Bondi Junction Complete Streets Project
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APPENDICES BONDI JUNCTION COMPLETE STREETS PROJECT planning design place CONTENTS Appendix A. Policy Review 1 Appendix B. Intersection Modelling 16 Appendix C. Cost Estimates 31 Appendix D. Value Capture and Funding Review 82 Appendix E. Demonstration Projects 175 | APPENDIX A - POLICY REVIEW BONDI JUNCTION URBAN DESIGN REVIEW - DRAFT REPORT JUNE 2012 Focus of report heritage frontage, another 2m above 6 The report reviewed the LEP 2012 and storeys) is resulting in poor outcome and DCP 2012 to identify issues and make does not effectively define the heritage recommendations particularly with regards to component. zoning, height, floor space ratio, pedestrian network, Oxford Mall town square proposal Opportunities: and key development sites. A number of 1. Improve connection from Oxford Street constraints and opportunities were identified: to Rail Interchange and Spring Street, develop Town Square Constraints: 2. Upgrade and improve public domain of 1. No further height increase possible to Spring Street and Bronte Rd including secure solar access to areas south of potential shared zone Ebley Street. 3. Potential for additional storeys on Spring 2. Special protection required for St within existing LEP height limit Clementson Park. Height limit to control 4. Development of transition zone with overshadowing at 12 noon, 21 June. mixed use buildings 3. Tall buildings along the north side of 5. Development of mixed use buildings centre block views to harbour and 6. Development of Oxford Street as local beyond and have shadow impacts on street with low scale block edge areas to the south. No additional height 7. Potential for FSR increase to enable increase recommended. towers on Westfield Centre 4. Poor pedestrian connection to Oxford 8. Potential link through block at Boot Street Mall and Waverley Street Mall. Factory 5. Reduce bus travel speed to create a 9. Create solar access planes for open safer pedestrian and cycle environment. spaces 6. Fragmented ownership of small sites 10. Improve relation to elevated bypass restricts location of large footprint road buildings. 7. Steep streets present accessibility Policy recommendations issues. - Rezone areas west of Newland St from 8. Solar access to Waverley Street Mall B3 Commercial Core to B4 Mixed Use limits building heights. - Rezone the block adjacent to Waverley 9. Physical boundary through elevated Mall from B3 Commercial Core to B4 bypass road. Mixed Use 10. The double setback requirements for - Increase FSR of Westfield site south of streets with heritage buildings (2m from Oxford St from 8:1 to 10:1 and provide 1 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT two sites with the height limit increased contradicts the Bondi Junction Centre from 60m to 80m and 120m respectively Structure Plan 2006 which identifies Oxford - Reduced height limits on the north side Street as a primary street and civic space. of Ebley St near Clementson Park We support the recognition of Oxford Street - Lots in streets with heritage building as the ‘main street’ of Bondi Junction rather to have the building form above the than a ‘local street’. heritage component setback 6m - Further investigation into: As an urban design review it lacks detailed o traffic study analysis of the public realm – the quality o pedestrian access between Spring of streets and spaces and the continuity St Oxford Mall and the Interchange of the public realm experience. It is largely o implementation of shard zones with focussed on the controls affecting private low speed bus traffic development – zoning, height, FSR, which is o public domain masterplan and applied on a block by block basis, meaning improvement program with priority the street aren’t considered as one coherent projects space. This could simply be a reflection that o town square feasibility study the existing planning controls are structured o voluntary planning agreements/ this way, suggesting the LEP and DCP are Section 94 contribution plan not structured effectively to control the public realm. This highlights the need for an urban Evaluation: design framework to provide the vision and The recommendations are generally overall structure to the centre and detailed supported. guidance for the public realm, upon which private development can complement the The review suggests some of the height civic spaces. restrictions for buildings on the north side of Oxford Mall could be relaxed without detrimental impact as the solar access has already been compromised by the towers to the north. However no changes have been proposed to maximum heights in the LEP. The review suggests Oxford St should be developed as local street with low-scale edge. While a human-scale street edge is supported, the