Bass & Flinders Gateway Site, Wollongong · Street is an extension of the rectilinear city grid but due to limited traffic ... Bass & Flinders Gateway Site, Wollongong NSW 03 47 600

03.2013 12810

Urban Design ReportBass & Flinders Gateway Site, Wollongong

Executive Summary 01

1.0 The Site 021.1 Ownership and details 02

2.0 Planning Context 032.1 Strategic Context 032.2 Council Planning Controls 062.3 Previous Studies & Proposals 09

3.0 Site Analysis 113.1 Regional Context 113.2 Character and Activity Areas 123.3 Surrounding Use & Built Form 143.4 Solar Amenity 143.5 Topography 153.6 Views and Vistas 173.7 Road network and city grid 183.8 Activity and Circulation 193.9 Links to the CBD 203.10 The Gateways to Wollongong 213.11 City Identity 22

4.0 Constraints and Opportunities 234.1 Constraints 234.2 Opportunities 244.3 Proposed Principles 25

Contents

Wollongong City Council’s (WCC) strategic planning documents identify this site as a key site within the city centre and adjacent to the identified Commercial Core boundary on Smith Street.

The two major challenges are the land use and urban form transition between the three surrounding activity/character areas:

■ the urban form and commercial and retail activities of the CBD

■ the architecturally diverse residential areas to the north-east

■ the enterprise corridor extending along the Princes Highway to the north.

Each of the three street frontages reflects these existing characters. Keira Street is an extension of the rectilinear city grid but due to limited traffic movement at the five way intersection, is a quiet mixed use street with some attractive mature trees. Keira Street between Crown and Smith Street is fronted by traditional, fine grained shop fronts featuring many restaurants and cafes. This urban design analysis identifies an opportunity to continue Keira Street’s traditional shop front and ‘eat street’ character on the western side of Keira Street between Smith and Campbell Street.

Campbell Street starts at the “Gilligan’s Island” roundabout with low rise, bulky goods retailing uses but is predominantly a residential street with a high school and coach terminus opposite the site.

Flinders Street sweeps past the site on a curved and sloping alignment as the main northern route to and from the city offering high volumes of vehicular passing trade but also access issues for the site. This study identifies inconsistencies between Council’s vision for Flinders Street as a ‘high street’ (CIP) and the RMS categorisation as a state road. For vehicular access to and from off street parking and servicing access, this report identifies the main access point as Keira Street with opportunities to be explored for left in only access from Flinders Street and left out only to Campbell Street.

Executive SummaryThe main LEP controls are a B6 Enterprise Corridor zoning, height (maximum 24m) and a FSR formula that approximates to 2.5:1. This study notes that the B6 zoning precludes restaurant uses, a desirable active ground floor use particularly on Kiera Street, and may reflect a superseded approach to how this site transitions between the enterprise corridor and the city centre.

Given the Flinders Street frontage and location of the site, this site has been considered a city ‘gateway’. ‘Gateway’ inspires multiple interpretations including built form as a distinctive landmark that will be appreciated by most people as a drive-by experience from Flinders Street. This urban design analysis suggests that given the location and viability of commercial ground floor uses outside the CBD, some responses may include:

■ iconic architecture,

■ marking the junction with the ’city grid’ and the Keira Street vista with taller buildings,

■ a true corner building at the Campbell and Flinders Street corner,

■ Flinders Street façades designed and lit at night to be appreciated at speed from passing vehicles.

The activity density of Wollongong focuses on Crown Street and radiates along Keira Street. On this site, pedestrian movement is concentrated on Keira Street as a relatively level route to and from the north eastern residential area and the CBD. Given the uses and character of the enterprise corridor/Princes Highway and topography, no pedestrian desire lines are identified through the site.

The block is currently held in multiple ownership. WCC is the major land owner with a consolidated parcel of lots at the southern corner extending to a single lot fronting on Campbell Street. The analysis notes that the other two block corners are in separate ownership, offering both opportunities and constraints for redevelopment.

0112810 | Bass & Flinders Gateway Site, Wollongong NSW

1.1 Ownership and detailsThe site is bounded by Flinders, Keira and Campbell Streets, Wollongong, and includes the following title particulars:

■ Lot 201 DP 801956

■ Lot 100 DP 712640

■ Lot 101 DP 1015945

■ Lot 1 & 2 DP 544681

■ Lot 12 DP 840017

■ Lots A & B DP 153806

■ Lots C & D DP 164178

■ Lot 3 & 4 DP 152256

■ Lots 11 & 12 DP 231424

■ Lot 1 DP 657220

■ Lot A DP 159938

1.0 The Site

Figure 1 – The site Figure 2 – Ownership & building footprint

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The SiteWollongong City Council Owned LandMultiple OwnershipsExisting Building Footprint


2.1 Strategic ContextIllawarra Regional Strategy, 2007The Strategy covers the local government areas of Wollongong, Shellharbour and Kiama, and presents a set of achievable goals between 2007 and 2031.

