1-3 Brady Street, Mosman Bridgepoint Shopping Centre …on... · 4.3! Draft Metropolitan Strategy for Sydney 2031 ... the Master plan, presumably as it is a strata complex. However,

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1-3 Brady Street, Mosman

Bridgepoint Shopping Centre

Submission in response to:

The Draft Spit Junction Master Plan

On behalf of:

Wingdom Pty Ltd

December 2013

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Contents !

1! Executive summary ................................................................................................................. 5!2! Introduction ............................................................................................................................. 7!2.1! Purpose of the report ....................................................................................................... 7!2.2! Site description ................................................................................................................. 7!3! Applicable planning controls .............................................................................................. 11!3.1! Current planning controls .............................................................................................. 11!4! Strategic Context .................................................................................................................. 13!4.1! Metropolitan Plan for Sydney 2036 ............................................................................... 13!4.2! Strategic residential and employment targets ........................................................... 13!4.3! Draft Metropolitan Strategy for Sydney 2031 .............................................................. 14!5! Master Plan analysis .............................................................................................................. 15!5.1! Threats .............................................................................................................................. 15!5.2! Opportunities .................................................................................................................. 17!5.3! Consultation .................................................................................................................... 19!5.4! Catalyst for revitalisation ............................................................................................... 19!6! Recommendations ............................................................................................................... 27!6.1! Implementation .............................................................................................................. 27!7! Conclusion ............................................................................................................................. 28!

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Table and Figures Figure 1. Site location ........................................................................................................... 9!Figure 2. Site context and location of supermarkets ..................................................... 10!Figure 3. Mosman LEP 2012 – Zoning ................................................................................ 11!Figure 4. Mosman LEP 2012 – Floor Space Ratio ............................................................. 12!Figure 5. Mosman LEP 2012 – Height ................................................................................ 12!Figure 6. Alternative master plan built form with pedestrian focus .............................. 20!Figure 7. Practically achieving Council’s integrated pedestrian network .................. 21!Figure 8. Vehicular access (red) and pedestrian link (yellow) ...................................... 22!Figure 9. Encouraging pedestrian activity and vibrant uses at ground level ............. 23!Figure 10. Extension of existing basement parking to unlock Military Road site and provide pedestrian friendly public domain .................................................................... 24

Figure 11. Basement extension access points (left) and possible servicing points for Military Road sites (right) .................................................................................................... 25!Figure 12. Mixed use precinct with possible future supermarket expansion ............... 26!

Table 1. Current Mosman LEP 2012 controls ................................................................... 11!Table 2. Draft Inner North Subregional Strategy Employment and residential targets13!Table 3. Proposed Mosman LEP planning control amendments ................................. 27!

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1 Executive summary

Spit Junction provides services and facilities for the surrounding local community. A Draft Spit Junction Masterplan has been prepared for Mosman Council by JBA Planning to plan the future role of this important area.

Mecone has reviewed the Draft Spit Junction Masterplan on behalf of the Bridgepoint Shopping Centre and provides an analysis of our concerns and opportunities for further enhancements.

The Bridgepoint Shopping Centre has essentially been identified to remain as existing in the Master plan, presumably as it is a strata complex. However, a large section of the Bridgepoint Shopping Centre at the southern end and extending to Military Road along Brady Street, does not have apartments built above and would allow for redevelopment. Therefore, it is considered that the Bridgepoint site provides an excellent opportunity and is in fact a key component required to unlock the revitalisation of Spit Junction.

Our preliminary analysis has raised some concerns regarding the Draft Spit Junction Masterplan and achieving the objectives, as follows:

Amenity improvements particularly in relation to the design, pedestrian and vehicle interface and levels which currently do not allow for people with a disability to access Bridgepoint via Hordern Place.

Access to Military Road/Spit Road sites for vehicles, pedestrians, service vehicles and current height clearances of the current bridge in Hordern Place restricting movement of vehicles.

Dilution of parking due to an increase in the intensity of development with no plan for an increase in car parking.

It is considered that the Bridgepoint site is a key component required to unlock the revitalisation of Spit Junction. Accordingly, Mecone and Saunders Global have prepared a built environment analysis of the site located at 1-3 Brady Street (Bridgepoint site), Mosman and its surrounding locality. The built environment analysis is primarily focused on optimising the development potential of the area to assist in delivering Council’s vision for Spit Junction. We consider that the Draft Spit Junction Masterplan could be further enhanced through:

Encouraging revitalisation through an improved pedestrian link across Military Road and improved Hordern Place shared lane and pedestrian plaza activated laneways with shops, cafes and wine bars.

Providing development incentives for the southern portion of the Bridgepoint site to act as a trigger to the redevelopment of Spit Junction, including the upgrade to the ground level access point of the pedestrian bridge over Military Road.

In the longer term to enable the future expansion of the supermarket to provide a full line supermarket.

Improvements to pedestrian links and public plaza.

Improvements to vehicle access for retail premises on Military Road/Spit Road including increasing parking.

We have an experienced project team who are keen to work collaboratively to achieve a high quality integrated design outcome for the site and surrounding developments.

