RIVERSIDE MASTER PLAN REVIEW/2008 Prepared for East Perth Redevelopment Authority August 2008
Riverside Master Plan Review / 1 CONSULTANT TEAM
This document has been prepared by HASSELL Ltd on behalf of the East Perth Redevelopment Authority. HASSELL
Town Planning HASSELL Urban Design HASSELL Architecture HASSELL Landscape HASSELL Project Management NS Projects Environmental Syrinx Environmental Property Consultant Colliers International Economic Development Pracsys Sustainability URS Heritage Palassis Architects Traffic Engineers SKM Quantity Surveyor Ralph Beattie Bosworth
Riverside Master Plan Review / 2 PREPARED BY
Ken Maher Peter Lee Chris Melsom Denise Morgan Gary McCullough Andrew Lefort Cressida Beale Andrew Nugent Amber Hadley
Riverside Master Plan Review / 3 CONTENT
Executive Summary 8
1 Introduction 12
2 2004 Master Plan Vision and Objectives 14 2.1 Riverside Master Plan Update 16 2.2 Community Consultation 16
3 Riverside Master Plan Review 2008 17 3.1 Built Form 17 3.2 Streetscape and Public Realm 18 3.3 Density and Scale 18 3.4 Traffic 19
4 Key Influences 23 4.1 Urban Context 23 4.2 Landscape and Urban Form 25 4.3 Sustainability 27 4.3.1 Effective Sustainable Urban Place Making 27 4.3.2 Reduced Climate Change Impact 27 4.3.3 Strengthen and Enhance Community Wellbeing 27 4.3.4 Enhancement of Ecological Value 28 4.3.5 Sustainable Resource Use 28 4.3.6 Vital Economic Development 28 4.3.7 Flexible Transport and Optimal Connectivity (Movement) 28 4.4 Market Conditions and Demographic Change 28 4.4.1 Demographic Change 29 4.4.2 Residential Implications 29 4.5 Market Conditions 29 4.5.1 Residential Market 29 4.5.2 Office Market 30 4.5.3 Retail Market implications 30
Riverside Master Plan Review / 4 4.6 Changes in Built Form Assumptions 31 4.7 Government Policy 31 4.8 Site Influences 32
5 Precincts 34 5.1 Queens Precinct 34 5.1.1 Proposed and Approved Development 34 5.1.2 Chem Labs 37 5.2 WA Police Services Site 38 5.3 Waterbank 40 5.4 Hillside 42 5.4.1 2004 Master Plan 42 5.4.2 Vision 43 5.4.3 Design Philosophy 43 5.4.4 Plan Overview 43 5.4.5 Streets and Open Space 43 5.4.6 Access and Movement 43 5.4.7 Parking 44 5.4.8 Built Form 44 5.4.9 Summary 45 5.4.10 Development Yield 45 5.5 WACA, Gloucester Park and Trinity 47 5.5.1 Landowner Considerations 47 5.5.2 WACA 48 5.5.3 Gloucester Park 51 5.5.4 Trinity 54
6 Key Findings 57
7 Technical Review 59 7.1 Economic Activation, Pracsys 59 7.1.1 Population and Expenditure 59 7.1.2 Location and type of retail tenancies 60 7.1.3 WACA 60 7.2 Market Assessment, Colliers International 61 7.2.1 Residential Market 61 7.2.2 Dwelling and Household Typology 62 7.2.3 Office Market 62 7.2.4 Retail Market 62 7.3 Traffic and Transport, Sinclair Knight Mertz 63
Riverside Master Plan Review / 5 CONTENT
List of Figures
1. 2008 Riverside Master Plan Update 11 2. 2004 Riverside Master Plan (Launched as ‘Gateway’) 15 3. Riverside Master Plan Update 2008 20 4. Master Plan Update - Building Heights 21 5. East West section along Adelaide Terrace and the Causeway looking North 22 6. North-South section across Queens Gardens and ‘Hillside’ looking West 22 7. Key Movement and Visual Corridors 26 8. Landscape Influences 33 9. 2008 Master Plan updated - Precinct boundaries 35 10. Queens Precinct - 2004 Gateway Master Plan 36 11. Queens Precinct - Approved development shown on former Metrobus site and updated Chemlabs site plan 36 12. Police Headquarters Precinct - 2004 Gateway Master Plan 38 13. Police Headquarters Precinct - Master Plan Update 38 14. Western Australian Police Headquarters site 39 15. Causeway Common Precinct - 2004 Gateway Master Plan 40 16. Waterbank Precinct - Master Plan update 40 17. Architectural modelling - Waterbank Precinct 41 18. Hillside Precinct - 2004 Gateway Master Plan 42 19. Hillside Precinct - Revised Master Plan 45 20. Hillside aerial view from the south 46 21 Indicative Development Proposals - WACA, Gloucester Park and Trinity College 47 22. WACA Precinct - 2004 Gateway Master Plan 48 23. 2008 WACA Proposal 48 24. Implications of Key View Corridors 50
Riverside Master Plan Review / 6 25. Response to 2008 WACA Master Plan 50 26. Gloucester Park - 2004 Gateway Master Plan 51 27. Implications of Key View Corridors 52 28. Revised 2008 WATA Proposal 53 29. Response to Cloucester Park 2008 Master Plan 53 30. Trinity College - 2004 Gateway Master Plan 54 31. Implications of Key Movement and View Corridors 55 2008 Trinity College 32. Trinity College and View Corridor viewed looking north-west 55 33. 2008 Trinity College Master Plan Update 56
Riverside Master Plan Review / 7 EXECUTIVE SUMMARY
The key urban renewal objectives of the 2004 Riverside (then Gateway) Master Plan remain valid. Providing a range for building heights and densities would provide a robust framework for future development within Riverside. Further public domain enhancements would be achieved by formal recognition of important visual and physical elements such as key view corridors and open space.
View of Riverside from the east, showing potential built form.
HASSELL was commissioned by the East Perth Redevelopment Authority (EPRA) to review the Gateway Masterplan and determine whether the objectives and vision recommended in 2004 remain valid. The key sustainability objectives underpinning the urban renewal of Riverside are sound. The provision of greater development potential within Riverside is, however, warranted to better support those objectives and is supported in light of continually developing urban form in the Perth central area.
Riverside Master Plan Review / 8 Some of the key factors considered as part of the review include: —— development approvals on land sold by EPRA within the Queens Precinct have exceeded 2004 guidelines in terms of height and expectations in terms of yield and quality —— poor physical environmental conditions necessitated a fundamental re orientation of the detailed planning for Waterbank Precinct —— detailed planning that has occurred for the Western Australian Police Headquarters site —— further progress by major private land owners on their development aspirations for the WACA ground, Gloucester Park and Trinity College that would result in a fundamentally different distribution of activities than envisaged in 2004 —— continued focus on the importance of achieving sustainable development outcomes.
When these circumstances are compared to the 2004 vision for Riverside, there is a clear opportunity to develop a more responsive approach to the setting, and assessing expected built form outcomes to ensure that important visual and physical elements such as key view corridors remain valid within a changing urban context. A review of the road network, land ownership boundaries and prospects for success of the Gloucester Circus, proposed in 2004, have resulted in the removal of Gloucester Circus and adjustment of roads in that area to reflect land ownership. This will result in a greater ability for landowners to develop land within their existing boundaries without the need for complicated land swaps. Key view corridors and critical visual and physical links have been identified, as have key locations for landmark or taller ‘icon’ developments that will frame spaces or terminate views and enhance legibility and identity.
The review has identified that there is scope for Riverside to achieve considerably more intense development than was published in 2004, and that projections on future population growth necessitate a more flexible approach toward generally greater heights and higher densities. The increased intensity is to be supported by a revised built form model of generally up to six storey podiums at the street level with taller tower elements positioned to enable good solar access and protection of view corridors.
When compared to the 2004 Master Plan expected outcomes, the opportunity exists for greater development yields on both the Hillside (4A Car Park) and Chemlabs sites, and detailed Precinct plans reflect this. The WACA and Gloucester Park sites could also achieve more intensive development in the medium to long term.
Riverside is extremely well positioned to help realise the State planning objective of incorporating greater density and intensity of development within existing urban areas to accommodate future population growth in a more sustainable manner, as described in Network City and the State Sustainability Strategy.
Riverside Master Plan Review / 9 A comparison of the development potential that could be realised under the 2004 Master Plan and under the 2008 review is given in the following table.
It should be noted that the increased yields in the 2008 review should be considered as minimum yield targets. Detailed planning for each precinct shall detail optimum development yields and targets for each precinct.
Use 2004 2008 Review (Including % Change Landowner Development Proposals) Dwellings 2756 3439 24.7% Retail/ 28,130sqm 81,310sqm 230.4% Commercial Floorspace Civic Floorspace 1500sqm 4,600sqm 206.6%
The profile of Perth’s urban form east of the CBD is changing, with several high-rise residential developments constructed since 2004 and others approved. Within Riverside, development approvals within the Queens Precinct have included heights between 3 and 18 storeys on Adelaide Terrace, differing from the 3 to 12 storey maximum identified in the 2004 Master Plan. In 2008, there are very low vacancy rates for commercial floorspace available within the Perth CBD and West Perth, and little residential accommodation available. Although supply will catch up over time, the demand for residential and commercial development is likely to remain strong for the next 5-10 years, albeit that there may be some market uncertainty during 2008-09 for small to mid-level developers who rely on third-party finance, as a result of the sub-prime mortgage fallout. Larger developers with large capital bases are not expected to be affected. The development potential of high value, inner-urban land should be optimised.
The review enables the key principles of the State’s Network City strategy, which promotes efficient land use, protection of the environment and increased community vitality, to be incorporated and for development to be maximised to create a vibrant and exciting place where people live, work and recreate.
The updated Triple Bottom Line sustainability objectives will extend the previously expected benefits to the community and long term value for money for the State, setting a benchmark for future development.
Riverside Master Plan Review / 10 Figure 1: 2008 Riverside Master 18. Plan Update
17. 14.
12. 13. 15. 5. 16.
11. 6. 10.
9. 4. 8. 1. 7. 3. 2.