Wollongong is categorised as a Regional City, supported by Major Regional Centres of Warrawong and Shellharbour, and a Planned Major Regional Centre at Dapto.

The strategy has a strong focus on job creation and will assist in providing community and investor certainty, in regards to the region’s long-term growth. Wollongong is identified as having capacity for 10,000 new jobs and additional medium and high-density housing.

Information Source: How the Final Illawarra Regional Strategy Will Help the Wollongong Local Government Area [Fact Sheet], February 2007, Department of Planning

2.0 Planning Context


47 600 more people38 000 new homes30 000 new jobs25 year plan7 major towns3 major regional centres1 regional city

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WOLLONGONG — REGIONAL CITYWollongong provides higher order administration, education and health services, cultural and recreational facilities and higher density commercial and residential development for the Region. The revitalisation of Wollongong City Centre, under the Cities Taskforce project, will refocus it as the regional city and strengthen its economic and employment significance.

MAJOR REGIONAL CENTREA concentration of medium to higher density living, business, employment, professional services, department stores, specialised shops including discount department stores and associated warehouses, transport logistics and bulky goods operations. Focal point for subregional road and transport networks and servicing for a number of districts.

WARRAWONGWarrawong town centre is an important commercial and retail centre, particularly for bulky goods. This role will be maintained.

SHELLHARBOUR CITY CENTREShellharbour City centre has grown rapidly over the last 30 years. It plays an important role in servicing the southern part of the Region. As the current residential estates reach completion, the focus for Shellharbour will shift towards urban renewal opportunities.

PLANNED MAJOR REGIONAL CENTRE

DAPTO With revitalisation and consolidation, Dapto town centre has the potential to develop into a Major Regional Centre. Residential growth at West Dapto and development of employment land at Kembla Grange will support this new role.

MAJORTOWNShopping and business centres for the district including warehouses, transport logistics and bulky goods, health and professional services mixed with medium density residential in the centre serving surrounding areas. Major towns: Corrimal, Unanderra (emerging), Figtree, Fairy Meadow (emerging), Albion Park, Warilla and Kiama.

TOWNSmall to medium concentrations of retail, health and other services, with lower density residential. Reliant on higher order centres for shopping and employment. The scale and character of the Region’s towns will be protected.

EMPLOYMENT LANDS Key employment lands include Wollongong City centre, Port Kembla precinct, University of Wollongong and Innovation Campus, the Illawarra Regional Airport, Kembla Grange industrial lands, Shellharbour City Centre, Shell Cove precinct and Kiama Town Centre. These sites provide a range of employment activities and will be protected by avoiding fragmentation or rezoning to non–employment related uses.

PROPOSED EMPLOYMENT LANDS —INVESITIGATIVE AREAS

Areas identified for employment investigation include Tallawarra Power Station, Illawarra Regional Airport and the Bombo Quarry sites.

NEW RELEASE AREA — WEST DAPTOWest Dapto is the priority new release area for the region and will deliver approximately 19,000 new dwellings over the next 30 to 40 years. The design of West Dapto is ongoing but will include new town centres, improved public transport opportunities and Kembla Grange employment lands.The West Dapto release area will also incorporate total water cycle management measures including harvesting and onsite reuse of stormwater and recycling of waste water for industrial use.

RURAL AND NATURAL RESOURCE AREASRural and agricultural lands provide important economic, environmental, social and cultural benefits to the Region and have value as a food producing resource to be protected for the long term.

BIODIVERSITY OUTSIDE CONSERVATION AREAS High value conservation areas will be protected by reducing pressure on these areas for urban development.

EXTRACTIVE MINERAL RESOURCESExisting and potential mineral and extractive areas, including sand and hard rock, will be protected. Management of these areas will need to address opportunities for biodiversity conservation. The region also contains extensive coal resources (not shown).

AIR AND SEA PORTSAir and sea ports will be strengthened to support their role for transportation, trade and tourism.

COMMERCIAL FISHERIES RESOURCES

EXISTING URBAN AREAUrban area includes residential and open space zones.