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The southern portions of the Bridgepoint site do not have residential development above and represent an opportunity to accelerate the revitalisation of Spit Junction as part of Stage 1 works with the right incentives.

In summary, Bridgepoint Shopping Centre, because of its existing scale and Gateway location, loading facilities and car park entries, is in a unique position to provide:

A true "landmark" development at the western gateway of Spit Junction.

Safe pedestrian connectivity links between the Civic Centre and the Military Road retail strip, and Mosman’s only shopping centre facility and major car park.

Improved car and goods loading vehicular access with minimal traffic impacts.

Goods loading to the Military Road properties with minimum goods vehicle conflict.

Pedestrian usage of and retail frontage activation to Hordern Lane.

A new pedestrian plaza with restaurants, cafes and other active uses to complement those on the southern side of Military Road.

Enlarged (full line) supermarket.

Enhanced car parking facilities with added customer convenient travelators.

The desired quantum of new quality and environmentally complying apartments.

Superior urban design outcomes, compared with piecemeal development.

Development efficiencies that will facilitate the earliest possible completion and provide superior public amenity.

In light of the above we request that:

Council and our project team work collaboratively to achieve a high quality integrated design outcome for the site and surrounding developments.

Planning controls, particularly for the southern portion of the Bridgepoint site, are increased to incentivise and encourage revitalisation including an upgrade of the pedestrian bridge over Military Road and an increase in car parking in Spit Junction.

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2 Introduction

2.1 Purpose of the report

This submission report has been prepared on behalf of Wingdom Pty Ltd as the owner of Bridgepoint Shopping Centre, in response to the Draft Spit Junction Masterplan prepared for Mosman Council by JBA Planning that is currently on exhibition.

Mecone has prepared a built environment analysis of the site located at 1-3 Brady Street, Mosman and its surrounding locality. The built environment analysis is primarily focused on optimising the development potential of the area to assist in delivering Council’s vision for Spit Junction . The Bridgepoint Shopping Centre has essentially been identified to remain as existing in the Master plan, presumably as it is a strata complex. However, it is considered that the Bridgepoint site provides an excellent opportunity and is in fact a key component required to unlock the revitalisation of Spit Junction. The built form analysis is also intended to inform the proposed height and FSR controls for the site in order to optimise the future development outcome based on urban design and amenity considerations. The submission also provides a strategic assessment of the locality and offers recommendations for amendments to the Draft Spit Junction Masterplan that will ultimately achieve Council’s desired future outcomes.

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2.2 Site description

The subject site is located at 1-3 Brady Street, Mosman and is legally known as SP 38379. Refer to Figure 1 for the site location. The site has a total combined area of approximately 5,839m2 and is located at Spit Junction on the key corner of Brady Street and Military Road/Spit Road. The Bridgepoint Shopping Centre comprises the lower level stratums and contains 39 retail shops, commercial offices and a pedestrian bridge over Military Road linking to a commercial building on the southern side. There are 28 residential apartments located above the shopping centre on the north western side of the lot. Figure 2 below shows the location of larger supermarkets in the region, demonstrating that Bridgepoint services a large catchment when compared to other comparable supermarkets on the lower north shore.

Surrounding development to the north is predominately high density residential excluding St Luke’s Anglian Church adjacent to the site to the north east and two dwellings located adjacent to the site to the north east. Reservoir Park is located to the west opposite the site. Military Road is located to the south of the site. A pedestrian bridge provides access across Military Road to further surrounding retail areas south of Military Road.

Hordern Place forms the southern interface with Bridgepoint and is a one way laneway accessed from Brady Street that provides existing access for both pedestrians and vehicles. Hordern Place is a narrow laneway although it is used for loading and unloading of goods and to service the individual retail holdings along Military Road/Spit Road, as no vehicular access is available to these sites from the front. Some parking is available along Spit Road to the south of the site, although this is limited. Visitors to the shopping centre and retail in the area typically use the limited on street parking in Brady Street, or the car park within Bridgepoint shopping centre itself, which contains 273 car spaces. The loading dock for the shopping centre is also well established and is accessed from Brady Street. It provides for rigid truck access and waste storage and

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collection. The loading dock has capacity to cater for increased operations within the shopping centre.

The site is highly accessible by public transport services, with the nearest bus stop to the site located directly in front of the site on Brady Street to the city. Another bus stop is located approximately 100m away on Spit Road heading northeast towards the Northern Beaches. The nearest bus stop heading southwest towards the city and North Sydney is located opposite on Spit Road, approximately 100m away.

Express bus services operate from Spit Junction to and from the city with the M30 extending onto Sydenham in the inner west. Buses to the northern beaches pass through Spit Junction to and from the city and similarly buses servicing the harbour foreshore south of Mosman pass through Spit Junction. Further bus services connect Spit Junction with North Sydney and further northwest along the Pacific Highway through St Leonards and onto Chatswood. Accordingly Spit Junction is well serviced by buses.