1. Causeway Interchange. 10. Queens Precinct, Chemlabs site redevelopment 2. Waterbank tourism and mixed use ‘urban with supermarket and shops, office and high waterfront’. rise apartments. 3. Development node adjacent to Trinity College 11. Queens Gardens. and Waterbank. 12. High density residential development to 4A 4. Trinity College presentation to Hay Street. carpark site (Hillside). 5. Visual corridor Nelson Crescent to the Swan 13. Redeveloped, multi-level carpark consolidated River. development with surrounding shopfronts and 6. Redevelopment of WACA to engage external apartments. frontage and to capitalise on underdeveloped 14. Gloucester Park redeveloped with expanded land. track, new race-goer facilities and substantial 7. Redeveloped Police Headquarters site as an commercial and residential development of important architectural landmark. underutilised land. 8. Queens Precinct, Adelaide Terrace and 15. Heritage buildings retained in redevelopment. commercial development. 16, 18. Development opportunities to further engage 9. Queens Precinct, Hay Street. Medium height with foreshore. residential/mixed use frame to Queens 17. Visual corridor connecting Nelson Crescent to Gardens. the Swan River.
Riverside Master Plan Review / 11 1. INTRODUCTION
HASSELL has reviewed the 2004 Riverside Master Plan and updated indicative plans for the Hillside Precinct, Waterbank, WA Police Precincts and the Chemlabs Precinct.
The broader Riverside Precinct is uniquely placed to take advantage of a prime riverside location and proximity to CBD.
The 2004 Master Plan set a vision for the redevelopment of the project area now known as Riverside to “create a bustling, vibrant community with a range of entertainment, commercial and residential developments”. The 2004 Master Plan was prepared to guide development in the area and addressed building heights, form, density and land use provisions.
At its core were measurable benefits of: —— 2,750 new residential dwellings —— 1,000 new employees —— $80m of public investment —— $500m private sector investment —— extensive land remediation —— 10% - 15% social and affordable housing provision —— new public spaces and places
This report has regard for development undertaken since adoption of the 2004 Master Plan, changing economic and property market circumstances, changing practices in urban design and planning; and the associated implications for the Riverside project area. In particular, analysis has been undertaken of the project vision and fundamental assumptions to assess whether or not the originally projected outcomes can be readily achieved.
Review considerations include proposed and approved developments within
Riverside Master Plan Review / 12 Riverside and a focus on the delivery of State Government sustainability and housing policy objectives. The implications of these influences on the 2004 Master Plan have been explored in relation to the type and location of built form and landscape, land use and density, traffic movement, and the ability to provide environmentally, economically and socially sustainable outcomes. This has resulted in recommendations to update the existing Master Plan.
The report also includes a modified built form plan for the Hillside (formerly 4A Carpark) Precinct and a review of plans for the redevelopment of the Chemlabs site within the Queens Precinct.
The 2004 Master Plan vision sought to achieve economic, social and environmentally sustainable outcomes through the creation of a vibrant and exciting place that integrates people, business and retail, environment and community benefit. The vision recognised the importance of people in urban renewal, envisaging that Riverside would accommodate a local population of 5,000 through the provision of a variety of medium to high density residential housing forms. The creation of a ‘people place’ that incorporates a mix of uses, affordable housing options, is safe, pedestrian and bike oriented and recognises its cultural and historical significance, is core to the Master Plan vision.
Riverside Master Plan Review / 13 2. 2004 MASTER PLAN VISION AND OBJECTIVES
The 2004 Master Plan vision for Riverside remains generally valid, however scope exists for population targets to be increased and built form development outcomes to be improved.
Attracting people to live and work in the Precinct requires the development of business and retail uses. The 2004 vision proposed a thriving business community offering a range of opportunities to provide 1,000 local jobs, and activated streets. The importance of mixed use buildings and recognition of trends in live/work were identified in the vision, which also envisaged the redevelopment of Gloucester Park and underutilised land to engage the community and promote river-based tourism activities.
The project vision built on the existing natural riverine setting and proximity to the CBD to evoke a sense of place, create superior landscaped public places and unique civic spaces. Increased public transport patronage would result in a reduction in through traffic.
Overall it is considered that the vision for Riverside remains valid, but the opportunity exists to increase the amount and diversity of housing, and increase the provision of commercial floorspace and associated number of employees. To ensure a successful and robust economic framework, it is also opportune to focus retail, commercial, tourism and hospitality activities closer to the primary CBD artery of Adelaide Terrace rather than further into
Riverside Master Plan Review / 14 Figure 2: 2004 Riverside Master Plan (Launched as ‘Gateway’)
the primarily residential areas to the north. The 2008 review indicates an extra 500 new office workers for a total of 1,500 and about 240 workers in retail compared to 195 in 2004.
Although “green building” performance standards and corporate acceptance of them have advanced since 2004, EPRA will adopt the latest mandatory and desired building performance targets into its scheme policy and design guidelines documentation.
The 2004 Gateway Master Plan is illustrated in Figure 2.
Riverside Master Plan Review / 15 2.1 Riverside Master Plan Update
The Master Plan update builds on the principles of the 2004 Master Plan to increase the contribution of Riverside to Perth’s urban fabric. Riverside can house a dynamic range of uses and activities that will enhance the value of its spectacular setting, provide for a greater living and working population and better enable the staged development of significant portions of privately owned land.
The review confirms the need for a legible urban design framework that recognises the importance of the streets and open spaces as a well connected, high quality public realm. Key attributes of the Master Plan update include: —— increased development yields across all sites (apart from Gloucester Park, which is depicted as retaining an expanded track) —— increased flexibility for building height, subject to the modified built form model of podiums with towers —— recognition of existing land ownership boundaries to enable staged delivery —— focus on the importance and qualities of the public realm —— an understanding of stakeholders’ proposals for Gloucester Park, WACA and Trinity College
2.2 Community Consultation
The 2008 Riverside Masterplan Review is a review of the 2004 Riverside Masterplan which incorporates the results of engagement with landowners and stakeholders over the past 18 months, changing demographics, population growth projections and sustainability opportunities.
The Masterplan Review was referred to key stakeholders and landowners for a 50 day comment period, from 12 May to 30 June 2008. This Masterplan Review document responds to the key issues and comments raised during the community consultation period.
Riverside Master Plan Review / 16 3. RIVERSIDE MASTER PLAN REVIEW 2008
Updates to the 2004 Riverside Master Plan will build on the benefits expected in 2004, through greater emphasis on the quality and definition of the public realm. Increased development potential, the reinforcement of strong urban corridors, linkages between key open space, human scale addressing the streets and a unique character for Perth’s new eastern urban waterfront.
3.1 Built Form
Built form in Riverside will reflect that of a contemporary, high density, mixed use urban environment. Controls will need to be developed to protect the amenity of public spaces and the scale of streets while allowing more intensive development of the highly valued land. The built form model of up to six storey podiums at the street level with taller tower elements set back from street boundaries will be supported by key physical and performance criteria.
A central green ‘valley’ running east-west across Queens Gardens, the WACA ground and Trinity College to the Swan River foreshore will be reflected through the retention of landscape linkages and lower building heights (to 8 - 10 storeys). Buildings on the higher ridge along Waterloo Crescent will be taller to approx 20 storeys as will those adjacent to Adelaide Terrace, which will have a height limitation of up to 30 storeys.
A number of sites are recognised as being of special importance for their exposed settings or prominent locations, where an additional 5 storeys is contemplated. Additional control will be applied to ensure that the highest attention is paid to architectural merit and building design on these sites. Where justified, this may include relaxation of building height limits.
Riverside Master Plan Review / 17 As a further celebration of the distinct topography in Riverside and as a means of providing both amenity and legibility, two new urban edges or visual corridors have been identified that run between the Waterloo Crescent ridge and the Swan River. These will cross through Gloucester Park, the WACA and Trinity College, and be established to remain relatively undeveloped and provide important landscape amenity to future residents. The introduction of any further waterbodies (e.g. an inlet or water treatment lakes) should enhance these corridors. Waterbank is situated at the end of the southern visual corridor and the other follows the alignment of an ancient waterway through Gloucester Park, on the location of geo-technically unstable ground. It is envisaged that these corridors would also serve roles as pedestrian accessways, public open spaces, streets and recreation areas.
Riverside will present a clearly defined urban fringe to Perth adjacent the Swan River foreshore. Buildings in Waterbank will bridge land and water, diminishing separation between the two. The river’s landscape environment will be reflected by generally lower buildings in low lying areas, albeit at an urban scale. Taller buildings will follow the rising escarpment to Waterloo Crescent and will frame the primary CBD alignment of Adelaide Terrace. The heritage listed Western Australian Police Headquarters building provides a logical transition point, with adjacent development highlighting Perth’s urban approach.
3.2 Streetscape and Public Realm
Important qualities of safety, security, shelter, accessibility and legibility will be prioritised through Riverside by a clearly defined public realm, buildings that encourage ‘eyes on the streets’ and through well designed landscape architecture.
Streets and pedestrian walkways will be used to provide clear links between public open spaces which themselves will be landmark destinations within Riverside. These will include Queens Gardens, spaces within the visual corridors, the Waterbank ‘water-scape’, the Swan River foreshore and key open spaces within the WACA and Trinity College.
3.3 Density and Scale
Riverside will be developed for high intensity land use to ensure the efficient use of high value inner-urban land.
Building heights will be limited at the street boundary to a dimension equal to the street width (equivalent to 6 storeys). This will allow a continuous podium arrangement and comfortable human scale throughout Riverside. Taller buildings will then be set back 8 metres from the street boundary.
In the lower lying areas, buildings will generally be 8-10 storeys in height. In areas adjacent to Adelaide Terrace and around Waterloo and Nelson Crescents, building height should not be overly restricted and heights in the order of 20 storeys allow the retention of a high quality public realm. Landmark sites should be allowed to exceed surrounding building heights by up to 25%, to achieve buildings in the order of 25-30 storeys. (Refer to Figures 4 and 17 for building height limits throughout Riverside).
This methodology would result in the 2004 plan for Hillside of 8 levels at Riverside Master Plan Review / 18 Waterloo Crescent, being reduced to between 3 and 6 level podiums at the street level, with taller corner elements of 20 levels. The gap between the taller elements will allow solar access to southern developments and better preservation of current and future view lines when compared to a build-out of Waterloo Crescent at 8 levels.
