DRAFT CRONULLA CENTRE STRATEGY DRAFT CRONULLA CENTRE STRATEGY

Executive Summary

The purpose of this strategy document is to present a vision for the Cronulla Centre which makes provision for more housing opportunities, balancing increased development with the protection of the environmental, scenic and lifestyle values that create Cronulla’s unique character. The strategy also aims to improve the pedestrian experience and ease of use of the centre, including improved pedestrian connections, particularly between Gunamatta Bay, the railway station and commercial centre and the beach.

Cronulla is an iconic seaside suburb which is important as both a residential location and as a centre of tourism. The centre has the benefit of proximity to scenic waterways and natural areas. Cronulla is defined by the NSW Draft South Subregional Strategy as a Town Centre.

There is strong demand for new prestige flats in this premium location, which has led to Council’s review of the current planning framework. Cronulla is a favoured location for older Shire residents looking to downsize to apartments as well as young people wanting access to beaches and entertainment. Residents enjoy the beachside location and in turn support local businesses. New mixed use developments in the centre would improve the quality of the built environment and enliven the experience of the centre, while potentially making available a wider range of shops and services.

This review of the planning strategy for the Cronulla centre seeks a balance between allowing good quality development to occur, while preserving the existing relaxed ambience of the centre and improving the amenity and attractiveness of Cronulla as a place to live and visit.

The recommendations of this strategy for increased height and FSR in some locations are based on urban design analysis aided by computer modelling of potential building forms. This approach allows an understanding of the solar access, privacy and visual impacts of development on adjacent private land, the streetscape and public domain open space. The analysis shows that parts of the centre can accommodate additional building height. Mixed use developments in these locations could provide residential units with good solar access and views. The recommended height increases are not dramatic and generally allow 5 to 7 storeys, with some sites being limited to 4 storeys. Some changes in maximum floor space ratio (FSR) are also proposed but the changes are less significant.

The Cronulla Centre Strategy will inform the proposed Centres Local Environmental Plan and amendments to Sutherland Shire Development Control Plan 2006 (SSDCP2006). Underlying the Cronulla Centre Strategy are broad policies relating to housing, economic development and the environment which accompany this report.

Cronulla Mall

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STUDY AREA

The study area shown on Maps 1 and 2 comprises the area of Cronulla Centre which is zoned Zone 8 – Urban Centre under Sutherland Shire Local Environmental Plan 2006 (SSLEP2006), as well as adjacent areas currently zoned Zone 12 - Special Uses. Also included is the site of Cronulla Bowling Club between Wilbar Avenue and Croydon Street.

Map 1 Cronulla Centre and 800m radius (indicating walking distance from railway station)

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Map 2 Study Area: Cronulla Centre

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Demographic Context

The information below utilises 2006 census data. The communities at Kurnell, Bundeena and

are not included although it is acknowledged that they draw on the facilities of the Cronulla Centre.

The demographic indicators that are evident from the census data explain some aspects of Cronulla’s unique character. The centre’s vitality arises from the presence of a broad mix of age groups. Residents of all ages and a substantial number of visitors create a vibrant local community. Young people contribute greatly to this sense of vitality and are the primary users of the beaches and entertainment venues. Young people spend money on lifestyle, particularly fashion. They contribute to the energy and image of Cronulla that tourists are attracted to and are an important element of its marketing campaigns. Older residents bring wealth and demand for better quality buildings and public domain, as well as creating demand for fine dining and more upmarket boutiques. All these elements are positive aspects of Cronulla.

Cronulla has significant populations of both younger (18-24 year olds) and older (over 60 years old) people. Both populations have defined residential patterns; with younger people residing primarily in the northern areas of Cronulla and older style units, and over 60s primarily in the newer units around the centre and to the south. As a result of this mixed population, the median age of Cronulla is 39, slightly higher than the Shire average of 37. When broken down further to the collection districts of the census, the segregation of age groups is evident as one district has a median age of 29 and another 58.

Cronulla is an attractive area for lone person households. It has the highest percentage of lone person Cronulla Mall households in the Shire, at 37.9%. This is significantly higher than the Shire average of 21.4%. While this is a reflection of the type of dwellings available in Cronulla, it also highlights the need for a range of apartments in the locality to meet the needs of both young and older residents.

The population of Cronulla is relatively transient. Forty five percent of Cronulla’s population has moved in the last five years. The rest of the Shire had a relatively lower proportion of people who had moved address in the previous five years.

Residents of Cronulla are more likely to rent. The dominant housing tenure type is private rental.

Cronulla is also the area of highest residential density within the Sutherland Shire.

One of many outdoor dining areas in Cronulla

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Existing Function and Character

Cronulla is one of ’s iconic seaside suburbs. Cronulla Centre contains a wide range of retail,

business and community services and is linked directly to the other centres of Sutherland Shire and

Sydney by rail. The Centre is adjacent to a generous stretch of sandy beaches (Cronulla, Elouera and Wanda Beaches) within easy reach by rail of Sydney’s CBD. The centre is also adjacent to , close to the wetlands of Botany Bay, the cliffs of Cape Solander and Kamay Botany Bay National Park. Access to these natural environments gives Cronulla residents an outdoors focused lifestyle.

Cronulla Centre is zoned Zone 8 - Urban Centre under SSLEP2006 which is the highest order centre indicating its importance as a retail and residential destination. Some of the distinctive character and the sense of history in Cronulla arise from the centre’s remaining examples of original art deco buildings. This architectural heritage is acknowledged and protected by State and local heritage listings.

The unique setting and scenic qualities of Cronulla Centre makes it a valuable location for development, especially for new prestige residential flat buildings. New development has the potential to produce improvements to the built forms and public spaces of the centre, creating a more active and modern commercial centre. However, this must be balanced against the centre’s unique natural setting. This places responsibility on Council to protect the environmental and scenic qualities that create Cronulla’s value.