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Figure 1. Site location

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Figure 2. Site context and location of supermarkets

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3 Applicable planning controls

3.1 Current planning controls

Mosman Local Environmental Plan 2012

The Mosman Local Environmental Plan 2012 (MLEP 2012) specifies permissible land uses and includes development standards for the maximum building FSR and height, as follows:

Table 1. Current Mosman LEP 2012 controls

Provision Control Description

Zone B2 Local Centre A range of commercial, retail and residential uses are permitted.

Height 15.0m Max (O) As identified on Council’s height map. (Which equates to approx. 4 storeys).

FSR 2.5:1 base (U)

3:1 max (Area 2)

As identified on Council’s FSR map.

3:1 permitted if a site is greater than 1,000sqm and vehicular access not provided from Military/Spit Road

Figure 3. Mosman LEP 2012 – Zoning

Source: NSW Legislation

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Figure 4. Mosman LEP 2012 – Floor Space Ratio


Figure 5. Mosman LEP 2012 – Height


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4 Strategic Context

4.1 Metropolitan Plan for Sydney 2036

The Metropolitan Plan for Sydney 2036 (Metro Plan), released in December 2010, is an update of the previous Sydney Metropolitan Strategy (Metro Strategy), which provides a framework for sustainable growth and development across Sydney to 2036. The Metro Plan establishes nine key strategic directions as follows:

1) Strengthening a City of Cities; 2) Growing and Renewing Centres; 3) Transport for a Connected City; 4) Housing Sydney’s Population; 5) Growing Sydney’s Economy; 6) Balancing Land Uses on the City Fringe; 7) Tackling Climate Change and Protecting Sydney’s Natural Environment; 8) Achieving Equity, Liveability and Social Inclusion; 9) Delivering the Plan.

Key actions and objectives of relevance to realise the strategic directions for Growing and Renewing Centres include:

Action B1.3 Aim to locate 80 percent of all new housing within the walking catchments of existing and planned centres of all sizes with good public transport.

This action supports an increase in intensity of housing for Spit Junction which has good public transport links.

Objective B3 To plan for new centres and instigate a program for high quality urban renewal in existing centres serviced by public transport.

This objective is about urban renewal focused within the walking catchments of centres serviced by public transport.

The Draft Inner North Subregional Strategy identifies strategic targets and objectives of relevance related to centres, housing and employment as discussed in Section 4.2 below.

4.2 Strategic residential and employment targets

The Draft Inner North Subregional Strategy (Draft Strategy) builds upon the aims and objectives of the Metropolitan Strategy for Sydney and delivers upon those aims and objectives at the sub-regional level. Spit Junction is identified in the Draft Strategy as a village and is located on a strategic bus corridor.

Table 4 below provides the residential and employment targets set in the Draft Strategy.

Table 2. Draft Inner North Subregional Strategy Employment and residential targets

Area Residential targets Employment targets

Inner North Subregion 30,000 additional dwellings by 2031

60,100 additional jobs to 2031

Mosman LGA 600 1,300

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The Mosman LGA has a residential target under the Draft Strategy of 600 dwellings. Within the Mosman LGA from 2008/2009 through to 2012/2013 there were 132 dwelling completions which equates to 33 dwellings each year over the four year period. To meet the dwelling target 22 dwellings per year would need to be completed. Accordingly it appears that Mosman Council is on track to deliver the target dwellings. Notwithstanding this, it is important to note that dwelling capacity does not necessarily equal dwelling supply as take up rates are lower for a range of reasons.

It is noted that inadequate residential supply will have a direct impact on housing prices within the LGA and the greater Metropolitan area. In a recent Demographic International Housing Affordability Survey, Sydney has been ranked the third least affordable housing market among the studied metropolitan areas. It is considered that there is a correlation between housing prices and zoning and development controls in urban areas. Implementation of more flexible land use controls will provide development incentives for property owners which can contribute to achieving Council’s dwelling and employment targets while providing adequate supply to meet the increasing demand, thereby preventing unreasonable property price escalation.

In addition to housing and employment targets, the Draft Strategy outlines relevant directions in relation to centres and corridors as follows:

B2 Increase densities in centres whilst improving liveability

B2.1 Plan for housing in centres consistent with their employment role.

This direction includes increasing residential densities close to villages.

B4 Concentrate activities near public transport

Spit Junction is ideally located on a strategic bus corridor suitable for an intensification of activities.

4.3 Draft Metropolitan Strategy for Sydney 2031

The Draft Metropolitan Strategy for Sydney 2031 (Draft Metro Strategy) is expected to be finalised in late 2013. The plan has been prepared to address Sydney’s challenges for a growing city. The DMS 2031 includes six key focus areas, which are:

1) Balanced growth; 2) A liveable city; 3) Productivity and prosperity; 4) Healthy and resilient environment; 5) Accessibility and connectivity; and 6) Subregions.

Mosman LGA is included in the Central Subregion. The Draft Metro Strategy does not identify Mosman in the hierarchy of centres for the Central Subregion. However, the Central Subregion is currently a draft and appears to focus on priorities for larger centres.