Building design guidelines and development provisions will also include requirements for developments to provide visual permeability at upper levels and height limits that will avoid overshadowing of nearby public open spaces.
Figure 5 illustrates proposed building heights.
3.4 Traffic
The 2004 Riverside Master Plan provided a balanced transportation network. The updated layouts of Gloucester Park provided by the WA Trotting Association (WATA) and of the Waterbank Precinct have been included but these change layouts only and not responsibilities or the fundamental premise of the 2004 traffic and transport plan. Traffic assessment has been updated to determine the capacity, design and staging implications for Riverside with the increased development intensity and without the holistic redevelopment of Gloucester Park. As was the case for the indicative redevelopment of Gloucester Park in the 2004 Master Plan, the WATA will be required to design and construct roads through its site as part of its redevelopment plans.
The 2008 update recognises the need for WATA to provide two routes of north-south access through Gloucester Park to be undertaken with any redevelopment of that site. The flow-on implication of an early redevelopment of Gloucester Park is that it may trigger the earlier rather than later provision of the proposed ‘Trinity Road’ (between WACA and Trinity). In any case WACA will benefit from the construction of Trinity Avenue as part of its proposed redevelopment of the WACA. WACA and WATA will need to provide detailed traffic impact assessments of their respective development proposals for WACA and Gloucester Park.
Riverside Master Plan Review / 19 Figure 3: Riverside Master Plan Update 2008
18.
17. 14.
12. 13. 15. 5. 16.
11. 6. 10.
9. 4. 8. 1. 7. 3. 2.
N
1. Causeway Interchange. 10. Queens Precinct, Chemlabs site 2. Waterbank tourism and mixed use ‘urban redevelopment with supermarket and waterfront’. shops, office and high rise apartments. 3. Development node adjacent to Trinity 11. Queens Gardens. College and Waterbank. 12. High density residential development 4. Trinity College presentation to Hay Street. to 4A carpark site (Hillside). 5. Visual corridor Nelson Crescent to the Swan 13. Redeveloped, multi-level carpark River. consolidated development with 6. Redevelopment of WACA to engage external surrounding shopfronts apartments. frontage and to capitalise on 14. Gloucester Park redeveloped with underdeveloped land. expanded track, new race-goer facilities 7. Redeveloped Police Headquarters site as an and substantial commercial and important architectural landmark. residential development of 8. Queens Precinct, Adelaide Terrace and underutilised land. commercial development. 15. Heritage buildings retained in 9. Queens Precinct, Hay Street. Medium redevelopment. height residential/mixed use frame to 16, 18. Development opportunities Queens Gardens. to further engage with foreshore. 17. Visual corridor connecting Nelson Crescent to the Swan River.
Riverside Master Plan Review / 20 Figure 4: Master Plan Update - Building Heights
Riverside Master Plan Review / 21 The following principles define traffic design and management within Riverside: —— reinforcing Adelaide Terrace as the main entry route into the city —— encouraging through-traffic to utilise principal arteries around Riverside, namely Adelaide Terrace and Plain Street —— extending Hay Street east into Waterbank —— encouraging pedestrians and cyclists —— supporting public transport.
Parking remains an important consideration for all developments proposed in Riverside and strategies and limits will be set in the scheme, policy and design guidelines. Development should be undertaken in a way that will reduce the need for the use of the private motor vehicle. As such, a strategy for the provision of public car parking, both on-street and in key defined locations will be required to augment limitations on the provision of private bays within developments.
Revised building heights in the 2008 Master Plan update provide a more consistent built form outcome for Riverside in the context of surrounding Perth. The taller ‘icon’ site adjacent the Swan River and Causeway will reinforce a sense of place and arrival into Perth’s built-up urban centre. Refer Figure 5.
Queens Gardens provides a landscape refuge and will be well framed by development between three and six storeys on all frontages. Taller buildings will ‘rise; as the ground level rises northward (to Waterloo Crescent) and southbound (to Adelaide Terrace). Refer Figure 6. Design guidelines will be applied to ensure that Queens Garden is protected from extensive overshadowing during winter.
Figure 5: East West section along Adelaide Terrace and the Causeway looking north.
Figure 6: North-South section across Queens Gardens and ‘Hillside’ looking west.
Riverside Master Plan Review / 22 4. KEY INFLUENCES
A number of factors have been considered in the updates proposed in the review of the 2004 Gateway Master Plan. Recognition of international developments in urbanisation through the rigours of sustainable development have been key influences.
4.1 Urban Context
Riverside offers Perth a unique opportunity to refocus its reputation as a stunning, river based city that is connected to its surrounding urban context. Perth has a stronger economic and geographic relationship to the global market place of Asia and countries located across the western sea board (e.g. South Africa), than to the eastern states of Australia. Perth is currently on the same time zone as South East Asia. Companies that participate in international business, including those in the mining and resources sectors are increasingly considering Perth as a viable option for head office locations. Those companies, and developers targeting such companies as tenants, have an increasing interest in having lower office occupancy costs through ‘green’ buildings and vibrant mixed use locales for their employees. Such companies also have the capacity to deliver world class development for the site and what that means in terms of uses and outcomes. Increasing the intensity of sites within Riverside will enable prospects of achieving new standards of building performance and support for the retail, entertainment, food and recreational uses planned for Riverside.
Riverside Master Plan Review / 23 Urban scale development
Future ‘Ring of Urbanisation’ around Perth water.. Source: Grimshaw; Waterbank, HASSELL
Development Focus around Perth Water
As a key location within the city, Riverside has the potential to become a catalyst for future development in East Perth, the central city area and north along the Swan River. In the regional context of the metropolitan area, the site represents a ‘transition’ between the Perth CBD and surrounding areas rather than a ‘gateway’ to the city. Although Adelaide Terrace has been reinstated as a primary and ‘ceremonial’ entry point to the City, since the development of the Graham Farmer Freeway the Causeway approach to the City is no longer the only entrance point to the CBD from the south east. Instead, Riverside is located at a number of confluence points such as the river system (riverine/estuarine) and the urban system (CBD/suburban). This analysis begins to create a different focus for Riverside in regard to surrounding land uses and development proposals.
Riverside Master Plan Review / 24 Riverside is located at a pivotal point within the city. It is uniquely positioned at the intersection of two major elements: —— the linear foreshore zone that runs alongside the Swan River —— a future ring of urban development and densification that will naturally emerge around the edge of Perth Water
Key points considered in master planning the area include the following opportunities: —— the site is located approximately 2km from the Perth CBD (GPO) and the centre of the Victoria Park commercial area. Awareness of Riverside’s location provides the opportunity to draw on a broader immediate catchment for future uses —— he Riverside Precinct is unique to the Perth central city area in that it has absolute river frontage to much of its land area. This provides the opportunity for direct river access and use by the public in a manner not available in the central area —— the project area is generally set within the landscape setting of the Swan River foreshore, Heirisson Island and the Burswood Peninsula. This creates some exceptional recreational opportunities to integrate continuous foreshore access around the Perth City foreshore and connect with the eastern side of the river foreshore —— Riverside has good nearby access to nearby public transport via regular bus services along Adelaide Terrace as it is within the inner city ‘free transit zone’ —— the location on the eastern end of the Perth City Centre, and its landscape setting, affords it unrestricted views of the Swan River. This unique aspect creates opportunities for the built form to enhance view corridors and increase the level of amenity to the site —— there are a number of current and proposed development plans for strategic city sites surrounding Riverside. These proposals have the potential to provide greater residential population within close proximity to the site, additional attractions to draw visitors, and to improve the recreational/landscape qualities of the location
The review of the 2004 Master Plan confirms that Riverside is uniquely placed to take advantage of its prime riverside location and proximity to CBD.
4.2 Landscape and Urban Form
Some sites within Riverside will have a key influence on the changing image of Perth as due to their location they will always be visible through an otherwise open river setting. Although there are increasing numbers of tall buildings appearing in the east end of Perth City, because Riverside is an arrival point into the city, buildings there will always provide both ‘first’ and ‘last’ impressions of Perth.
Waterloo Crescent ridgeline similarly deserves to be celebrated and retain its prominence through the construction of significant built form along the boundaries of Hillside and Gloucester Park.
Riverside Master Plan Review / 25 Building height limits throughout Riverside have been revised to enable an optimal development outcome but within a framework that reflects the importance and structure of the public realm, together with the natural capacity of the land to support development. As a key feature within Riverside, the ‘green valley’ aspect of Queens Gardens, the WACA ground and Trinity College should be celebrated as a foil for built form that will rise in height from its centre. Such a ‘valley’ would likely be nodal in character, and framed by built or ‘urban’ edges. Its form should reflect the landscape qualities of Riverside and its riverine context.
Figure 7: Key Movement and Visual Corridors; and prominent development sites (landmark building locations)
Riverside Master Plan Review / 26 4.3 Sustainability
The 2004 Triple Bottom Line sustainability goals and the various Precinct plans aimed to deliver holistic benefits to future communities, long term value for money for the State, and set a benchmark for future development.
The delivery of sustainability initiatives could be enhanced to broaden the environmental, social and economic sustainability goals, to include: —— effective sustainable urban place making —— reduced climate change impact —— strengthen and enhance community wellbeing —— enhancement of ecological value of the natural environment —— vital sustainable resource use —— economic development —— flexible transport and optimal connectivity (movement)
The setting of detailed targets for these high level sustainability goals will be undertaken via scheme, policy and design guideline development by EPRA in 2008 to ensure the Riverside Master Plan and Precinct plans deliver holistic benefits to the future communities, long term value for money for the State, and a benchmark for future development.