Unlike more urban Sydney beachside suburbs such as Bondi, Coogee, Maroubra and Manly, the Cronulla beachfront is not dominated by built forms. There is extensive public access to the waterfront. Although relatively densely populated, the streets of Cronulla are quite open in feel and have a relaxed Nicholson Parade, South Cronulla – 1960s residential flats with poor streetscape outcome ambience which carries through to the commercial centre. Associated with this is a substantial amount of trees and landscaping, and large parks. Through reasons of topography and history there are stretches of beach to the north of the centre where built forms do not dominate. For areas immediately adjacent to the beachfront, the current zoning, height and FSR controls also limit the intrusion of large scale developments on the beach.

The way that the land uses have developed in Cronulla over time is a function of the beachside location of the centre. Cronulla Centre’s shops and businesses have a tourist and leisure focus. Cronulla is also a town centre servicing the daily needs of a local residential population. The rail line means that people can readily commute by public transport out of the area for work, so the area combines many of the advantages of a suburban location and a holiday setting.

The area zoned as Urban Centre is characterised by mixed use development with shops and businesses on the ground floors, sometimes with flats above. Some sites in the centre are developed with 100% residential flats. The development of residential flats began in the 1950s, and has continued in waves of development since that time, including a period of intensive flat development in the 1990s. Under Council policy at that time, building height limits were higher and bonus floor space for tourist accommodation was available. As a result, the dwelling stock of the centre of Cronulla is of varying ages, sizes and quality.

A legacy of the pattern of development is that the centre and flat zones surrounding the centre are almost fully developed. There are many older style flats in both the centre and the residential flat zone, some of which are only 2-3 storeys in height. Many of these buildings do not meet the maximum allowable floor space ratio nor do they meet the current parking standards. The older style residential flats offer some affordable housing options with minimum amenity standards. Many are basic or poorly Ewos Parade, South Cronulla – Residential flats/mixed use with good streetscape outcome maintained structures, with poor or no landscaping . Often these buildings do not enhance the streetscape. Many of the less successful existing developments are podium style developments. This forces the building entry to be elevated above the footpath. This has the effect of alienating the entrance from the footpath and adjacent public areas, with little opportunity for landscaping at street level.

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Street Types and Precinct Characteristics

Cronulla Centre has been divided into four precincts as shown on the map overleaf:

Commercial Core,

East Residential, West Mixed Use, and South Residential.

Commercial Core Precinct is the core retail and pedestrian area within the Cronulla Centre including Cronulla Plaza and part of the retail strip on the Kingsway. The precinct comprises shops, cinema, post office and Cronulla Library with some older flats on Cronulla Street on the western edge of the precinct.

Located as it is on a peninsula, there is limited road access to Cronulla Centre. The Kingsway, a major six lane road, is the main road access. Cronulla Street, which is pedestrianised for part of its length, is the north south pedestrian access spine of the centre, and occupies the ridge line of the peninsula. Gerrale Street , Croydon Street and Cronulla Street are the main vehicular streets. Gerrale Street is the access road into the East Residential Precinct and to South Cronulla from the north. The precinct has residential and mixed use development extending east from Cronulla Plaza retail area to Gerrale Street. This precinct also includes Northies Hotel on the Kingsway. The current height limits for lots in this precinct is generally six storeys, although under previous plans some taller and bulkier residential blocks have been built, up to 14 storeys in height.

The close proximity of the East Residential Precinct to the key attractors of the area create its key defining characteristics. The area is adjacent to both beach and shops and is book-ended by large beachside parks - Dunningham Park and Cronulla Park. Consequently the scenic sensitivity of the area Cronulla Mall: Successful pedestrian shopping street. is high and it has intensive pedestrian and vehicular use. Some developments are mixed use with cafes and restaurants at street level, providing a lively street scene. The mix of uses and proximity to the beach means that there is potential for conflict between residential amenity and intensive public use, for example in demand for parking, noise and business deliveries

The West Mixed Use Precinct is at the western edge of the centre zone at the interface of the adjoining residential flat zone on Wilbar Avenue. The precinct is occupied by two and three storey residential flat buildings, the Cronulla Bowling Club, a backpackers’ hostel (on the Kingsway) , a Telstra Depot, Department of Housing residential development and commercial properties. This precinct also includes shops on the northern side of the Kingsway, marking the western vehicle entry to the centre. The existing developments vary in age and quality. Current controls allow development to four storeys. The West Mixed Use Precinct is the least scenically sensitive precinct in the centre due to its location west of the commercial core and being furthest from the beach. The precinct’s southern edge is Purley Place and the elevated railway line. The area provides a transition between the commercial core area and the residential flat buildings to the west. The land falls to the west. Croydon Street in this precinct is narrower than surrounding urban centre streets and has elements of a service street. The three storey Council car park structure dominates the street. Development on the western side of Croydon Street is generally small scale with some recent three storey development.

The South Residential Precinct is located to the south of the commercial area, between the beach and the bay, and contains the railway station. This precinct has a high proportion of older style two and three storey residential development, as well as St Aloysius Catholic Church and school. The precinct is the location of the Cronulla RSL Club and heritage listed corner shop buildings. Tonkin Street, at the head of Gunnamatta Bay, is also part of the precinct. The precinct is characterised by its scenically sensitive location, being in close proximity to both Cronulla Beach and Gunnamatta Bay, and is bordered by parks to the north and the residential flat zone to the south east. The precinct lies between two great attractors: Gunnamatta Bay and Cronulla Beach. The railway line and a level change are Gerrale Street: main vehicular route to South Cronulla significant barriers between these two locations, particularly for pedestrians.