The Central Subregion will need to accommodate at least 82,000 additional homes by 2021 and 138,000 additional homes by 2031. The NSW Government aims to achieve this through housing intensification throughout the subregion, particularly around established and new centres and key corridors. The Central Subregion will need to accommodate at least 135,000 additional jobs by 2021 and 230,000 additional jobs by 2031.

In addition to housing and employment targets a priority for the Subregion is to recognise the well connected, highly accessible and walkable environments which contribute to the vitality of the suburbs.

The revitalisation of Spit Junction is likely to contribute to housing and employment targets and enhance the walkable environment and vitality of Mosman.

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5 Master Plan analysis

The Draft Spit Junction Masterplan was initiated by Mosman Council to enhance the liveability, viability and vibrancy of the Junction for existing and future communities.

The Draft Spit Junction Masterplan objectives include:

Identify opportunities for housing and employment in Spit Junction close to public transport

Enhance the economic viability and vibrancy of Spit Junction

Achieve a high standard of ecological sustainability and environmental performance in new development

Improve the visual and aesthetic qualities, amenity and liveability attractiveness of Spit Junction

Provide a community focus in Spit Junction

Conserve the heritage values of the built environment

Improve accessibility to, from and within Spit Junction for pedestrians, cyclist and vehicles

Effectively capitalise on opportunities in Spit Junction and address likely threats

Engage the community effectively throughout the preparation of the Masterplan and site feasibility study, and achieve broad community and stakeholder support for the project.

Council’s vision for Spit Junction requires significant amalgamation of sites, particularly those target sites that are intended to realise the key elements of the Masterplan. Additionally, there are significant access issues to overcome, requiring further detailed studies to ensure that the Masterplan can be delivered. An assessment of the threats and opportunities of the site and context, comments on the consultation process and the importance of the Bridgepoint site as a catalyst for revitalisation is provided below.

5.1 Threats

The Spit Junction area and Bridgepoint Shopping Centre face a number of existing threats and possible threats from the implementation of the Masterplan:

Amenity of the Bridgepoint Shopping Centre:

o Design – Bridgepoint has been striving to achieve a high design standard through recent improvements that have focused on activating the ground level and making this more attractive for pedestrians and shoppers. Concerns are raised in relation to the potential impacts of the Masterplan on the shopping centre through the implementation of the Masterplan in its current form.

o Interface – The interface of the Bridgepoint Shopping Centre with the public domain currently presents issues for pedestrians and shoppers to obtain easy and safe access to the shopping centre as Hordern Place is narrow and there are conflicts between vehicles and pedestrians. Hordern Place is intended to be a shared way, however appropriate materials are not used for the surface of the shared way to differentiate it from a normal laneway. The Pedestrian Access and Mobility Plan 2012 referred to in the Draft Spit Junction Masterplan shows Hordern Place as part of the proposed ‘circumferential laneway route’ which suggests an increase in pedestrian activity in the future. The required space to

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accommodate service vehicles and maintain a comfortable public access route would require a widening of Hordern Place.

o Levels and accessibility – Hordern Place is currently well below the levels of surrounding shops both at Bridgepoint and the rear of the shops opposite. Bridgepoint is currently unable to achieve an accessible entry to the car park entrance on Hordern Place, where the pedestrian ramps then provide access to the basement. This is a particular issue after hours when the accessible entries to the shopping centre are closed. Saunders Global has tested a number of design feasibility options to achieve ramped access, however there is not sufficient distance between the shopping centre and the Council land to achieve the necessary gradients. An increase to the levels of Hordern Place would be required to provide access for people with disabilities to this important entry point.

Access to Military/Spit Road sites – The existing width of Hordern Place and the depth of the sites along Military/Spit Road are considered to present significant barriers to the redevelopment of these sites to the scale envisioned in the Draft Spit Junction Masterplan:

o Vehicular access – Detailed traffic studies will be required to determine the impacts of what will be a significant increase in vehicles accessing the Military Road sites via Hordern Place. Notwithstanding the minor increase to the width of Hordern Place, it is considered that the volume of vehicles using it as a primary access point will result in vehicle/pedestrian conflicts. This will impact primarily on the Bridgepoint shopping centre, as pedestrian access is commonly used via the through retail links at ground floor and down Brady Street.

o Pedestrian access – The proposed pedestrian link from Military Road/Spit Road to Hordern Place is uninformative, enclosed and has minimal visual connections to surrounding areas. This pedestrian link connects to a shared laneway and is not consistent with the design for the proposed Civic Lane Plaza.

o Loading and waste collection – Preliminary studies by Saunders Global have identified the significant difficulties in achieving access for trucks for loading and waste collection to the sites located along Military Road. Ramped access to basements would be extremely inefficient and create stretches of blank walls along Hordern Place, which is contrary to the intent to activate and improve the laneway. Similarly, loading and waste collection via a slip lane style arrangement will deactivate large stretches of Hordern Place to cater for servicing. This will also require vertical clearances that will create a vehicle and servicing focus for Hordern Place, which is considered to be a poor urban design outcome that will substantially detract from the enjoyment and use of the Bridgepoint shopping centre and its interface.

o Clearance – The existing pedestrian bridge over Hordern Place has a relatively low clearance of 3.9m, which will present further difficulties in servicing the sites along Military Road.