4.3.1 Effective Sustainable Urban Place Making Effective sustainable urban place making refers to ensuring that the design process, layout, structure and form creates a sustainable urban centre and facilitates a sustainable community. A range of strategies and targets are required to deliver the goal of sustainable legacy including: —— implementation of housing diversity policy aims and targets —— social amenity and service planning to ensure an inclusive environment for a range of demographic and cultural profiles
4.3.2 Reduced Climate Change Impact This goal refers to ensuring that developments reduce the contribution to climate change and that developments are appropriately adapted to the impacts of future climate change. There has been an increasing awareness of the potential costs of climate change and the need to reduce impacts through attention to design. Up to 70% of greenhouse gas emissions are derived from the operation of buildings when completed, compared with only 2% involved in construction. This emphasises the need for a focus on technical sustainability and passive design solutions. Opportunities such as ‘district cooling schemes’, other heating and cooling techniques, green roofs, vegetated walls, passive shading and use of passive ventilation techniques should be considered to derive further benefit and need prominence to reduce the heat island effect (and consequently use of air conditioning). Not only will these strategies reduce the contribution to climate change, the operational costs over the life span of buildings will also be greatly reduced. These will be invoked via scheme, policy and design guideline documents.
4.3.3 Strengthen and Enhance Community Wellbeing The development of Riverside will support a diverse, vibrant and inclusive community that integrates with surrounding communities. Many of the aspects of the Master Plan are designed to promote a healthy community with landscaping and buildings that promote a sense of community pride
Riverside Master Plan Review / 27 and identity. Strategies can be discussed with the City of Perth and others to ensure realistic expectations on local services for the projected community and for a sense of community ownership of the facilities.
4.3.4 Enhancement of Ecological Value It is important to ensure that the ecological and biophysical value of the area and surrounds is conserved and enhanced. A coordinated approach is required to protect and maintain biodiversity through maintaining and enhancing natural habitats. This includes ensuring a high percentage of native trees and shrubs are utilised, water management is optimised, landscape is well managed and air quality protected. Detailed design work on EPRA delivered infrastructure will help achieve those goals. 4.3.5 Sustainable Resource Use The sustainable use of resources in the design, construction and operation of new developments should be facilitated through a building design strategy or code that promotes: the use of low embodied energy materials; the reuse and recycling of materials; effective reuse of existing buildings; the effective use of different water qualities; composting and recycling facilities for residents; and attainment of an agreed Greenstar rating. These will be implemented via contracts of sale and scheme, policy and design guideline documents. 4.3.6 Vital Economic Development Development within Riverside will contribute to the economic vitality of the local area and the region. The relative mix of uses has been adjusted from the 2004 Master Plan and the function of activation nodes adjusted by removal of the Gloucester Circus entertainment plaza, which was found to lack eco- nomic sustainability and stability. It was also reliant on land swaps that were unlikely to be achieved.
4.3.7 Flexible Transport and Optimal Connectivity (Movement) The Master Plan review has confirmed the adequacy of the street, footpath and cycling systems. Opportunities exist in the future for review of bus servicing and the potential for future light rail services, to support walking and cycling options. The aim is to ensure that people can reach the facilities they need by appropriate transport, encouraging walking, cycling, public transport use and reducing the use of private cars for shorter journeys. 4.4 Market Conditions and Demographic Change
Since 2004, Western Australia has enjoyed a sophisticated upward shift in the economy driven by high minerals based trade with China and internationally. This shift is now considered to be a medium term factor associated with substantial population growth and the need for Perth to diversify its economic and employment base.
These population projections for Perth and WA are such that demand for residential and commercial development will remain strong for the foreseeable future. The development potential of high value, inner urban land is well placed to contribute to Perth’s commercial and residential development needs.
Riverside Master Plan Review / 28 4.4.1 Demographic Change Colliers International 2008 research demonstrates that inner city areas will continue to experience population growth six times the rate of the State rate from 2006 to 2009 and will continue to be higher than the State rate until 2010. An ageing population is contributing to an increase in single person households and family households are expected to decrease from 49% in 2006 to 42% in 2026. Couples without children and lone person household types will see significant growth and will account for 82% of all household growth over the next 20 years. This reinforces the continuing demand for apartment-style dwellings which are a more attractive form of housing for these household types.
The Western Australian Planning Commission’s 2004 population change forecasts for the Perth Inner City show that demographic change in East Perth will be different in nature from the rest of the metropolitan area, with a greater increase in the number of people aged over 60 years. Together with the baby boomer market this will increase demand for luxury apartments. An increase in the 25-35 year old age group will result in an increased demand for affordable housing in the area.
4.4.2 Residential Implications There is currently underlying demand for apartment-style living, especially in inner-city locations and this trend is likely to increase over the next 10 years. This can be attributed to overall population growth, an ageing population, declining housing affordability and government policy. Provision of apartment-style living in the Riverside Precinct will help address the underlying strong demand from market segments - including baby boomers, and ‘double income no kids’ (DINKS) - who desire to live inner-city close to amenities, CBD and transport linkages.
The following key demographic trends have taken place within the Perth inner city area since the 2004 Master Plan: —— strong increase (25.4%) in households earning in excess of $104,000 per annum and a slight reduction in the level of lower income households being situated inner city since 2001 —— strong influx of residents who are of the age profiles 15-24 and 25-39 —— significant owner-occupier presence —— Perth Inner City population is to experience growth rates of between 6 and 7% greater than the Perth average —— high proportion of households with one car or less (68.1%) —— higher amount of part time or fully retired residents —— high level of dwellings (61%) being occupied by two or less persons —— strong overseas and Asian migration to the Perth Inner City since 2001
4.5 Market Conditions
4.5.1 Residential Market Significant increases in personal wealth and disposable income in WA have driven demand for water-based properties close to high-class amenities.
East Perth has been aggressively targeted by developers due to flexible height restrictions, potential river views and proximity to the CBD, which has resulted in a mass of development to occur in and around Riverside.
Riverside Master Plan Review / 29 High absorption rates have been experienced for unit developments in East Perth between 2004 and 2007 with a majority of stock selling within short duration.
The first half of 2007 saw several large projects launched to the market, and despite fears of a downturn in the property market sales to date for these projects have exceeded expectations. East Perth apartment supply for units has increased steadily since 2004 with developers identifying demographic shifts towards inner city, strong net population growth and lifestyle benefits of East Perth Precinct as influential factors. East Perth is to experience a substantial increase in apartment supply (280%) between 2007 and 2009 versus the previous 3-year period (2004 to 2006) from 444 to 1231 units.
There has been substantial sale price growth for apartment developments in Perth City Inner and East Perth since 2004. Rapid increases in construction costs, building materials and land values have contributed to ongoing price increases for new developments. These price increases have been absorbed due to significant gains in personal net wealth and disposable income by persons in WA has assisted in maintaining relative levels of affordability for new apartment product.
4.5.2 Office Market Demand for fringe CBD office locations such as East Perth is anticipated to remain buoyant in the short term which supports an increase in commercial floorspace.
Office supply additions of 360,000 sqm between 2009-2012 to the Perth CBD will address short-term supply constraints and pent up demand requirements with vacancy rates to return to approximately 10 to 13%.
An over-supply of office space may occur in the medium to long term with suburban office locations such as Herdsman, Belmont and Burswood planned to add 180,000 sqm of space to the market. With the potential addition of 500,000 sqm to the Perth office market over supply issues may occur in the Perth office market, which may impact office space development and provision within the Riverside Precinct. The mixed use potential afforded by the scheme, will allow the market to decide the mix vis-a-vis residential uses.
4.5.3 Retail Market implications Rapid wage growth and high levels of disposable income in WA are driving retail consumption and demand for retail expansion. Significant additions to retail space in CBD and Fringe CBD areas are being planned to support expanding office employment and population growth in Perth City Inner areas. The Riverside retail component will assist in servicing this demand, community activation and encourage connectivity between uses.
Lifestyle orientated sub-markets such as baby boomers and DINKS are driving demand for lifestyle retail services such as restaurants and cafés within close proximity to residences such as those proposed in Riverside.
Riverside Master Plan Review / 30 4.6 Changes in Built Form Assumptions
The broad structure of the 2004 Master Plan remains valid, but new building height limits and distribution should take into account proposed changes to Waterbank, WAPS and developments on Adelaide Terrace.
Since the 2004 Master Plan, Perth has continued to enjoy an ongoing surge in inner city high-rise property development consistent with buoyant economic conditions, long term property market confidence and population growth. Any earlier assumptions of continued medium height built form have been surpassed by a number of high-rise developments around Riverside.
Much of the residential development is occurring east of the CBD and is a clear reaction to Perth’s growing demand for high-rise and inner city living within easy reach and access to quality parkland and riverine environments. This is very different from the influences on the 2004 Master Plan. An alternative approach to treatment of Perth’s eastern inner urban ‘edge’ is proposed that provides a more flexible, yet robust framework for built form.
4.7 Government Policy
The Riverside Master Plan is consistent with the aims and objectives of State Government policy objectives including Network City and transit oriented development. Riverside will contribute significantly to optimising the use of existing infrastructure and provide urban communities with ready access to a broad range of employment, recreation and public transport opportunities.
The State Government’s policy Network City was endorsed in November 2005 after widespread consultation with the community. It is a response to the State Sustainability Strategy and is a strategic plan to accommodate growth across metropolitan Perth.
The principles behind Network City include: —— enhance efficiency of urban land use and infrastructure —— protect and rehabilitate the environment, and improve resource efficiency and energy use —— enhance community vitality and cohesiveness
The major elements of Network City are activity centres, activity corridors, and transport corridors. Activity centres are strong centres within which a range of activities are encouraged, and support effective public transport system in both directions along the corridor. It is a priority strategy of Network City to accommodate 60% of dwellings required for future population growth within existing urban areas. Opportunities for providing additional homes and jobs within existing urban areas are to be identified. Riverside is perfectly situated to deliver the principles of Network City.
The Department for Planning and Infrastructure’s Perth Light Rail Study prepared in August 2007 provides a feasibility study for a light rail alignment between Subiaco and East Perth. This study stems from Network City strategies and found the delivery of a light rail system to Perth to be feasible. All options presented in the study included a line connecting Riverside with
Riverside Master Plan Review / 31 the Perth CBD and Subiaco along Hay Street. The Riverside Master Plan responds to the potential for it in the future by ensuring that urban design and land uses can accommodate light rail and capitalise on its many benefits. Particular attention should be paid to detailed design in Hay Street between the Waterbank and Trinity Precincts where all options contained in the light rail study show as a termination point of the light rail. The Riverside Master Plan is consistent with the aims and objectives of Network City. Riverside will contribute significantly to optimising the use of existing infrastructure and provide urban communities with ready access to a broad range of employment, recreation and public transport opportunities.