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This map shows existing building heights in Cronulla Centre.

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Existing Planning Context

Uses, Building Height, Floor Space Ratio and Building Setbacks Surf Lane and the southern section of Gerrale Street. Residential development in these areas consists The current main planning instrument is Sutherland Shire Local Environmental Plan 2006 of older style brick three and four storey walk-up apartments. The current height limit in these areas is (SSLEP2006), containing zones, permitted uses, height and floor space ratios. Supporting this is between four and six storeys. Sutherland Shire Development Control Plan 2006 (SSDCP2006), providing design guidelines and more detailed development standards. The current suite of development controls is not delivering sufficient housing to meet the needs of Shire residents wanting to move to high quality residential units in Cronulla. Current development yields are Under SSLEP2006, Cronulla Centre is zoned Zone 8 – Urban Centre. The zone allows a very broad insufficient to encourage the redevelopment of existing properties. Also, very little commercial or mixed range of permissible uses covering all service, commercial and retail uses as well as residential units as use redevelopment has occurred in Cronulla. However, economic viability is not the only consideration part of mixed use development. On the edges of the centre, some sites have been identified as being for increasing height and density. Residential and public amenity must be maintained to protect the suitable for 100% residential use. For Cronulla Centre, the DCP currently requires a mix of 60% valued qualities of the area. (minimum) retail and commercial floor space with the remaining 40% allowed to be residential development. This requirement has been reconsidered in light of the limited development in this centre in recent years. While active street frontages are considered important, the 60% required percentage of commercial is undermining the economic viability of redevelopment in the centre. In an economic climate where development is difficult, it is appropriate for the requirement for a minimum 60% commercial use to be removed and replaced with a requirement for an active street frontage in the commercial core. Varying this control will allow more residential units to be created in response to local demand.

Floor space ratio (FSR) is a measure of the intensity of development. In combination with height and setback regulations, FSR determines the size and shape of a development. For example, at a height of one storey, a building with an FSR of 1:1 (with no setbacks) would cover the whole site. If it was two storeys in height it would cover half the site.

A large portion of the Cronulla Centre has an allowable floor space ratio of 2:1 under SSLEP2006. Two sites have a larger floor space ratio of 3:1 (Northies and Council’s car park in Croydon Street). The Cecil residential flat building was built under a previous LEP to a higher FSR than currently allowed. Other sites on the edge of the centre zone (southern section of Gerrale Street, Croydon Street and the Kingsway) have lower floor space ratios of between 1.8:1 and 1.2:1 with a height limit of four storeys.

Under SSLEP2006 the height controls in Cronulla Centre range from three to six storeys. Two gateway sites (Northies and Rydges) have height limits of eight storeys and these sites have already been developed to their potential. Other sites around the centre have previously been developed to heights in excess of six storeys, allowed under a previous DCP.

Recent Development Trends

The commercial core of the centre currently has a general three storey height limit and an FSR of 2:1 for most sites. Council has developed a library and multi storey public carpark in Croydon Street with an FSR of 3:1. A high quality commercial development has also been completed at 2-6 Cronulla Street on the Kingsway with a height of four storeys and an FSR of 2:1. However, there is very little other development in this area under the current development standards. Kingsway: Recently completed attractive commercial building Gerrale Street, a premium location for residential flat development, is mostly developed. As a result of a planning proposal submitted by the developer for the site and supported by Council, SSLEP2006 Amendment 11 was gazetted. The amendment permits a height of nine storeys and an FSR of 3:1 for development at 19-21 Gerrale Street.

Residential development in Cronulla Centre is also located to the west of Cronulla Plaza, in the block bounded by Croydon Street and Wilbar Avenue, and to the south of Cronulla Plaza on Laycock Avenue,

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SSLEP2006 Zoning Map, showing existing height limits in storeys

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Cronulla Centre: Strengths, Constraints and Opportunities

Cronulla Centre Strengths

Proximity to waterways and beautiful natural environment: Cronulla benefits from its proximity to

waterways and natural areas of great environmental and scenic value. Its unique beachside setting and accessibility make Cronulla Centre an important asset for Sutherland Shire, and a valuable location for redevelopment, especially for prestige residential flat buildings.

Increasing residential population: An area on the Kurnell Peninsula has been rezoned for residential development which will create around 450 new dwellings within close proximity to the beach. These dwellings will increase the demand for services within the Cronulla Centre and provide a catalyst for new development in the area.

Economic importance as a centre for tourism: The many recreational options and scenic values of Cronulla are the basis of its tourism industry. Cronulla is the main tourist destination within Sutherland Shire and as such is economically important to the region. There is potential for tourism to grow in Cronulla. The NSW Draft South Subregional Strategy classifies Cronulla as a Town Centre and acknowledges its status as a Metropolitan Attractor, drawing local and international tourists with its iconic beaches.

Landscaped public open space and public domain areas: Cronulla contains significant areas of Gerrale Street has a popular cafe outdoor eating area which could be made more pleasant open space. On the ocean side, , Dunningham Park, the Esplanade, Cronulla with improved paving and landscaping Park and Cronulla Beach form a significant open space and recreation area. Popular surf clubs are located at North Cronulla and Cronulla Beaches. The recreational areas are enjoyed by Shire residents and visitors, and are heavily used during summer and weekend periods. Council is currently upgrading Cronulla Park and Oak Park, and preparing a master plan for Dunningham Park. On the Gunnamatta Bay side of Cronulla there are also a significant number of open spaces and recreational activities with Gunnamatta Park and Tonkin Park the two most popular areas.

A number of landscape settings, trees and archaeological items in the centre are protected by local heritage listing: these include Monro Park, Cronulla Beach and Cronulla Park, Dunningham Park, Tonkin Park, street trees at Wilbar Ave, the rock pool between North Cronulla and Cronulla Beaches, and the Esplanade.