Dilution of parking – There is potential for the dilution of parking in the area as a result of increased retail and residential development without sufficient provision of visitor parking. Bridgepoint currently provides the largest public carpark in the area and concerns are raised that this is anticipated to provide sufficient parking for the overall upgrade of Spit Junction.

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Amenity of Military/Spit Road sites – An example is the streetscape on Hordern Place which is likely to continue to be dominated by service vehicles at the lower levels despite being the desirable front of the building (north facing).

Having regard to the above, the biggest threat is that the envisaged Gateway development will not materialise at all due to the great development inefficiencies and physical constraints created by having to achieve car park access and loading to multiple small developments. Should individual site development prove physically and economically possible, inferior urban design outcomes and inferior public amenity are likely to result from piecemeal development.

5.2 Opportunities

Bridgepoint shopping centre is considered to comprise a key element in overcoming the threats identified above in the implementation of the Draft Spit Junction Masterplan. A number of opportunities have been identified below that are considered to practically achieve Council’s vision for the area:

Encouraging revitalisation – There are currently limited incentives proposed to ensure that the vision for Spit Junction is realised and these are focused on ‘gateway’ sites on Military Road that have a range of issues to overcome that have not been suitably considered at this stage. Refer to Figure 6 for a concept layout including Bridgepoint as part of the key gateway site on the northern side of Military Road. Development incentives and inclusion of Bridgepoint in the gateway site are required to achieve the following Council aims:

o Improved pedestrian link over Military Road – This is currently controlled by Bridgepoint and with a transition of the existing development controls for the site, there is no incentive for the shopping centre to improve the entrance to this link. There is potential for this bridge to connect to the plaza space in a centralised position to activate the pedestrian space and maximise pedestrian traffic for the immediate shop fronts. Refer to Figure 7.

o Improved Hordern Place shared lane and activated laneways with shops, cafes and wine bars – Hordern Place could become a vibrant and active laneway with a high level of pedestrian amenity with alternative vehicular access and loading arrangements. Hordern Place currently has pedestrian access to Heydon Place, which could be substantially improved and better integrated with the pedestrian network. The removal of vehicle access along Hordern Place would enable shops to have double facades overflowing into pedestrian walkways. A new pedestrian pathway behind Military Road and Spit Road would provide opportunities for a plaza with shop fronts. Refer to Figure 8.

Bridgepoint shopping centre as a ‘Gateway’ site – The site is a critical site in Spit Junction and without an incentive for the shopping centre to make improvements, it is considered unlikely that the vision will be realised. An increase to the planning controls on the shopping centre site would enable significant public domain improvements. In particular the part of Bridgepoint located on the corner of Military Road and Brady Street is considered to be the true gateway corner to Spit Junction, which could provide the catalyst to the revitalisation of the sites along Military Road. However, the bonus FSR clause in the Draft Spit Junction Masterplan has been modified to exclude this area. Expansion of the bonus FSR clause to include the land in the south of the site (corner of Military Road and Brady Street) will provide an incentive to upgrade the ground level access point to the pedestrian bridge across Military Road and improving public

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accessibility between the northern and southern sides of Military Road, which may otherwise not happen.

Expansion of existing supermarket – the existing Food Hall on site provides community serving grocery shopping for the local area. It is the only feasible site for a supermarket in the local area as it is located in a highly urbanised area. Further the required infrastructure currently exists for the operation of a full line supermarket and the expansion would enable an increase in residential housing at a location which is well serviced by public transport. For this reason consideration should be given to the future expansion of the Bridepoint site.

Pedestrian links and public plaza – a formalised pedestrian link from Spit Road to Hordern Place has been suggested in the Draft Spit Junction Masterplan. Opening up the street façade so that the pedestrian link is outdoors will give strong visual connection into Hordern Place allowing for public activation and shop fronts surrounding the plaza (Refer to Figure 9). It is considered that public domain elements are essential to revitalising the northern side of Spit Junction and Figure 10 shows an open style pedestrian link will more closely match the proposed Civic Lane Plaza design. The provision of a public plaza will enhance the amenity and activate the pedestrian environment together with reducing the vehicular/pedestrian conflict through reducing the number of vehicles through pedestrian areas. The public domain on the Bridgepoint side of Spit Junction will complement the southern side of Military Road and practically achieve Council’s vision of providing an integrated pedestrian route around Spit Junction by completing the journey with a pedestrian friendly link.