4.8 Site Influences
Key to the design impact of Riverside is its role in defining and ‘presenting’ the extent of central Perth’s ‘urban edge’ to the Swan River and arrival to the city from the east and in creating important ‘first impressions’. The layout and design of buildings in Riverside will reveal an understanding of the city’s movement and spatial systems (the streets and parks) and the focus of activities. The review of the Riverside Master Plan again confirms the values placed on open space and the need for aspirational objectives to be met in architecture and the response to topography and the natural environment.
The opportunity exists for a closer relationship between city, land and water. Riverside enjoys a prominent topography in the Perth context with Waterloo and Nelson Crescents providing an eastern road pattern that expresses a distinct response to views and lot configuration. These natural features of the site have been used to positively inform the Master Plan, providing a plan that is both natural and intuitive, and one that will optimise the site’s opportunities. Preserving the key cognitive elements of the site will assist in the long term delivery of a robust urban design framework for Riverside.
Riverside offers constant reminders of its proximity to the Swan River and the earlier presence of low-lying water bodies within the area.
Riverside also enjoys a unique relationship with its landscape by virtue of the continuous open space frontage to the river and the width of the river itself. Riverside provides a transition from this regional and very open public realm to the regular ‘urban’ pattern of buildings and roads to the west. The Master Plan provides an important framework for a series of open space ‘destinations’ that are physically connected by streets and protected through building height controls and the application of view corridors from important vantage points.
At the centre of Riverside, the value of Queens Gardens as an important low- lying landscape and community focus will be enhanced by ensuring that it remains visually and physically accessible from all sides. The existing ‘green valley’ effect that follows the bottom of Perth’s crescent-shaped eastern escarpment through Riverside is an important landscape influence on built form.
This presence combined with existing sub-surface water movement offers the opportunity to express water as a unique feature of the urban Precinct and to take advantage of water treatment and recycling with an integrated urban water management strategy.
Riverside Master Plan Review / 32 Figure 8: Landscape Influences depicting important movement, visual corridors from the northern crescent ridge’; the presence and layout of landscape and urban structure.
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BUILT FORM VIEWS AND ACCESS LINES GREEN PEDESTRIAN LINKS THEMATIC VALLEY
Riverside Master Plan Review / 33 5. PRECINCTS
5.1 Queens Precinct
The Queens Precinct includes the former Metrobus Depot Site, Government Chemistry Laboratories and can afford increased development potential and height above podiums, consistent with Adelaide Terrace buildings.
An update of Precinct boundaries is proposed in the ‘2008 Master Plan update - Precinct Boundaries’ diagram above.
The adjustments to the boundaries shown in the 2004 Master Plan better reflect existing cadastral boundaries and land-ownership parcels between Trinity College, WACA and Gloucester Park. The revised Precincts will enable a logical basis for the preparation of development control provisions and for the staged design and construction of public infrastructure associated with the development of privately owned land.
5.1.1 Proposed and Approved Development The Queens Precinct was referred to in the 2004 Master Plan as the Depot Precinct and includes two major land holdings: the State Chemical Laboratories located on the corner of Plain Street and Adelaide Terrace, and the former Metrobus Depot. These have a combined total area of 4 hectares.
Since the 2004 Master Plan was issued, the former Metrobus Depot site has been subdivided and sold to the Frasers Property Group and the TRG Property Group. If developed in accordance with the current development approvals, the 6 lots will provide 330 new residential apartments and townhouses, a 129-suite serviced apartment building, 1,790sqm of commercial floorspace, and 1,940sqm retail floorspace including cafés and a convenience store.
Riverside Master Plan Review / 34 Figure 9: 2008 Master Plan updated - Precinct boundaries
Given that development approvals have been issued and construction commenced, a review of heights and building form on the site may be academic. However if EPRA was to revise building levels along Adelaide Terrace then these could be reasonably reset at 20 storeys.
Riverside Master Plan Review / 35 2004 Gateway 2008 Current % Change Development Yield Table - Queens Precinct (excluding Chemlabs) Master Plan Approved DAs Dwellings 323 330 + 129 42.1% Serviced Apartments Retail Floorspace 0sqm 1,940sqm 100% Commercial 400sqm 1,790sqm 347.5% Floorspace Civic Floorspace 0sqm 0sqm nil
Figure 10: Queens Precinct - 2004 Gateway Master Plan
Figure 11: Queens Precinct - Approved development shown on the former Metrobus site and updated Chemlabs site plan.
Riverside Master Plan Review / 36 5.1.2 Chem Labs The State Chemical Laboratories site (Chemlabs) site is situated within the Queens Precinct but unlike the balance of the Precinct, has not yet been developed.
A ‘health check’ review of plans for the Chemlabs has indicated the desirability of a smaller supermarket than previously proposed; and a corresponding increase in residential development. Some at-grade car parking is proposed in order to attract custom from passing traffic.
The revised plan continues to address the internal ‘main street’ as an important eating, shopping, general retail facility as well as a meeting place for local residents.
The existing Precinct plan embodied the following assumptions: —— 3,000sqm supermarket, which could potentially dominate the site and leave minimal room for other retail and commercial uses and parking. A supermarket of this size would also reduce the likelihood of other smaller supermarkets opening in the surrounding area —— supermarkets are major generators of community activity and it would be preferable to have several smaller ones throughout the city activating local neighbourhoods, rather than a single, large supermarket dominating the city’s east end —— parking is shown entirely in semi-basements and on the roof top of the supermarket and does not allow for any at grade parking which may detract from the activation of the Precinct. The accessway between the site and the adjoining Mineral House site can probably not be used —— maximum height of 10 storeys above the ground floor —— community/civic uses for two levels above ground floor retail.
Development Yield Table: Title 2004 Gateway 2008 Riverside % Chemlabs Master Plan Master Plan Review Change Dwellings 27 163 503.7% Retail Floorspace 4,000sqm 2,380sqm -40.5% Commercial Floorspace 1,730sqm 0sqm 100% Civic Floorspace 0sqm 0sqm nil
Comment: —— the lower dwelling yields generated in 2004 generally reflect the market advice at the time —— the potentially higher yields generated by the review reflect the objectives to attract high resident population that will activate and enjoy inner urban areas.
Riverside Master Plan Review / 37 5.2 WA Police Services Site
This site can afford increased development potential and as a high profile site requires exceptional design.
The WAPS site provides a unique opportunity for ‘icon’ development with vertical scale that can exceed surrounding development. The potential includes an opportunity for additional commercial development at lower levels in podium style accommodation fronting Adelaide Terrace. The WAPS site will accommodate significant new residential development whilst retaining the Police Headquarters building. Viewed from the Causeway, new residential towers and the Police headquarters building will sit within a landscaped setting and mark the commencement of Adelaide Terrace. The Hay Street environment is a lower scaled, more urban environment with orientation towards Queens Gardens.
Figure 12: Police Headquarters Precinct - 2004 Gateway Master Plan HAY ST Allow increased height in redevelopment if existing building not retained.
Consider increase to building ADELAIDE TCE heights and optimise yield in accordance with visual assessment.
Access to Police Headquarters site required for operational activities N
Figure 13: Police Headquarters Precinct - Master Plan Update
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Riverside Master Plan Review / 38 Development Yield Table – WAPS 2004 Gateway 2008 Riverside % Western Australian Police Master Plan Master Plan Review Change Service Site Dwellings 122 291 138.5% Retail Floorspace 0sqm 0sqm nil Commercial Floorspace 8,000sqm 12,500sqm 56.2% Civic 0sqm 0sqm nil
Figure 14: Western Australian Police Headquarters site redevelopment - View to the north from Causeway Interchange
Riverside Master Plan Review / 39 5.3 Waterbank
This site can afford increased development potential and requires exceptional design. The Waterbank Precinct plan has essentially been flipped over and varies from the 2004 Master Plan due to the findings of detailed geotechnical surveys.
Waterbank engages the river, with building ‘fingers’ that stretch out across a new water body to the north and provided dynamic view corridors into and through the site from Adelaide Terrace, Riverside Drive and The Causeway.
Built form links the site with the existing city via a continuous but perforated urban edge to the south, and creates a new urban environment with a unique character and identity.
Figure 15: Causeway Common Precinct - 2004 Gateway Master HAY ST Plan
CAUSEWAY
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Figure 16: Waterbank Precinct - Master Plan update.
N Geotechnical investigations revealing unstable foundation areas, acid sulphate soil depth and paleochannel.
Riverside Master Plan Review / 40 Development Yield Table - Waterbank 2004 Gateway 2008 Riverside % Change Waterbank Master Plan Master Plan Review Dwellings 335 407 21.5% Retail Floorspace 2,000sqm 4,700sqm 135% Commercial 4,500sqm 6,700sqm 48.9% Floorspace Civic/Cultural 0sqm 3,600sqm 100%
Building heights will generally be restricted to 20 storeys adjacent to the Causeway and Adelaide Terrace, with allowance for a 30 storey ‘iconic’ tower at the eastern gateway end of the site adjacent to the Causeway Bridge. The finger buildings adjacent to the Waterscape and river inlet will be limited to 8 storeys in height given their proximity to the waterfront.
The building footprint on the northern side of the river inlet adjacent to the boat launching facility has been increased in order to strengthen the built environment around the inlet.
In addition to the built form described above, Waterbank could potentially accommodate a number of floating, permanent boat pens adjacent to the finger wharves.
Figure 17: Architectural modelling - Waterbank Precinct
Riverside Master Plan Review / 41 5.4 Hillside
This site can afford increased development potential along the frontage to Nelson Crescent, with key icon sites and a street height to Queens Gardens between 3-6 storeys, with taller buildings up to 10 levels adjacent to Queens Gardens and 20 levels along Waterloo Crescent in order to prevent overshadowing of Queens Gardens. Its development can celebrate the ridge of Waterloo Crescent through built form, with views enhanced between taller buildings across the site.
A detailed review of the Hillside Precinct 4A Car Park has been undertaken. The revised Master Plan seeks to consolidate public parking at the eastern portion of the existing car park and to optimise development potential of the land.