Views: Cronulla has a valuable legacy in its large areas of open space and particularly its foreshore reserves. It is important that views of scenic value available from public spaces, footpaths, parks and reserves are protected. The public enjoyment of these spaces should not be eroded over time through over-shadowing impacts or excessive intrusion of building bulk and scale. As densities increase over time, public space will become even more valuable to the community.

Holiday atmosphere: The distinctive seaside/holiday ambience of Cronulla is an important quality of the centre. It is particularly important for the centre to maintain a feeling of openness and connection to the natural environment. Good solar access to public spaces contributes to this quality, as do the generously sized parks on the waterfront, and landscaping in public and private spaces.

Cafes and restaurants close to the beach: Gerrale Street is a café and restaurant precinct with a strong concentration of eating establishments. Peryman Place, at the junction of Gerrale Street and the Kingsway, is a prime eating location with views of the beach frontage and Dunningham Park. This activity benefits the public domain by enlivening the streets and offers the great attraction of dining with ocean and park views.

Surf Road and Ocean Grove Avenue are streets linking Cronulla Plaza with the beach. Restaurants and Monro Park entrance: Established trees cafes on these streets also offer great people - watching opportunities and enjoyment of the beachside holiday atmosphere.

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Art deco heritage buildings: Some of the distinctive character and the sense of history in Cronulla arises from the centre’s remaining original buildings in the art deco style. The is listed on the State Heritage Register. Six buildings within Cronulla Plaza are listed as local heritage items, including the Commonwealth Bank, Post Office and School of Arts. Other heritage buildings in the centre are “Thornton Hall” (part of St Aloysius School), corner shops at Nicholson Parade, the Masonic Temple, North Cronulla Surf Club, St Andrew’s Church of England, Cronulla Surf Club, and the Cronulla Sports Complex. These early buildings give Cronulla a unique character.

Concentrated retail core: The Cronulla Mall is a unique and successful shopping destination. It is also a critical element in the desirability of Cronulla Centre as a place to live and visit. Many of the shops have a tourism and leisure focus, including surf and fashion shops, and cafes and restaurants with many opportunities for outdoor dining. The Mall is oriented in a north – south axis and consequently solar access is good along its length.

Care needs to be taken to ensure that new development does not erode the positive aspects of the mall. Continuous shop fronts are essential and solar access should not be compromised.

Permeability: The street and lot structure of Cronulla Centre has the advantage of consisting of small

blocks with a pattern of back lanes, so that many lots have more than one street frontage. This provides reasonably good pedestrian permeability within the centre, a particularly good attribute in a place where there is a strong desire to cross the centre from west to east. Some shortcomings in connectivity are examined in the constraints section below.

The western side of the centre is where the shops, train station and vehicular/ pedestrian arrival points are located. The east is the location of the beach, ocean side parks, cafes and the Esplanade walkway. This ease of movement should be improved by protecting and widening existing pedestrian walkways and making them more attractive and comfortable with increased tree planting.

Care needs to be taken that pedestrian links are attractive and safe. Passive surveillance is critical to Heritage listed Art Deco bank building in Cronulla Street ensure public safety. Overlooking from residential units and night time businesses such as cafes/restaurants are key factors in achieving passive surveillance.

Vitality: The centre has a vibrant atmosphere, partly resulting from the presence of a broad mix of age groups and people seeking entertainment, particularly catering to young residents and visitors. There is significant night time activity in the Plaza with a number of restaurants offering outdoor dining, two bars, a nightclub and live music venue. Beyond the plaza is the North Cronulla Hotel (Northies), a large pub/bar venue with capacity for 1600 patrons. Two clubs, the Cronulla RSL and Club Cronulla, offer a variety of drinking and dining options.

Cronulla Street: Outdoor eating enlivens the centre

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Cronulla Centre Constraints Small lots and fragmented ownership: In common with other established centres, the combination of fragmented ownership of small lots and the requirement of supermarkets for large lots makes it difficult Bay to Beach connectivity: The railway station constitutes a strong visual and physical barrier to expand the retail environment. between Gunnamatta Bay on the western side and the commercial centre and the beach on the eastern side. Existing pattern of ownership: Redevelopment of older style residential flat buildings is made difficult by the pattern of ownership. The fact that these properties are already strata subdivided means that Railway Station to beach connectivity: Pedestrian access ways from the railway station to the beach they cannot be easily redeveloped, leading to pressure for increases in heights and floor space ratios to are not well marked or visible enough, so way finding is difficult without prior knowledge. The wide make redevelopment economically viable. The need for all strata unit holders to agree to development roads dominated by traffic are unwelcoming to a new arrival by train and a barrier to relaxed pedestrian decisions means that it is also difficult to refurbish the existing older style buildings. Redevelopment ease of use of the area. often results in fewer units being realised on each site because old unit blocks rarely comply with current development standards such as onsite parking requirements, landscaped area and setbacks. Poor sense of arrival: Arrival in the commercial centre by car on the Kingsway is not well indicated by the architecture. Existing unsuccessful built forms: Many of the less successful existing developments from the 1970s-1990s are podium style developments. These developments have parking which is partly Railway Station as barrier: Pedestrian access from the commercial centre to Gunnamatta Park and elevated above ground level for ventilation. This forces the building entry to be elevated above the Bay, and to the Bundeena Ferry Wharf is poor. The railway land is a physical barrier to access. The footpath. This has the effect of alienating the entrance from the footpath and adjacent public areas, with current treatment of pedestrian ways with no tree planting is a further deterrent to pedestrian access to little opportunity for landscaping at street level. Waratah Street and hence to Gunnamatta Park. Some older residential flat buildings in the centre (pre 1980s) are very basic in their amenity. This is a Traffic access/ Parking: The road system is constrained by the location of Cronulla Centre on a style of residential flat building common in North Cronulla, but some of these flats are also in the centre peninsula and by the topography. There are only two roads out of South Cronulla, leading, at times to area. The buildings are simple two, three or four storey walk - up flats, typically without balconies and significant delays. Similarly, the relatively high density of development and low provision of parking in with facades unrelieved by articulation. These older flats often provide affordable accommodation. older developments creates strong competition for on-street parking spaces. However, many are poorly maintained with little or no landscaping. These older buildings often detract from the quality of the streetscape. The high rate of weekend visitors to the beach produces localised congestion, parking problems, and conflicts between access and parking needs of local residents and visitors. In this respect, Cronulla is similar to other beachside tourist areas such as Manly and Bondi. However, the problems are exacerbated by the low use of public transport.