NATIONAL PARK & WORONORA AND METROPOLITAN SPECIAL AREAS

(WATER CATCHMENT)STATE FOREST

RAIL NETWORK AND STATION

MALDON—DOMBARTON RAIL CORRIDOR

PROPOSED ROAD

LOCAL GOVERNMENT AREA BOUNDARYRATEGY MAPILLAWARRA REGIONAL STRATEGY MAP

Figure 3 – Illawarra Regional Strategy Map

Wollongong City Centre Vision, 2007The Vision builds on the principles of:

■ Growing jobs in the heart of the City Centre;

■ Encouraging diversity of economic opportunities around the city core;

■ Creating a living city with mixed use development that supports the City Centre‘s employment role;

■ Developing a distinct role and character for the City Centre;

■ Providing for high quality design of public areas;

■ Enhancing transport links to and from the City Centre; and

■ Maintaining and enhancing the natural environment.

The vision designates the Flinders Street frontage of the site as being within the “Enterprise Corridor”. The site is at the south eastern edge of this area, and hence may be interpreted as a transition site to the commercial core and surrounding residential areas.

Wollongong City Centre Civic Improvement Plan, 2007

The Civic Improvement Plan (CIP) builds on the City Centre Vision and provides more detail for public domain improvements and infrastructure that may be required to achieve the desired outcomes.

The CIP designates the Flinders Street frontage of the site as being of “High Street” character, maintaining an active retail frontage, accommodating intense use and a high quality of public domain.

Campbell and Keira Streets are designated major residential streets.


The Site

The Site

Figure 4 – City Centre Character Map

Source: Wollongong City Centre Vision, 2007

Figure 5 – Street Character Map

Source: Wollongong City Centre Civic Improvement Plan, 2007

Wollongong CBD Action Plan, November 2010The Wollongong CBD Action Plan addresses the following:

■ Co-ordination of all stakeholders to allow a unified approach in delivering the actions for the city centre;

■ Identification of new opportunities and initiatives that will continue drive the development of the city centre; and

■ Provide business confidence to existing and future operators in investing in Wollongong.

The action plan provides indicative timeframes for project implementation, including Council’s concept for the Western bypass along Throsby Drive. This action may aid in reducing the traffic flow along Flinders Street to the south and into the city centre.

Medium Term Projects (2013-16) includes preparations for the construction of the Western bypass (Throsby Drive to Denison Street), noted as number 2 on map.

Source: Wollongong CBD Action Plan, November 2010


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Figure 7 – Floor Space Ratio Map (Wollongong LEP 2009)

Figure 8 – Height of Buildings Map (Wollongong LEP 2009)

B6 Enterprise Corridor

Permitted uses:

Advertising structures; Bulky goods premises; Business premises; Car parks; Child care centres; Community facilities; Depots; Entertainment facilities; Environmental facilities; Garden centres; Hardware and building supplies; Heavy industrial storage establishments; Hotel or motel accommodation; Industrial retail outlets; Landscaping material supplies; Light industries; Office premises; Passenger transport facilities; Places of public worship; Plant nurseries; Recreation areas; Recreation facilities (indoor); Recreational facilities (outdoor); Registered clubs; Respite day care centres; Roads; Service stations; Serviced apartments; Sex services premises; Shop top housing; Storage premises; Take away food and drink premises; Timber yards; Transport depots; Truck depots; Vehicle sales or hire premises; Veterinary hospitals; Warehouse or distribution centres

Does not permit cafes and restaurants or residential flat buildings.

FSR of between 2.5:1 and 3:1 dependant upon use and floor space mix.

Maximum height of 24m over the entire site.

2.2 Council Planning Controls

2.2.1 Wollongong Local Environmental Plan 2009

Wollongong City CentreThe site falls within the Wollongong City Centre Boundary. Special provisions apply due to this condition.

Land ZoningThe site is zoned as B6 Enterprise Corridor under the Wollongong Local Environmental Plan 2009 (WLEP 2009), the objectives of which are:

■ To promote businesses along main roads and to encourage a mix of compatible uses.

■ To provide a range of employment uses (including business, office, retail and light industrial uses).

■ To maintain the economic strength of centres by limiting retailing activity.

■ To encourage activities which will contribute to the economic and employment growth of Wollongong.

■ To allow some diversity of activities that will not:(a) significantly detract from the operation of existing or proposed

development, or(b) significantly detract from the amenity of nearby residents, or(c) have an adverse impact upon the efficient operation of the

surrounding road system.

Floor Space RatioThe base floor space ratio for the site is 1.5:1.

Due to the site being located in the Wollongong City Centre boundary,further Floor space ratio provisions apply:

■ For buildings used only for residential purposes a floor space ratio of 2.5:1 may apply.

■ For buildings used for purposes other than residential, a 3:1 floor space ratio may apply.

The FSR for the site will fall between 2.5 and 3:1, and is dependant upon the mix of floor space use.

Height of BuildingsThe site has a maximum height limit of 24m.