Figure 18: Hillside Precinct - 2004 Gateway Master Plan WATERLOO CR Allow taller buildings setback over podium structures. Retain visual permeability for north- south sight-lines above podia
Retain principle of NELSON CR consolidating parking on this site.
Opportunity to rationalise boundaries N
A plan has been developed for the Hillside Precinct in accordance with sustainability objectives and vision of the Riverside Master Plan.
The Hillside Precinct comprises land that rises steeply to the north from Queens Gardens across four separate land holdings. Three of those are owned and operated by the City of Perth as the ‘4A Car Park’ providing some 800 at-grade parking spaces. The fourth is the adjoining western-most portion of Gloucester Park, used for car parking by Gloucester Park.
Hillside has been identified as “one of the most developable Precincts” within Riverside (2004 Gateway Master Plan); with commanding views over Queens Gardens, The WACA and beyond to the Swan River.
5.4.1 2004 Master Plan The 2004 Master Plan proposed redevelopment of the site with at-grade parking being replaced by a multi-storey car park for 550 cars. Ground floor development fronting the WACA provides a strong urban edge, with community recreation facilities being provided at the upper level.
Riverside Master Plan Review / 42 The 2004 Master Plan provided for 523 dwelling units and up to 800sqm of retail floor space in a series of apartment buildings up to eight storeys in height.
5.4.2 Vision Hillside will be redeveloped as a key residential node in the crest of Riverside. Important parking services will be reconfigured into a consolidated, multi-level structure surrounded by a mix of uses.
Development in Hillside will provide a strong urban living ‘frame’ to Queens Gardens. With consistent scale and built form fronting streets, taller buildings in strong architectural presence and dynamic form will rise up to 20 storeys based upon 3-6 storey podium, and several buildings along Nelson Crescent will be restricts 10 storeys to prevent over shadowing of Queens Gardens.
Buildings at the intersection of Wellington Street and Plain Street will be an important landmark at the north-western corner of Riverside. The site forms an important ‘top of the hill’ experience on entry into the Precinct from the north.
A strong built edge podium will similarly reinforce the curve of Waterloo Crescent on its northern boundary.
5.4.3 Design Philosophy Development of Hillside will celebrate the unique topography that is the eastern end of Perth’s central ridge. As the site falls from the north to south, the tallest buildings will rise above the northern portion of the Precinct.
Building height will step down towards Queens Gardens, minimising overshadowing of this important public space.
Buildings within a podium structure will rise to a height equal to the width of the street providing a dynamic yet comfortable human scale.
5.4.4 Plan Overview Hillside presents a series of taller urban pinnacles that rise in varied shape and form above consistent lower level podia. The taller buildings will make the corners of the Precinct, with the gaps between providing visual permeability of views between.
5.4.5 Streets and Open Space Streets around all frontages of Hillside lots will be addressed by podia no greater than the street width.
An east-west ‘street’ will run parallel to Nelson and Waterloo Crescents providing a local access way to similarly pedestrian scaled crescent.
5.4.6 Access and Movement Vehicle access and movement to and within Hillside will primarily be via the north-south Hale and Horatio Street with specific site garage access being created from a new, internal street.
Riverside Master Plan Review / 43 Nelson and Waterloo crescents will be retained as local access roads to traffic continuing further into the Hillside Precinct.
5.4.7 Parking Hillside will provide both on and off street parking and a study has confirmed that the eastern portion remains the best location for a major public parking facility in Riverside and that indicates the site can accommodate an increased level of parking for up to 800 bays.
The provision of private car parking within the development should be limited in line with a broader Riverside parking strategy designed to reduce the use of private motor vehicles and support the use of the high quality, frequent public transport available immediately adjacent to site.
5.4.8 Built Form Built form in Hillside will distinctively reflect the topography of the Precinct and the importance of places on surrounding streets.
The 2008 review places emphasis on retaining amenity in streets and the public realm as a key tool for guiding building height.
As such, buildings fronting surrounding streets should be limited to a podium height that does not exceed street width. This equates to podia of up to 25 metres (6-8 storeys) fronting Plain Street and Nelson Crescent; and 20 metres (4-6 storeys) fronting other streets,
Following a 45 degree height plane from the Nelson Crescent podium, buildings beyond an 8 metre setback would be able to rise to an approximate upper limit of 20 storeys at the north end of the site, adjacent to Waterloo Crescent.
By way of exception and in recognition of the visual prominence of the north-western corner, building heights could increase by an additional 25%.
These requirements, together with a requirement to space buildings above podium height, will provide for built form that reflects site topography, respects the human scale of public spaces, provides a strong built form and creates an interesting and dynamic urban profile.
Riverside Master Plan Review / 44 5.4.9 Summary The provision of Hillside as a large-scale development site will provide a rare opportunity for developers in Perth. Hillside will capitalise on the inherent value of Queens Gardens being on its doorstep, views across Queens Gardens to the Swan River, the ready availability of public transport, the proximity of the Perth CBD and in particular, the attractions of the development of the Waterbank Precinct.
The development of the multi-story public car park will provide the City of Perth with a strategic, long term commercial asset; or a private sector car park operator with a major new site in the city. Commercial evaluation of these options, alongside a Riverside Parking Strategy will determine the eventual car-park size.
5.4.10 Development Yield The yield table on page 44 provides an indication of the expected development yield for Hillside. Additional retail or commercial floorspace could be created adjacent the car park site fronting Nelson Crescent and the WACA.
A high density residential yield assists with the provision of critical mass in the population of Riverside.
Building height contours requiring podia of 3-6 storeys to all street frontage and limiting heights to a plane set at 45 degrees from the opposite side of Nelson Crescent.
An overall height limit of 20 storeys will apply with the corner of Waterloo Crescent and Plain Street being an exception at 25 levels. Height limits will prevent significant overshadowing of Queens Gardens during winter.
Figure 19: Hillside Precinct - Revised Master Plan
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Riverside Master Plan Review / 45 Figure 20: Hillside aerial view from the south
Hillside across Queens Gardens from the south
Development can be increased from that shown in the 2004 Master Plan. Whilst the principle of consolidating car parking on the eastern most portion of the Hillside Precinct remains valid, building heights can increase on the northern portion to reflect the higher topography. This may include up to 20 storey towers resulting in an increase in the dwellings yield from 523 to 708. This increase in height across the ridge will provide more dwellings with sensational views across the valley and over treetops to the river. Key breaks in the built form are to be maintained to enhance the visual amenity for new dwellings within the Precinct and existing dwellings on the northern side of the Hillside Precinct, and will maintain an appropriate scale and massing for users of Queens Gardens. Height limits will apply that protect Queens Gardens from winter overshadowing. The Precinct plan also incorporates an increase in height of dwellings facing Queens Gardens, with a combination of apartments and townhouses.
A landscaped internal street has been designed to run east-west through Hillside as a visual and physical link providing on-street parking opportunities and a chance to create interesting and attractive outdoor spaces.
Development Yield Table Hillside 2004 Gateway 2008 Riverside % - Hillside Precinct Master Plan Master Plan Review Change Dwellings 523 708 35.4% Retail Floorspace 800sqm 0sqm -100% Commercial Floorspace 0sqm 0sqm nil Civic 0sqm 0sqm nil
Comment: —— the lower dwelling yields generated in 2004 generally reflect the market advice at the time —— the potentially higher yields generated by the review reflect the objectives of EPRA and Network City to attract the required critical mass needed to activate inner urban areas.
Riverside Master Plan Review / 46 5.5 WACA, Gloucester Park and Trinity
5.5.1 Landowner Considerations As much of Riverside is in private ownership, the success of the Master Plan is heavily reliant upon privately owned land being developed consistent with the Master Plan vision.
The revised Master Plan provides a framework that recognises existing cadastral boundaries and the intentions of WACA and WATA. The latter have no formal status at the time of preparing this report. Proposals associated with Trinity College are still under development by the College.
This review has considered landowner aspirations and identifies a framework that will allow each to pursue redevelopment in a way that will enhance overall development of Riverside. The updated Master Plan incorporates the indicative proposals for redevelopment on the basis of assessing the land use, development intensity and design implications for each. The revised Master Plan makes allowance for the retention of a view corridor down Wittenoom Street to the River.
Whilst formal applications for development approval will be necessary, the updated Master Plan reflects a view on the potential development outcomes and height. This view has been used as an overlay onto the sites owned by WACA, Trinity College and WATA.
The figure below collectively shows the general proposals of the WACA, WATA and Trinity College at the time of advertising the Review.
Figure 21: Indicative Development Proposals - WACA, Gloucester Park and Trinity College
Gloucester Park
WACA
Trinity
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Riverside Master Plan Review / 47 5.5.2 WACA WACA redevelopment proposals are in principle consistent with the more intense use of high value urban land, however plans will need to address building height, orientation to external streets, use mix and site planning.
The Western Australian Cricket Association ground should be better integrated with the surrounding area. Early opportunities include the potential for under utilised land adjacent Nelson Crescent to be developed in a way that captures and ‘frames’ view corridors from Waterloo Crescent.
Future development of the remaining frontage to the surrounding Hay Street and Nelson Crescent will reinforce the activation of those streets. WACA is finalising plans for partial and full redevelopments of the site. This may or may not include public access through the site.
Figure 22: WACA Precinct - 2004 Gateway Master Plan
Opportunity for high development yield and icon building on surplus land.
HAY ST
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Figure 23: 2008 WACA Proposal
HAY ST
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Riverside Master Plan Review / 48 The WACA has submitted proposals for high-rise residential, retail and office accommodation around the site’s perimeter. Such proposals are (in principle) consistent with the use of such high value, inner-city land. The proposals will need to further address external presentation to and integration with streets, building heights, mixed use (particularly retail and commercial space) and site planning.
Development Yield Table WACA 2004 Gateway 2008 WACA % Change - WACA Master Plan Proposal Dwellings 30 540 (approx) 1700% Figures provided by WACA Retail Floorspace 0sqm 34,800sqm 3380% Commercial Floorspace 1,000sqm Civic 500sqm 0sqm -100%
Comment: —— the increase in dwellings and retail / commercial floor space reflects the WACA proposal, maintaining the development potential of the site whilst retaining the oval —— WACA has not specified the proportion of retail space. The viability of retail uses within Riverside will be sensitive to oversupply —— A height limit of 3 storeys through the view corridor on the eastern side of the grounds is appropriate and will assist in framing and preserving views to the river that are available to higher lying land to the north. —— The buildings on the south eastern corner of the WACA site have been increased from 10 storeys to 20 storeys. —— The Master Plan now permits buildings between 3-6 levels and up to 8 storeys subject to meeting specific criteria on the western portion of the site.