Land use conflicts – Entertainment: One of the primary challenges for Council has been how to manage and minimise conflicts arising from the operation of late night trading premises and the safety and amenity of residents and neighbourhoods. SSDCP2006 provides provisions and environmental specifications that address concerns raised by residents regarding noise and anti-social behaviour, without being so restrictive that it may undermine the potential for night-time economies.

Limited tourist accommodation: Cronulla offers only limited accommodation for tourists. This is viewed as a constraint to the growth of the tourist sector and economic growth in the locality generally. While tourist accommodation of all types is permissible in the centre, the value of residential units effectively out-bids tourism operators from the market.

Public safety: Most existing lanes are narrow secondary spaces without adequate footpaths. Surf Lane is used as service access to the shops on Cronulla Plaza and its current configuration results in poorly managed loading and parking, with little regard for pedestrian safety. Redevelopment should seek to achieve better pubic outcomes and improved safety.

Some public spaces in Cronulla, including some parks, do not have active street fronts and are not overlooked by residential development, reducing their safety. The form and siting of new development should seek to address areas where public surveillance is currently poor. Surf Road, Cronulla – Typical 1960s flat development The Cecil Apartments, Gerrale Street was contributing little landscaping to the street approved with bonus height to make provision No large supermarket: While Cronulla is not currently well-served by shops that serve the daily needs for tourist accommodation of residents and has only two small supermarkets, with increased population, demand will grow. There is a need to meet daily shopping needs closer to home, particularly if traffic congestion is to be avoided. Ensuring all services are available locally will also make it easier for an ageing community to remain independent longer.

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Cronulla Centre Opportunities

Growing residential demand: Demand is growing for residential accommodation in Cronulla, particularly for older residents. Cronulla is a premium location for retirees downsizing from large prestige homes to this convenient location with its attractive beachside lifestyle opportunities. Although household sizes are small, the trend is for older residents who can afford it to demand large high quality apartments with large balconies. The demand will be a catalyst for redevelopment in the centre.

Tourism demand: There is potential to expand tourism retail/ café and restaurant commercial specialisation in Cronulla Centre.

Growing consumer demand: The completion of the Greenhills neighbourhood north of Wanda will create significant new demand for goods and services. Cronulla Centre needs to have the capacity to meet this growth in demand. It will improve the viability of existing businesses and provide a catalyst for growth and change.

More can be made of Cronulla’s natural assets: For a busy urban location, Cronulla has a wonderful legacy of parks, foreshore reserves, beaches and bays. This space and the recreational opportunities is the key attractor of Cronulla for all ages and income groups. The quality and useability of these open space assets can be enhanced by improving the landscape quality and accessibility of the spaces between them. Essentially, the landscape within the parks and reserves needs to be “pulled” into the streets so it becomes a defining character of the centre.

Improve the sense of arrival from the railway station: A large proportion of visitors arrive at Cronulla by train, yet this offers a poor sense of arrival. The image of Cronulla could be enhanced if the area between the railway station and the beach gave more priority to pedestrians. Clear, wider access points to the beach, more landscaping and less hard surface would make it a more pleasant Cronulla Railway Station – State Heritage listed Art Deco building: the footpath areas experience. Similarly a clear and accessible path of travel to Gunnamatta Park and the Bundeena beside the station could be improved for pedestrian comfort and orientation Ferry would improve user experience of the centre.

Oak Park: Cronulla offers extensive areas of waterfront which are accessible to the public

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Proposed Strategy

The Cronulla Centre will be a vibrant and attractive mixed-use centre characterised by its relaxed

beachside atmosphere, high quality landscaped public domain and beautiful natural environment.

The centre will provide housing, retail, and commercial development, tourism facilities and community

services. Ground floor shops and cafes will further enliven the pedestrian environment, and additional

landscaping will improve the pedestrian experience of the centre. A further aim is to improve the

pedestrian ways between the railway station and the beach.

Cronulla Centre’s primary retail and commercial focus will be in the area designated as the Commercial

Core, centred on Cronulla Mall. A secondary area of retail and commercial uses is designated as West

Mixed Use: along the Kingsway east of Gosport Street and on Croydon Street. Development in the

primary and secondary areas will typically provide active shopfronts. Mixed development will also occur

in the area designated as East Residential (Gerrale Street). In secondary areas it is anticipated that

ground floor uses will include cafes and restaurants, some with outdoor eating areas, with residential

units above.

Centre Aims and Objectives Pedestrian pathway to Cronulla Beach 1. Encourage redevelopment of older buildings in Cronulla Centre while maintaining adequate solar access to public places and existing dwellings, and retaining the relaxed beachside ambience and amenity of the centre.

2. Balance the need to protect the amenity of existing and future residents with the economic requirement to encourage business and tourism development in Cronulla.

3. Enhance the vitality of the streets of the centre by creating additional outdoor cafe and dining opportunities in appropriate locations.