Vehicular access for Military Road/Spit Road sites – service vehicle access to sites on Military Road/Spit Road is currently from Hordern Place. A service vehicle route utilising the eastern portion of Hordern Place, Heydon Street and a new road linking the two would reduce the vehicular/pedestrian conflict in Hordern Place whilst still providing servicing to businesses. The nearest car parking to service businesses on Military Road/Spit Road is the Bridgepoint car park in nearby Brady Street. There is potential for the expansion of the Bridgepoint basement car park to extend underneath the corner block providing direct car parking and servicing for businesses on the corner block and along Spit Road (Refer to Figures 10 and 11). An additional benefit of extending this car parking is that the existing entry and exit on Brady street can be utilised. Improvements to vehicle access for both car parking and service vehicles will improve the amenity and allow for the western portion of Hordern Place to be dedicated for pedestrians only allowing for emergency vehicle access. This will enhance the plaza and outdoor public areas.

Experienced project team – the project team has demonstrated mixed use precinct experience with team members having completed significant projects such as the Stockland Balgowlah Shopping Centre, Wolli Creek and York and George Streets, Sydney.

Ownership – The Bridgepoint site is a large land holding and part of a Strata plan, with single ownership of the shopping centre. Bridgepoint and in particular the southern portion of the shopping centre, where there is no residential development above, provides opportunities for redevelopment with limited site amalgamation required to achieve a feasible development site. With appropriate incentives the southern portion of the Bridgepoint site located at the corner of Military Road and Brady Street could be developed as Stage 1, which would enable the upgrade of the entrance to the pedestrian bridge over Military Road and increase parking for Spit Junction. This site represents the key to developing the ‘Gateway’ site and revitalising Spit Junction. Future stages could include the revitalisation of the retail precinct along Spit Road.

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Figures 6 to 12 in the following pages provide details on the alternative Masterplan vision for the northern side of Spit Junction prepared by Saunders Global. The full concept proposal is attached at Appendix 1.

5.3 Consultation

It should be noted that no direct consultation has been undertaken with the Bridgepoint Shopping Centre in the preparation of the Draft Spit Junction Masterplan. The Bridgepoint site is considered instrumental in implementing the activation of Spit Junction and collaboration with the owners of the Bridgepoint site will contribute to facilitating the vision and objectives of the Draft Spit Junction Masterplan. In the future, we look forward to working collaboratively with Council to achieve a high quality integrated design outcome for the Bridgepoint site and surrounding developments.

5.4 Catalyst for revitalisation

The Bridgepoint site is strategically located and well connected by transport links to the city, northern beaches and lower north shore. It is a key site that will allow for urban renewal. However, initial investigations have shown that given the inherent value imbedded in the existing land uses on the site, combined with development constraints and costs, the proposed transition of development controls would not be sufficient to justify redevelopment. This is because the site contains 39 retail shops and a professional centre that currently trade well. Any redevelopment would potentially cease business for some time leading to a loss of revenue for this period. Furthermore, any redevelopment would need to be undertaken on the basis that it provides a higher and better use than currently. At this stage our analysis indicates that the yield provided under the draft Master Plan controls would not provide the level of development uplift necessary to justify development of the site and deliver on key components of the master plan.

A key issue raised in the consultation process is identified as parking which needs to be resolved to underpin renewal. Incentives to revitalise the southern portion of the Bridgepoint site would enable redevelopment including additional underground parking utilising the existing entry and exit on Brady Street.

Refer to Figures 6 to 12 in the following pages, which demonstrate that Bridgepoint is the key site in the northern part of Spit Junction to unlock its development potential and to be the catalyst for renewal of the area and public domain.

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Figure 6. Alternative master plan built form with pedestrian focus

Source: Saunders Global!

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Figure 7. Practically achieving Council’s integrated pedestrian network

Source: Saunders Global

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!Figure 8. Vehicular access (red) and pedestrian link (yellow)


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Figure 9. Encouraging pedestrian activity and vibrant uses at ground level


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Figure 10. Extension of existing basement parking to unlock Military Road site and provide pedestrian friendly public domain


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!!!Figure 11. Basement extension access points (left) and possible servicing points for Military Road sites (right)


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Figure 12. Mixed use precinct with possible future supermarket expansion


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6 Recommendations

6.1 Implementation

Based on the site built environment analysis the FSR and building height controls identified in the Draft Spit Junction Masterplan for the site are too low and do not provide an incentive for future development of the site. The proposed height and FSR for the site need to be increased to enable the redevelopment and revitalisation of the northern part of Spit Junction, particularly Hordern Place. We would like to highlight that the site is in a location with excellent access to transport, a potentially high quality streetscape and positioned on a future potential corner gateway site. This makes the site an excellent candidate for a higher density transit oriented development.

To determine an appropriate density for the site a built environment analysis has been conducted by Saunders Global which considers the constraints and opportunities of the site. The appropriate building height and FSR controls for the site would provide a well-connected and high quality urban renewal area while allowing an appropriate future development of the subject site to occur. As a result of this process an alternative built form has been proposed which achieves Council’s objectives to ensure that the revitalisation will occur.

A building height of 21 m (6 storeys) and an FSR of 3.5:1 for the northern part of the site and a height of 34m (10 storeys) and FSR of 5.5:1 for the southern part of the site would have an acceptable streetscape outcome, would not adversely impact upon the amenity of surrounding properties or future tenants. The height and FSR for the southern portion of the site are considered appropriate to reflect its gateway corner location and to provide the catalyst for the redevelopment of the area.

