved laneway environment.
Nelson Street Car Park Development Opportunities Plan Spencer Street • Nelson Street Car Park site should generally be in accordance with the shall be in accordance with the Nelson Street Car Park Development Opportunities Plan.
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constraints & opportunities fairfield city centre key sites
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