4. Improve the pedestrian experience and useability of the centre by improving centre permeability and connectivity, especially the east - west connections between Gunnamatta Bay, the railway station and the beach.

5. Improve the usability and appearance of the centre by creating a comfortable and attractive pedestrian environment.

6. Improve the appearance and amenity of the centre with strengthened street tree planting and improvements to landscaping.

7. Provide for the needs of older people through more accessible housing, improved civic spaces, good accessibility to shops, businesses and public transport.

8. Encourage high quality architectural design in development that is appropriate to the scale and character of the different areas of the centre. Outdoor dining areas in Cronulla Mall

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Key Actions

1. Increase height and density where appropriate to reflect precinct character, and improve

redevelopment potential.

2. Amend the DCP to guide future development. Development will include:

ground floor shops which activate streets commercial space tailored to current business needs upper floor residential flats which comply with the design standards in SEPP 65 – Design Quality of Residential Flat Development and the Residential Flat Design Code. lot amalgamation patterns which allow for a practical underground car park design and safe vehicle movement.

3. Maintain solar access to public areas of the town centre, particularly in Cronulla Plaza and other footpaths and shopfronts where cafes and outdoor eating are located or planned.

4. Retain existing cross - block pedestrian paths, and improve pedestrian paths where possible

5. Improve the pedestrian experience of the area between the railway station, Cronulla Beach and South Cronulla.

6. Improve the public domain through street tree planting and landscaping to public areas, and required landscaped setbacks in some locations.

7. Allow flexibility in the provision of commercial and residential floor space.

8. Define areas where active street fronts are required. Southern section of Cronulla Mall – improvement to paving and landscaping have made more 9. Increase potential to create quality commercial space at street level to encourage a wider range of opportunities for outdoor dining and improved public amenity shops, food and entertainment to support tourism.

10. Rezone the site occupied by Cronulla Bowling Club (located between Wilbar Avenue and Croydon Street), currently zoned Zone 15 Private Recreation, to Zone 8 – Urban Centre to facilitate the expansion of the centre.

11. Lobby Transport NSW to provide direct access to railway station from western side, to improve accessibility from Gunnamatta Bay and Bundeena Ferry Wharf for people with disabilities and older people, and support tourism.

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Traffic

creating the greatest delays for motorists during the journey to work and measures will need to be To gauge the impact of increasing residential density in Sutherland Shire on traffic, Council applied at key intersections to mitigate the problem. The development of the F6 corridor, in its entirety commissioned a traffic study from traffic consultant Road Delay Solutions Pty Ltd to determine to what or in part would provide additional capacity in the road network to relieve some of the pressures caused extent the local road network will be impacted by future population growth, including the proposed by the forecast growth, but it is not known when or if the F6 will be developed. increase in dwelling numbers in Cronulla Centre. The consultants developed traffic scenarios for 2010 (base case) and 2031 using Council’s strategic computer based traffic model ‘Netanal’. The study The traffic study shows that while traffic congestion will increase in 2031, the relatively minor increase in concluded that: dwelling numbers under the Centres Strategies will have no significant impact on these traffic conditions in the Sutherland Shire. Road congestion is much affected by traffic passing through Sutherland Shire, “Generally future traffic conditions within the Sutherland Shire reveal only a marginal decrease in and by the poor performance of key intersections. Improvements to key points in the network need to operational performance at key intersections as a result of the small anticipated growth over the coming be a priority if congestion is to be eased in the future. years.”

The Netanal traffic model simulates traffic movements based on the demand for trips between zones (origins and destinations), incrementally assigning vehicular traffic onto a computer based road network of arterial roads, sub-arterial collector roads and selected local roads. Parameters such as link (road) capacity, speed and distance are used to determine the relative travel delays on the road network and at intersections.

Data on future population growth and land use activity used in this model has been based on information supplied by Sutherland Shire Council, the NSW Department of Planning, RTA and Bureau of Transport Statistics. The additional dwelling numbers proposed in the centre strategies are included in the model. The Sutherland Shire model is cut from a broader Sydney Metropolitan traffic model (validated by the RTA) to better simulate local and regional influences on traffic growth and the impact of through traffic.

The influence of significant future programmed and conceptual infrastructure is included in the traffic model such as the widening of the M2, M5 Motorways, Mona Vale Road and Elizabeth Drive, increased provision of bus services in the South West and North West growth areas and duplication of the Richmond rail line. However, with regard to the F6 freeway, a decision was made not to include it in the traffic model as it would mask any impacts from the growth forecast in the Shire and would best reflect a “do nothing” scenario. Similarly the planned redevelopment of Port Kembla has been excluded from the model due to the uncertainty of the plans.

Model Outcomes

With regard to traffic conditions in 2031, it is forecast that the performance of the road network will decrease only marginally, but the impacts will be concentrated at a number of key intersections and mitigation measures will be required. These intersections are:

- Taren Point Road, Holt Road and Toorak Avenue, Taren Point - Taren Point Road and Parraweena Road, - President Avenue and Kareena Road, Caringbah - President Avenue and Acacia Road, Sutherland - Princes Hwy and the Boulevarde, Kirrawee - Princes Hwy and Acacia Road, Sutherland - Princes Hwy and Heathcote Road, Heathcote.

It is estimated that by 2031 the will carry a weekly average of 56,000 vehicles through Kirrawee and 85,000 across the , making it the highest trafficked road in the Shire. The model suggests that the operational performance of the Princes Highway will be responsible for

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Building Forms and Public Domain

Commercial Core Precinct: Maintaining and enhancing the role and function of the central shopping area is of critical importance. The intention for the precinct is to maintain the character of Cronulla Plaza as a low density village shopping strip. There are several heritage buildings in the plaza which are two storeys in height. Their scale should be respected in any addition to the streetscape Another principle is that height and building envelopes be restricted to protect solar access to Cronulla Mall and the outdoor eating venues.