The Draft Spit Junction Masterplan identified an additional ‘through site street link’ at the corner of Military Road and Spit Road providing through links from Spit Road to Hordern Place (the Hordern Arcade). The recommended controls maintain the Hordern arcade with the addition of a public plaza and a vibrant and activated pedestrian network. This is considered to be an appropriate urban response for this strategic site, which practically achieves Council’s vision for a through site link in this location and improves the public domain and pedestrian network by integrating the pedestrian network around Spit Junction with a public plaza.

Our review suggests that the increased FSR and height of buildings controls identified in Table 3 below would be a more appropriate density for this site to provide a well-connected and high quality urban renewal area while allowing an appropriate future development of the subject site to occur. Table 3 below provides a summary of the proposed controls for the site.

Table 3. Proposed Mosman LEP planning control amendments

Provision Control

Land use zone B2 Local Centre

Max building height 21m

34m on corner of Brady Street and Military Road (Area 1)

Max FSR 3.5:1

5.5:1 on corner of Brady Street and Military Road (Area 2)

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7 Conclusion Spit Junction provides services and facilities for the surrounding local community. Spit Junction is a key shopping location for the local area supported by strategic bus connections in multiple directions. A Draft Spit Junction Masterplan has been prepared to plan the future role of this important area. The Draft Spit Junction Masterplan objectives of relevance include:

Enhance the economic viability and vibrancy of Spit Junction

Improve the visual and aesthetic qualities, amenity and liveability attractiveness of Spit Junction

Provide a community focus in Spit Junction

Improve accessibility to, from and within Spit Junction for pedestrians and vehicles

Capitalise on opportunities in Spit Junction and address likely threats.

Our preliminary analysis has raised some concerns regarding the Draft Spit Junction Masterplan and achieving the objectives, as follows:

Amenity improvements particularly in relation to the design, pedestrian and vehicle interface and levels which currently do not allow for people with a disability to access Bridgepoint via Hordern Place.

Access to Military Road/Spit Road sites for vehicles, pedestrians, service vehicles and current height clearances restricting movement of vehicles.

Dilution of parking due to an increase in the intensity of development with no plan for an increase in car parking.

We consider that the Draft Spit Junction Masterplan could be further enhanced through:

Encouraging revitalisation through an improved pedestrian link across Military Road and improved Hordern Place shared lane and activated laneways with shops, cafes and wine bars

Providing development incentives for the southern portion of the Bridgepoint site to act as a trigger to the redevelopment of Spit Junction, including the upgrade of the pedestrian bridge over Military Road.

In the longer term to enable the future expansion of the supermarket to provide a full line supermarket

Improvements to pedestrian links and public plaza

Improvements to vehicle access for retail premises on Military Road/Spit Road including increasing parking

We have an experienced project team who are keen to work collaboratively to achieve a high quality integrated design outcome for the site and surrounding developments.

The southern portions of the Bridgepoint site do not have residential development above and represent an opportunity to accelerate the revitalisation of Spit Junction as part of Stage 1 works with the right incentives.

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In light of the above we request that:

Council and our project team work collaboratively to achieve a high quality integrated design outcome for the Bridgepoint site and surrounding developments.

Development incentives extend to the southern portion of the Bridgepoint site to encourage revitalisation, improve the pedestrian bridge over Military Road and unlocking the Military Road sites through providing servicing and parking via an extension to the existing basement parking.

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Appendix 1 – Masterplan analysis and massing diagrams

BRIDGEPOINT URBAN PLANNING DISCUSSION

SAUNDERS GLOBAL CONCEPT DIAGRAMS 11.2013

Taking a look at the current council proposed Master plan in terms of the programmatic functionality of Hordern Lane and what poses a problem within the development

Image reference: Taken from p17 of Section 5 Mosman Civic Centre, http://www.mosman.nsw.gov.au/planning/spitjunction

Pedestrian and vehicle traffic conflicts along Hordern Lane

With the continued expansion of this urban block there will be expected increase in vehicle traffic along adjoining roads.

Image reference: Taken from p5 of Section 3 Urban Framework - Part 1, http://www.mosman.nsw.gov.au/planning/spitjunction

Vehicle and Pedestrian Accessibility:A review of the council’s proposal

Without visual permeability from the commercial premises along Hordern Lane to Mosman Square, this will marginalise and limit their business opportunities and potentially isolate them from the rest of the urban community

Image reference: Taken from p3 of Section 4.1 Masterplan Principles, http://www.mosman.nsw.gov.au/planning/spitjunction

Visual Connectivity:A review of the council’s proposal surrounding the lack of visual connections through to Hordern Lane

Council proposed improvement unachievable under current scheme

Strong opaque facade through to rear laneway

Block Urban Design Principles:Identifying issues that remain within the development proposed by Council

Whilst vehicle access is to be maintained it will fail to activate the lane way and the retail business. The visions of an active frontage will be difficult to achieve.