terminology ‘local street’ 2 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT Identified Constraints (Source: Bondi Junction Urban Design Review June 2012) Identified Opportunities (Source: Bondi Junction Urban Design Review June 2012) 3 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT BONDI JUNCTION CENTRE STRUCTURE PLAN OCTOBER 2006 Focus of report in the core with limited residential and no The Structure Plan guides development in residential on ground or first floor Bondi Junction and provided the basis for - Ensure continuous active street new planning controls (2012 LEP and DCP). frontages - Promote mixed use development on Centre function and Land Use: the commercial-residential interface, Issues: including live-work units - Metropolitan Strategy 2005 target of - Protect established residential areas 14,000 jobs by 2031 in BJ (increase of from commercial encroachment 3500 from 2005) = 60,000sqm additional - Opportunity for other uses on bus depot retail floorspace and 45,000sqm site and under Syd Einfeld Drive. additional A and B grade commercial office floorspace - Sufficient capacity within Bondi Junction Built Form under the existing planning controls to Principles: meet the Metropolitan Strategy 2005 - Increase development capacity and built employment target for 2031, suggesting form consistency (ie. reach the potential no need for expanding commercial permitted under existing controls) core or built form controls on strategic - Provide block edge development (a planning grounds mixture of 3 and 6 storey maximums) - Competition from residential with narrow tower forms set back from development, which has higher the street edge. returns, could affect the actual amount - Continue to protect heritage listed of commercial floorspace created, buildings and ensure sensitive infill particularly A grade commercial office development surrounding them floorspace. Therefore the land use mix, and amount of residential development permitted and protection of commercial uses will be important. Principles: - Recognise regional role of centre and control non-core uses - Maintain existing commercial core footprint - Ensure commercial uses are dominant 4 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT Built Form Principles (Source: Bondi Junction Centre Structure Plan October 2006) 5 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT Public Domain Issues: - Limited public open spaces, however a number of significant parklands surround the centre that help to compensate this. However pedestrian access from the centre to these parklands needs to be improved - The streets form the focus for community and recreational activity and there is a need to recognise and reinforce the function streets and laneways as diverse public and civic spaces. Many streets are not reaching their potential in terms of civic amenity. Principles: - The street hierarchy within the centre needs to be reconsidered to encourage more primary and secondary streets. The Town Square and Oxford Street from Centennial Park to Bondi Road should be reinforced as the primary civic space - Spring St to be developed as secondary civic space - North- south streets to be developed as primary connector civic space - Commercial core edge streets to be developed as tertiary civic spaces - Pedestrian laneways and arcades through commercial blocks encouraged 6 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT Public Domain Principles (Source: Bondi Junction Centre Structure Plan October 2006) 7 APPENDICES - BONDI JUNCTION COMPLETE STREETS PROJECT Access and movement or standards for a primary, secondary Issues: and tertiary civic space and/or street. The - The main issues facing streets in the recognition of Oxford St as the primary ‘main centre are with the appropriate balance street’ is supported, however it is unclear if of traffic, cycle and pedestrian movement the policy intended this street to also carry - Through traffic is impacting the amenity more traffic as a primary street compared to of the centre, particularly Ebley St and a tertiary street (eg. Ebley St), which is not Hollywood Ave supported. We promote the idea of directing traffic around the periphery of the centre Principles: and creating slow street with high pedestrian - Urban design based on street function amenity in the commercial core. The policy’s and desired level of pedestrian and ambiguity and unresolved design of the public vehicle activity (not in response to it) realm highlights the need for an urban design - Street design in the centre to framework to provide structure to the centre accommodate all modes – two way and and detailed guidance for the public realm. accessible to cars, bikes and pedestrians - Protect commercial core and residential streets from through-traffic – this should be diverted around the edges