As shown in the Potential Built Form Plan, a maximum two storey facade height to the mall is recommended, with an eight metre setback before a higher building element up to 19m (five/six storeys). Sites on the eastern side are long with dual street frontage to Surf Lane. The rear lane provides service access for shops and flexibility for use as potential mixed use developments. A maximum height of 19m is recommended to allow mixed use development with residential flats above shops.

East Residential Precinct: This area is characterised by relatively high density development with taller buildings than elsewhere in the centre. The current height limit is six and nine storeys and Gerrale Street also has the Cecil Apartments at fourteen storeys, two developments at nine storeys and some buildings at eight storeys. The overall effect is a denser streetscape than elsewhere in the centre. Some buildings have no front setbacks and the ground floor of these developments have commercial uses. Landscaped setbacks for some buildings, especially those with trees, contribute greatly to the character of the precinct. Further opportunities for landscaping, especially tree planting, should be identified and existing trees protected.

The intention for this precinct is to optimise the redevelopment potential of remaining sites while

maintaining adequate gaps between buildings to maintain solar access to adjacent developments and Cronulla Mall – improvement to paving and landscaping have made more opportunities for outdoor the open atmosphere of the street. Some increases in height and FSR have been recommended. dining and improved public amenity

West Mixed Use Precinct: The intention for this precinct is to provide opportunities to extend the centre’s commercial area to the west. Some increases in height and FSR have been recommended. The area could accommodate more retail and commercial uses as well as residential flats in mixed use redevelopments. This precinct is adjacent to the new Council car park and within easy walking distance of the Cronulla Plaza and the railway station. The precinct is also on the most accessible western edge of the centre zone. Part of the precinct is on the Kingsway and forms the entrance to Cronulla Centre.

Current development standards in this precinct are appropriate for a residential development consistent with the existing flats in the adjoining flat zone to the west. However, if instead the precinct is viewed as a locality where the centre can expand, development standards more in keeping with those recommended for the commercial core are appropriate. The main block of this precinct is aligned north south, an orientation which limits potential overshadowing and visual impacts of increased heights on adjacent areas.

South Residential Precinct: The intention for this precinct is, generally, to maintain the existing scale of development and to improve pedestrian connectivity from the railway station to the beach.

New residential flat buildings in Gerrale Street

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Height and Floor Space Ratio

The Cronulla Potential Built Form Plan illustrates the scale and block forms of mixed use or residential development in each precinct. The building envelopes have been designed to allow sufficient solar access to public spaces and other potential development sites. Any proposed development must maintain adequate solar access to public areas. The scale of the street was a factor in recommending appropriate heights for particular sites, with the tallest development at seven storeys recommended for the site on the Kingsway opposite the Cronulla Mall. This site is also a gateway location.

As most redevelopment is likely to be primarily residential, the building envelope plan has been designed to comply with the Residential Flat Design Code. The design of all residential flat buildings is generally required to meet the design standards as specified in State Environmental Planning Policy 65 (SEPP 65) – Design Quality of Residential Flat Development. This Code is the supporting document to SEPP 65, providing detailed principles and guidelines for development design. The Code provides guidelines for development which are intended to contribute to the creation of good streetscapes and good amenity outcomes for future residents. The guidelines include a recommended maximum building depth to allow cross ventilation and solar access to units and an appropriate separation distance between multi- storey developments.

Tonkin Street is an area that was primarily developed under the previous generous planning provisions. These provisions were subsequently reduced under SSLEP2006. In order to facilitate redevelopment of the remaining old residential stock (particularly at 11-13 Tonkin Street), it is considered that an increased floor space ratio of 2:1 (the same as surrounding development) will . To facilitate this increased FSR, it is recommended that an increase in height (one additional storey) will enable redevelopment to be setback further from side boundaries. These changes are reflected in the maps.

Opposite the Railway Station - pedestrian access to the beach

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Landscape Strategy River-Flat Eucalypt Forest (RFEF) (Gunnamatta Bay edge)

Eucalyptus tereticornis (Forest Red Gum) The Cronulla Centre is located on a narrow peninsula with Cronulla Beach and North Cronulla Beach to Angophora floribunda (Rough-Barked Apple) the east and Gunnamatta Bay to the west. In fact the peninsula is only 400 metres wide at its narrowest Casuarina glauca (Swamp Oak). point. Both waterfronts are characterised by extensive parklands, beaches and foreshore walks. It is

this proximity to water that is fundamental to the landscape quality of Cronulla. Over the years, Large street trees should be introduced to Nicholson Parade to visually drag the canopy trees of however, the connection between the bay and the beach has been weakened by development, and Gunnamatta Park towards Cronulla Park. This will improve the pedestrian experience and bring the wayfinding is difficult. presence of Gunnamatta Bay into the centre. Improved public domain and greater pedestrian amenity

could also make Nicholson Parade function as an extension of the Esplanade walk, so that some At present any sense of beach to bay connection is largely absent from a visit to the centre. The railway residents add a loop of Gunnamatta Park into their exercise circuit. line forms both a physical and visual barrier along the peninsula. While the railway cannot be changed;

work that will improve connectivity between Gunnamatta Bay and Cronulla Beach should be prioritised. Gunnamatta Park, Tonkin Park, Munro Park and Cronulla Park are all in very close proximity to one All types of connections will improve the perception of the space whether they are visual connections, another yet appear as very separate spaces. New landscape elements should be introduced to visually physical connections or habitat links. Council will lobby for an accessible path of travel between the expand the presence of the parks so that they strengthen the character of the place. Bundeena Ferry, the Railway Station and Cronulla Street to increase the ease of use of these assets.