Lost retail frontage with continuous traffic

The linkage through the urban block will be within a fully closed environment

Image reference: Taken from p8 of Section 4.5 Block Urban Design Principles, http://www.mosman.nsw.gov.au/planning/spitjunction

Primary carpark coverage

Fitness First Swimming pool

Area without primary car parking and load-ing facilities

Mosman shops

BridgepointShopping centre and access to Fitness First etc.

Car parking facilities and loading bay access to this urban block will be difficult to achieve. If it was achievable it would be non-pedestrian friendly


Carparking Accessibility for Immediate Shops:Identification of difficulties within carparking possi-bilities for the councils proposed development

Existing immediate access from street level isn’t being fully optimised

Potential improvements to pe-destrian network around adjacent properties will not be achievable considering this lane way will have to cope with combined and increased vehicle and pedestrian traffic.

With limited space future loading will disrupt pedestrian flow

Difficult to close loop as would interrupt traffic flow with increased pedestrian circulation.

Limited future loading facilities for servicing of existing buildings will jeopardise the user safety of the lane way creating conflicts within the pedestrian loop.

Servicing route for existing buildings. Current loading bay parking adding cluster to the lane

Image reference: Taken from p8 of Section 2 Role of Spit Junction - Part 1, http://www.mosman.nsw.gov.au/planning/spitjunction

Block Urban Design Principles:Identifying difficulties within the current council proposed scheme

Loading bay areaVehicle access flowLeft over pedestrian space

Building servicing overflow has no defined spatial allocation

Image reference: Google maps: Street view, Hordern Lane

Servicing Route for New Development:

Service route


Under the councils scheme service vehicles will over run Hordern Lane

Hordern Lane becomes dominated by vehicles resulting in a deactivation for the community

Pedestrian, vehicle and service conflicts arise in the laneway causing congestion and reducing efficiency


The strategic location of this strata title block can provide valuable opportunities for an ultimate desirable design outcome for an urban re-development through public involvement

Strata Title Building Possibilities:New opportunities will arise from the inclusion of Bridgepoint into the masterplan.

SAUNDERS GLOBAL CONCEPT PROPOSAL

View from Town Hall: Circulation paths

Circulation from bridge flows through building into plaza. Populating public domain.

By breaking the urban block this redefines the pedestrian link as a public domain - a new urban space, visually and physically reconnecting Bridgepoint to the urban junction. A new urban character is born into Spit Junction


The bridge flows down into a central public domain that reconnects the south side of the urban square and the north side where Bridgepoint is located. The plaza is a new public domain reconnecting the surroundings.

Traffic flow around the site:

A new public domain as open aired space with sole pedestrian access

Emergency vehicle access only

Vehicle Flow and Servicing: Pedestrian Flow:

Proposed vehicle service bays will serve the demands of the future development.

Proposed service circulation loop


Proposed by Saunders Global:

Subterranean service access lift from carpark


Opening the facade will effectively activate the lane way with strong physical and visual connection to Hordern Lane. This facilitates pedestrian flow into the lane way and will allow for further business trading activities.

Visual Connectivity:New proposal by Saunders Global aimed at creating a deep visual connection into Hordern Lane

P

Proposed changes to car parking

Fitness First Swimming pool

Mosman shops

The expansion of the underground carpark will effectively separate pedestrian and vehicle conflicts and provide additional on site car parking and loading facilities for nearby commercial and future residential expansions.

Where the proposed link intersects Hordern Lane creates a new public domain opportunity for a communal plaza.

With continuous pedestrian access from the proposed link, will extend the character of the urban space to the rear of the shop

Proposed open pedestrian link

New proposed traffic flow

Transformed into pedestrian public domain

Resolution of Carparking problems:Proposed by Saunders Global:

Image reference: Taken from p3 of Section 3 Urban Framework - Part 1 from http://www.mosman.nsw.gov.au/planning/spitjunction


Supporting Images: Plan view

Inviting visual connectivity.

Plan view close up

Prominent direct pedestrian circulation access to and from Military Road.

Future Supermarket extension

Aerial perspective above plaza

Visual deterrent may be proposed to avoid vehicle flow.

Public domain provides new spatial experience in a natural urban environment with active shop frontage

Public domain reconnects people to the park

Visual connection to Mosman Square

Aerial perspective down Hordern Lane

Proposed traffic loop will facilitate the vehicular movement in and out of the shopping centre more efficiently.

A fully pedestrianised public domain acting as a refuge within the urban community.

Proposed pedestrianised laneway will enable active use of street level, providing vibrant programmes of uses in a safe environment, such as outdoor seatings and market stalls.

View from Brady Street:Carpark connection feature

Potential visual deterrent to prevent vehicle access.

Existing car park excavation - 2 levels deep

Proposed underground carpark connections will eliminate vehicle and pedestrian conflict on street level.

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P1

P2Future carpark expansion

Aerial perspective from Brady Street

Increased visual connection will encourage people to interact with existing adjacent park

Documents

1-3 Brady Street, Mosman Bridgepoint Shopping Centre …on... · 4.3! Draft Metropolitan Strategy for Sydney 2031 ... the Master plan, presumably as it is a strata complex. However,