View over the WACA from above the Queens Precinct.
Riverside Master Plan Review / 49 The plan below shows the WACA design with the 2008 built form implications overlaid. This demonstrates where key view corridors and open spaces should be protected and where adjustments may be required.
Figure 24: Implications of Key View Corridors
HAY ST
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Figure 25: Response to 2008 WACA Master Plan
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Riverside Master Plan Review / 50 5.5.3 Gloucester Park The review has identified two key view and landscape/water connections which ideally will have a bearing on the location of built form.
Gloucester Park remains as an opportunity to house a substantial new urban community integrated with the existing ‘Claisebrook Village’ to the north and ‘Riverside’ to the south and west.
The style and form of development must be designed to optimise the attractiveness of the Swan River foreshore for higher level activities, including those currently proposed for the ‘Gloucester Circus’.
Together with WACA proposals to undertake development on surplus land, the opportunity exists to form an ‘icon/landmark’ scale of development framing views from Waterloo Crescent.
Economic analysis of Gloucester Park suggests that a commercial activity centre such as the proposed Gloucester Circus, would unlikely be viable and would be difficult to deliver in a coordinated way due to overlapping ownership boundaries. The revised Master Plan proposes a more local civic and recreational activity focus. The validity of the water inlet and how it relates to the ‘waterscape’ activities in the Waterbank Precinct is supported as a more passive and amenity based feature.
Figure 26: Gloucester Park - 2004 Gateway Master Plan
NELSON CR
WATERLOO CR
N
Riverside Master Plan Review / 51 Figure 25 was received from the Western Australian Trotting Association (WATA) for the redevelopment of Gloucester Park with the retention and realignment of the track with residential uses contained outside the track on the north, east and west portions of the site. The 2008 built form implications are overlaid in blue to indicate where key view corridors and open spaces should be protected. Provision for residential towers up to 12 storeys was initially indicated on the western portion of the site located on the Waterloo Crescent ridge and residential buildings up to 6 storeys were provided to the south-eastern and eastern portions of the site between the track and the existing road. There is the intention to create a built form that incorporates a prominent entry point on the western edge.
Figure 27: Implications of Key View Corridors
WATERLOO CR
NELSON CR
N
Gloucester Park 2004 Gateway 2008 % Change Development Yield Table - Gloucester Park Master Plan Gloucester Park Proposal Figures provided by WATA Dwellings 1396 1,400 +2.8% Retail Floorspace 1,000sqm unknown unknown Commercial Floorspace 4,700sqm 16,500sqm +350% Civic 0sqm 0sqm nil
Comment —— the reduction in dwelling yield reflects WATA desire to retain and increase the track size.
Riverside Master Plan Review / 52 Post the advertising of the Review, WATA submitted a revised plan with 20 storey towers set on 2-4 storey podia along Waterloo Crescent. The balance of buildings were indicated at 8-10 storeys by WATA. There is a desire to protect views looking south-east down Wittenoom Street to the river. In response as shown in Figure 27, the Master Plan has been modified to preserve that view corridor. The revised EPRA Master Plan permits between 3-6 storeys to the north of the Wittenoom Street view corridor and up to 20 storeys to the south.
Figure 28: Revised 2008 WATA Proposal
Figure 29: Response to Gloucester Park 2008 Master Plan
Riverside Master Plan Review / 53 5.5.4 Trinity The review has identified a more vertical campus in the future and key view and transit/pedestrian link through the site that may have an impact on the location of built form.
Given the likely increase in student numbers and in the increased provision of student facilities, buildings within the Trinity campus are likely to become more vertical in scale.
Built form should, however, continue to reflect the concept of ‘buildings in a landscape setting’, with a focus on height and intensity north of the existing playing fields. Opportunities for the shared use of school/community facilities should be sought.
Trinity College is undertaking strategic analysis of the development potential of its site for consideration by EPRA.
Figure 30: Trinity College - 2004 Gateway Master Plan
Provide opportunity for an active, urban water front development node
HAY ST
N
Riverside Master Plan Review / 54 Figure 29 shows Trinity with the 2008 built form implications plan overlaid. This demonstrates where key view corridors and open spaces should be protected.
Figure 31: Implications of Key Movement and View Corridors
HAY ST
N
Figure 32: Trinity College and View Corridor viewed looking north-west
Riverside Master Plan Review / 55 The extent of likely development on Trinity land or the adjacent foreshore has not been assessed.
Figure 33: 2008 Trinity College Master Plan Update
N
The updated Riverside Master Plan has been assessed against technical, sustainability and commercial criteria. These findings and this report support the imperative of developing Riverside in a coordinated approach to urban renewal consistent with the revised Master Plan.
Riverside Master Plan Review / 56 6. KEY FINDINGS
The 2004 Master Plan objectives and vision remain valid.
The key findings and recommended updates to the Master Plan therefore aim to reinforce the high value and importance of Riverside to central Perth, improve the built form outcomes and guidance for developers and provide a sound basis for managing ongoing redevelopment.
Formal recognition is given to increased development potential within Riverside, to better support the 2004 Master Plan sustainability objectives, both in response to population growth projections and the developing urban form of the Perth central area.
Key to the updates proposed for the Master Plan is a move away from prescription of uniform building height controls into the development of a built form model based on 6 level podia at street level and taller elements on top. The location and heights of such taller buildings will be determined by reference to criteria for achieving solar access and maintenance of view corridors. This will create a more cohesive streetscape and ensure the quality of a strong public realm.
The new built form model is demonstrated by new indicative building outlines within each Precinct within the update to the Riverside Master Plan. This is supported by the development of two new movement and visual corridors that will mainly apply to the future redevelopment of large- scale, privately owned land parcels. The general increases in residential and worker population provided for in the update will contribute to an increasing vibrancy of inner Perth and to the better activation of the Swan River through the Waterbank Precinct.
Riverside Master Plan Review / 57 The revised Master Plan for Riverside highlights a celebration and built form response to the topography of Riverside and how it sits against Perth CBD. The natural ‘ridge’ or high-point of Waterloo Crescent is ‘balanced’ by the built ‘ridge’ along the Adelaide Terrace alignment. A green ‘valley’ that projects from Queens Gardens to the Swan River provides the basis for a highly legible urban form and built form model for Riverside.
Whilst Master Plans do not necessarily require formal consultation, scheme, policies and design guidelines do require full public consultation under EPRA’s legislation. It is recommended that EPRA undertake a 30 day period of targeted consultation with key stakeholders and affected landowners on the 2008 Riverside Master Plan, prior the preparation of supporting statutory planning documents.
The statutory planning documents include: —— development of detailed Precinct Planning Provisions —— preparation and adoption of design guidelines for development parcels. This can occur on a Precinct by Precinct basis as required to facilitate staged development of land —— amendment of the East Perth Redevelopment Scheme —— staged lodgement of applications for development approval
The Master Plan review incorporates more detailed updates for the Hillside, Chemlabs, Waterbank and WAPS Precincts. Of the above, Waterbank is most readily able to be progressed and developed by EPRA. The above tasks could therefore be initiated immediately for Waterbank following adoption of the Master Plan Review. Some of the tasks could be undertaken concurrently. The preparation of Development of detailed Precinct Planning Provisions and subsequent Scheme Amendment will require a contemporary approach to the drafting and content of planning instruments and to development control processes. These should therefore be integrated with the current review of the East Perth Redevelopment Scheme.
Riverside Master Plan Review / 58 7. TECHNICAL REVIEW
7.1 Economic Activation, Pracsys
Given the scale and mix of user groups and estimated expenditure from the updated Master Plan, the Riverside Precinct can be expected to operate as an attractive, diverse and vibrant Precinct. If the principles of place activation are thoroughly addressed from the outset to maximise amenity, capitalise on attractions and encourage accessibility, Riverside should develop in a way that is consistent with its role as a sought-after inner city place to live, work and recreate.
Increasing housing density by developing modern urban residential Precincts within the City of Perth will start to address the existing self- sufficiency imbalance between workers and residents. The Network City Strategy target is for 20,000 dwellings in Perth by 2031. There are approximately 1,140 dwellings under construction in East Perth, which combined with the 3,400 now proposed for Riverside would bring the Perth City total to 11,800.
Compared with the original Master Plan, all Riverside Precincts have relaxed height restrictions and increased possible density in line with market demand and government objectives.
7.1.1 Population and Expenditure The latest yields propose increases in dwelling numbers, retail and commercial floorspace, resulting in additional residents and workers. These increased yields compare well with vibrant centres such as Leederville and Beaufort Street, Mount Lawley.
Riverside Master Plan Review / 59 Visitor numbers are also assumed to increase because of the greater retail floorspace on offer. This allows for greater choice of restaurants and bars, a bigger range of retail goods, and ideally more vibrant and concentrated centres of activity. The latest yields also propose to retain the racetrack, meaning Gloucester Park could continue to operate as a visitor attractor, albeit with less room for residential dwellings.
The latest yields show an increase in total resident uses, due to the extra dwellings, resulting in a rise in resident retail expenditure. Worker uses are predicted to increase in the latest yield scenario, due to greater commercial and retail floorspace. The changes in the latest yields could have the effect of increasing visits by people neither living nor working within the Precinct, due to increased retail floorspace and the retention of the Gloucester Park racetrack. A predicted 300,000 additional visits could occur each year, resulting in $11 million in extra retail expenditure.
Based on the latest yields, expenditure should be sufficient to cover the proposed 9520sqm of retail floorspace, provided Riverside develops as a unique destination with sufficient amenity and interest to attract visitors from a significantly wide catchment. However there is some uncertainty relating to proposals recently submitted by the WACA, which could significantly impact the viability of retail activity. This is discussed in the following section. It is also vital that the six principles of place activation are thoroughly addressed in order to encourage accessibility, pedestrian movement, purpose of place and control of strategic sites.