Council should also work with the Rail Corporation of NSW to rethink the entrance/ exit to Cronulla Prior to the settlement of Cronulla the prevailing sea breezes and soils types would have produced very railway station so that it improves the sense of arrival. This could be achieved by seeing the forecourt different ecological communities on either side of the peninsula. The area exposed to the ocean would and bus/taxi area as part of a square with Munro Park, rationalising the amount of hard surface, making have most likely been Coastal Headland Banksia Heath (CHBH) , with Sandstone Exposed room for large trees to be planted and introducing new pavement treatment to give pedestrians greater Bloodwood Woodland (WSEBW) on the ridge reaching towards Gunnamatta Bay and River-Flat priority. Eucalypt Forest (RFEF) immediately adjacent to the bay. Today only a small section of River-Flat

Eucalypt Forest still exists in Gunnamatta Park. It is protected as an endangered ecological community. Street tree planting and wider footpaths on Laycock Avenue would improve the pedestrian experience Gunnamatta Park also contains the remnants of the Woronora Sandstone Exposed Bloodwood and visually build on the planting within Munro Park. Beach Park Avenue should be widened in Woodland and it is these trees which provide the grand trees of the park. conjunction with the redevelopment of adjoining lots to improve the pedestrian experience when moving

from train to beach. Cafés and shops should line Beach Park Avenue. Cultural plantings of Norfolk Island Pines and Date Palms also make a strong statement in Cronulla.

The Norfolk Island Pines provide scale and strong form to the ocean front parks and help offset the Surf Road is an important pedestrian link between shops and the surf. Pedestrian experience and scale of large buildings. The Norfolk Island Pines are critical for providing shade for visitors to the parks. comfort should be improved with improvements to paving, strengthened landscaping and more trees. The Pheonix canariensis (Date Palms) have been used as strong statements within the landscape and

used to define main pedestrian pathways. However, the long term success of the Date Palms is Surf Lane can become an attractive street in its own right if new development provides attractive, active jeopardised by fusarium wilt and many will die as a result. More recent cultural plantings have focused elements towards the lane. Redevelopment of properties should deliver large trees, landscaping and on local indigenous species, particularly Banskia integrifolia (Coastal Banskia), Cupaniopsis anarcioides footpaths to Surf Lane to help to improve the environment for pedestrians and the amenity of existing (Tuckeroo) and Livistonia australis (Cabbage Tree Palm). and future residents.

A key strategy for future landscaping of the centre is to strengthen the existing landscape by overlaying

the network of spaces and streets with tree plantings that reflect the three vegetation communities of Cronulla. Appropriate local species are:

Coastal Headland Banksia Heath (CHBH) (oceanfront) Banksia ericifolia subsp. ericifolia (Heath Banksia) Banksia integrifolia (Coastal Banksia) Allocasuarina distyla (Scrub She-Oak) Angophora hispida (Dwarf Apple) Kunzea ambigua (Tick Bush).

Woronora Sandstone Exposed Bloodwood Woodland (WSEBW) (ridge) Corymbia gummifera (Red Bloodwood) Angophora costata (Smooth Bark Apple) Eucalyptus piperita (Sydney Peppermint) Eucalyptus punctata (Grey Gum) Banksia serrata (Old Man Banksia).

Cronulla Park – Norfolk Island Pines

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Draft Cronulla Height and FSR Map

Below is the Height map for the Cronulla Centre. This map will form part of the Centres Local Environmental Plan

Draft Cronulla Centre Standard Instrument LEP Height map

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Below is the DRAFT FSR map for the Cronulla Centre. This map will form part of the Centres Local Environmental Plan.

Draft Cronulla Centre Standard Instrument LEP FSR Map

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Below is the Potential Built Form Plan for Cronulla Centre. Building forms are not shown on sites with existing strata titled buildings

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Potential Building Scale and Form on the Kingsway

Section BB through Kingsway looking east

Existing: Land Uses: Shops, restaurants and offices Setbacks: Nil setbacks Building Types: North side of Kingsway: 1960s one and two storey shops/offices, south side of Kingsway on corner of Cronulla Mall: Recent high quality three storey restaurant/ offices development Landscaping: Mall planting of cabbage tree palms in decorative paving Street character: Dominated by cars: 6 lane road main vehicle entry to Cronulla Centre. View from road of ocean signals entry to Cronulla and several taller buildings up to 8 storeys (including Northies Hotel).

Section BB through the Kingsway looking east showing potential built form dotted

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Shadow studies: Proposed development forms

Cronulla Street sites: Shadow studies were carried out to test the effect of allowing development to Cronulla Mall above the existing three storey height limit. The aim was to determine whether development higher than three storeys could be allowed for sites on the eastern side of Cronulla Street, while maintaining adequate solar access to the mall and retaining the existing low density feel of the pedestrian area. The study showed that development to five storeys, if the upper three storeys are set well back from the street (8m in the model), would achieve this aim.

Kingsway site: Shadow studies were also carried out to test the effect of allowing development of an amalgamated site bound by the Kingsway, Abel Place and Croydon Street above the existing height limit. As the Kingsway is a major road more than 30 metres in width, and this site is an entry point to the centre, a prominent building is appropriate here. The aim was to determine what height of development would maintain adequate solar access to Cronulla Mall.

This illustration is a three dimensional diagram of the building envelope plan. They show views of the Kingsway looking east, with development on the site to a maximum height of seven storeys. The base of the development and hence the street façade is maintained at two storeys, with the seven storey section of the building set back four metres.

Development would be subject to appropriate amalgamation of lots and the creation of a rear right of way access point to ensure safe vehicle movements.

Kingsway – Development at 7 storeys: Shadow study midwinter at 12pm

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