7.1.2 Location and type of retail tenancies To create a successful active place, vibrant retail and restaurants must locate at Waterbank or the Queens Precinct. Allowing too many dining options to locate in alternative nodes will cause competition for the available expenditure, as well as dilute the activity that should emanate from a central point. To maximise the success of the Chemlabs site, the supermarket and full range of food specialities should attract the weekly grocery expenditure of residents throughout the Precinct. The Hillside and Gloucester Park sites should only be allowed enough retail floorspace to satisfy basic resident convenience needs, but not affect Riverside’s strategic retail locations.
7.1.3 WACA The recently submitted (February 2008) WACA Master Plan proposes 34,800sqm of combined commercial and retail floorspace. Increasing commercial floorspace could provide sought-after office space in the current market and boost worker numbers and expenditure in the Precinct. However in the context of the proposed Riverside development, 34,000sqm is a very significant amount – equalling the total office floorspace currently in Leederville (which houses the substantial Water Corporation offices). Any suggestion that a large proportion of this floorspace be occupied by retail tenants is likely to adversely affect the Waterbank and Queens Precincts. Expenditure calculations showed that approximately 9700sqm of retail floorspace could be supported in the whole Riverside Precinct. The additional workers accommodated in the office space are estimated to support just 1,000sqm more retail space, to a total of 10,500sqm.
Riverside Master Plan Review / 60 With events as its main function, the WACA was to operate in a complimentary fashion to the retail and dining Precincts in Riverside, in effect increasing the Waterbank and Queens Precinct catchments, enhancing commercial viability and vitality.
7.2 Market Assessment, Colliers International
The development will see a continuation of the existing residential activity along Adelaide Terrace and will provide the opportunity for a variety of development forms ranging from low-rise construction along Hay Street to high-rise towers along Adelaide Terrace. An integration of mixed use, retail and commercial uses will be activated to form a strategic entry hub for the CBD.
7.2.1 Residential Market A two-tiered residential market is becoming apparent in the Perth Metropolitan area. Lower end ‘mortgage belt’ markets are starting to feel the effects of increasing interest rates, widespread fears of a slow down in the market along with affordability levels in these suburbs having reached maximum levels. Average selling duration for residential houses in WA now exceeds 60 days.
Top end of the property market consisting of well located properties close to water, beach, CBD or Western Suburbs still remains strong and buoyant with underlying demand from downsizing baby boomers and high wealth professionals. Significant increases in personal wealth and disposable income in WA have driven demand for water-based properties close to high-class amenities.
Recent market examples of water-based developments that have experienced extremely fast market absorption include Mirvac developments at Leighton, Burswood Peninsula and The Raffles. Mirvac’s recent release at Leighton of 48 apartments and 12 luxury penthouses were fully sold at first public offering with price ranging from $1.3 million to $9 million.
East Perth has been aggressively targeted by developers due to flexible height and plot ratio standards, Swan River and CBD amenity.
High absorption rates have been experienced for unit developments in East Perth between 2004 and 2007 with a majority of stock selling in a short period. Several residential apartment projects in the Perth CBD and East Perth areas sold strongly during 2006.
Certain residential apartment developments during this period were absorbed prior to official public marketing campaigns, while others have sold within a week of the official public launch date. The first half of 2007 saw several large projects launched to the market, and despite fears of a downturn in the property market sales to date for these projects have exceeded expectation.
East Perth apartment supply for units has increased steadily since 2004 with developers identifying demographic shifts towards inner city, strong net population growth and lifestyle benefits of East Perth Precinct as influential factors.
Riverside Master Plan Review / 61 East Perth is to experience a substantial increase in apartment supply additional (177%) between 2007 and 2009 versus the previous 3-year period (2004 to 2006) from 444 to 1,231 units (177%).
There has been considerable sale price growth for apartment developments in Perth City Inner and East Perth since 2004. Rapid increases in construction costs, building materials and land values have contributed to ongoing price increases for new developments.
These price increases have been absorbed due to significant gains in personal net wealth and disposable income by persons in WA has assisted in maintaining relative levels of affordability for new apartment product.
7.2.2 Dwelling and Household Typology Dwelling typology to be delivered by developers within the Riverside Precinct needs to be responsive to underlying demand for apartments (specifically 1 and 2 bedroom) and terrace style living from key market segments i.e young professionals and baby boomers who desire to be close to CBD and Swan River amenity.
Inner city household trends indicate 69.9% of inner city households own at least one car within the Perth inner city. East Perth apartment development trend analysis indicates 1 and 2 bedroom product are typically provided with 1 car bay and 3 bedroom and terrace house with two car bays.
7.2.3 Office Market Perth CBD office market continues to see strong growth in capital values and rents on the back of limited supply (0.7% vacancy rate) and strong underlying demand across all office grades. Demand for fringe CBD office locations such as East Perth is anticipated to remain buoyant in the short term as pent up demand for office space in and around the CBD continues on the back of business and employment growth.
Office supply additions of 360,000 sqm between 2009-2012 to the Perth CBD will address short-term supply constraints and pent up demand requirements with vacancy rates anticipated to return to approximately 10 to 13%.
An over supply of office space may occur in the medium to long term with suburban office locations such as Herdsman, Belmont and Burswood planned to add a further 180,000 sqm of space to the market. There is a potential for a total addition of 500,000 sqm to the Perth office market in the medium to long term.
7.2.4 Retail Market Consumer confidence, population growth, rapid wage growth and higher levels of disposable income in WA is driving retail consumption and retail expansion. Significant additions to retail space in CBD and Fringe CBD areas are being planned to support expanding office employment and population growth in Perth City Inner areas.
Lifestyle orientated baby boomers and DINKS are driving demand for lifestyle retail services such as restaurants and cafés.
Riverside Master Plan Review / 62 7.3 Traffic and Transport, Sinclair Knight Mertz
The Riverside development is well located to take advantage of an excellent public transport system through the implementation of Transit Oriented Development (TOD) principles in an inner city development. These principles are designed to encourage an appropriate mix and density of land uses to ensure that walking and cycling are viable travel options for daily and local needs. This includes a sustainable approach to parking supply, land use and transport integration and the provision of a permeable street and building layout.
The total estimated traffic generation for the Riverside development is 28,808 based on indicative yield figures provided by HASSELL as part of the 2008 Master Plan review process. This has increased from the estimated traffic generation from the original Master Plan of 2004 because the indicative development yield now being considered is higher than was the case in 2004.
Overall, it can be seen that daily the traffic generation from the current plan is likely to be around 22% greater than was estimated in 2003. However, this figure remains subject to variability based on the amount and type of retail floor space.
For the 2008 Master Plan, it is estimated that about 10% of total traffic could be fully internal with 90% travelling external to the site. On this basis, 25,927 vehicle trips/day would travel external to the site – an increase of about 15%. Overall, the conclusions in respect to the impact on the external street network are similar to that recorded in 2004, namely: —— the Causeway West intersection is the critical intersection in the network on capacity grounds now and will remain so in the future —— in theory, this intersection (i.e. Causeway West) would be overloaded during the evening peak period at full development of Riverside. In practice, some peak period drivers will modify their behaviour through peak spreading, change of route or by changing mode. Mode change in particular is considered to be a reasonably attractive option for some people in the future, given the good public transport proposed for the area.
While traffic will remain heavy on the major roads around Riverside, and congestion will be experienced during peak periods, this will be no different to other entry points into Perth City. The long term solution to congestion at entry points to the City must be to improve public transport. A transit- oriented development, such as proposed at Riverside, will have many advantages in reducing dependence on and use of car travel on a macro scale. These advantages are considered to outweigh any issues relating to local congestion, which can be managed.
Key features of the internal street network in the modified Master Plan are: —— extension of Hay Street into the Waterbank development —— new street on a north east/ south west alignment between the WACA and Trinity College A modified street system around Gloucester Park Whilst the proposed overall street network within the Precinct remains sound, there are some aspects of the plan that may benefit from further analysis and/ or modification as part of the validation and due diligence process. Riverside Master Plan Review / 63 Hay Street remains the most important distributor street within Riverside with a projected traffic volume of about 15,000 vpd. Access to Hay Street has already been determined and agreed west of Hale Street. Further detailed examination will be necessary for access between Hale and Trinity. Access to/ from WACA car parks along this section of Hay Street would need to be very limited and may have to be relocated to another street.
The estimated traffic generation from Waterbank is around 5,000 vpd. This is higher than desirable for the proposed a single entrance and the street layout proposed in the modified Master Plan. Further consideration should be given to this access arrangement during due diligence.
The section of Trinity Street between Hay Street and Nelson Crescent is shown in the modified Master Plan as a two lane two way road. It would be preferable for Trinity Street to be designed as a single lane boulevard treatment similar to Hay Street, with parking allowed on both sides and for coach and bus parking at certain times.
It is possible traffic volumes generated from the WACA development could be greater than 7,500 vpd. A detailed traffic management plan for the WACA would be required before development on this scale could be approved. Key issues to consider include the amount of car parking provided, the access arrangements from the car parks to the street system and the scale of development.
Hale Street is an important connecting street and is likely to carry traffic volumes of over 5,000 vpd. It would be desirable to relocate the existing bus layovers elsewhere given its function as a local street.
The modified Master Plan retains Nelson Crescent on or close to its current alignment. With likely traffic movements of over 5,000 vpd a roundabout, or more likely, traffic signals will be required at the intersection of Hale Street and Nelson Crescent. A Y-type intersection is shown immediately to the North of the WACA. This would most likely need to be a roundabout, or potentially traffic signals. The modified Master Plan shows a T-junction with Trinity Street. This is likely to require traffic signals or a roundabout. As a minimum, this section of Nelson Crescent would require redesign with a more urban feel that will assist in slowing traffic.
It would be preferable from a traffic management viewpoint to make provision for bus parking and pick up on the College side of Trinity Street. Trinity College has also expressed a desire to provide set down parking for children on the south side of Nelson Crescent, which is supported in principle, but it would require some design changes to Nelson Crescent, east of Trinity Street.
Riverside Master Plan Overview 20 March 2008. Sinclair Knight Mertz ‘Summary and Conclusions’.
Riverside Master Plan Review / 64