Key SitesThe site is classified as a Key Site under the WLEP 2009. This classification requires review of the proposed development by a design review panel.


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Max Height: 24m4m setback to Flinders Street

Residential <12m height= side setback of 6mResidential 12-24m height= side setback of 9m

Residential floor plates above 12m must not exceed 900m2

Maximum building depth of 18m

Active street frontages required for mixed use development

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Figure 9 – LEP and DCP site specific controls

2.2.2 Wollongong Development Control Plan 2009

City Centre Character Areas The site is located within the Enterprise corridor.

The Wollongong Development Control Plan 2009 (WDCP 2009) focuses on promoting business activity along Flinders Street. Residential development incorporated in mixed use developments is encouraged within walking distance to rail station and in areas abutting the general residential zone to the east. The character of the area will be of an attractive city boulevard lined with trees and high quality buildings of medium scale.

Despite the WDCP 2009 provisions, the site is in transition and has been earmarked as a Gateway. Therefore these character visions may not reflect current thinking for the site by Council.

Relevant WDCP 2009 considerations include:

■ Building to street alignment and street setbacks

- 4m setback to Flinders Street.

- Balconies may project into front building setbacks.

- Minor projections into the front building liens and setbacks for sun shading devices, entry awnings and cornices are permissible.

- Corner properties are subject to a requirement to provide a 6m x 6m corner splay.

■ Vehicular footpath crossings

- No additional vehicle entry points will be permitted into the parking or service areas of development along Flinders Street.

■ Active Street Frontages

- Active street frontages in the form of non-residential uses on ground level are required for mixed use buildings in the Enterprise zone.

■ Communal open space

- Development with more than 10 dwellings must incorporate communal open space. The minimum size of this open space is to be calculated at 5m2 per dwelling.

■ Overshadowing

- Adjacent residential buildings and their public open space must receive 3 hours of direct sunlight between 9am and 3pm on 21 June.


2.2.3 SEPP 65 - Residential Flat Design Code : Tools for improving the design of residential flat buildings

The Residential Flat Design Code (the Code) sets broad parameters within which good design of residential flat buildings can occur by illustrating the use of development controls and consistent guidelines (source: Residential Flat Design Code, page iii)

The Code is an important tool for consideration in the future planning and design of the site in question, particularly in regards to building separation distances and street setbacks.

Building separation controls should be set in conjunction with height controls and with controls for private/communal open space and deep soil zones. They are measured in metres, balcony to balcony or external wall to external wall.

Objectives

■ To ensure that new development is scaled to support the desired area character with appropriate massing and spaces between buildings.

■ To provide visual and acoustic privacy for existing and new residents.

■ To control overshadowing of adjacent properties and private or shared open space.

■ To allow for the provision of open space with appropriate size and proportion for recreational activities for building occupants.

■ To provide deep soil zones for stormwater management and tree planting, where contextual and site conditions allow.

Figure 10 – Building separation is proportionate to building height to facilitate better urban form and improved residential amenity.

Source: Residential Flat Design Code, page 28


2.3 Previous Studies & Proposals

2.2.1 AEJ Scheme for Gateway Wollongong Pty Ltd (2012)

A mixed use development, illustrative concept prepared by Architect Edmiston Jones for the Gateway Wollongong P/L bid to Wollongong City Council.

Concept includes:

■ 215 residential units

■ >4,000m2 of commercial floor space

■ 319 car spaces

■ Public plaza space through the site


2.2.2 Quattro Scheme

A development application dated September 2004 prepared by adm Projects for Sebvell Pty Ltd.

■ 281 residential units

■ 2 commercial units

■ 18 retail units

■ 5 home offices

■ 803 car parking spaces


3.1 Regional ContextThe site is well located as a gateway for the City of Wollongong. Key elements include:

■ vehicular access from the north (via the Princes Highway) and from the south (via Crown Street).

■ within 1km of both Wollongong and North Wollongong rail stations

■ within walking distance of the major retailing centre of Crown Street Mall and Wollongong Central

■ within 1-2km of major educational and health facilities, including the University of Wollongong, the Innovation Campus and Wollongong Hospital

■ only 1km to Wollongong Harbour and beaches, cafes and restaurants

■ good exposure for retail options along the Flinders Street frontage

3.0 Site Analysis

Figure 11 – Regional Context


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AS

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WA

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NORTH WOLLONGONG STATION

WOLLONGONG STATION

200m

500m

1km

200m

500m

1km

500m to Wollongong City Centre

(Crown Street Mall)1km

to Wollongong Hospital

1km to North Wollongong Beach

1.2km to Wollongong City Beach

2km to The University of Wollongong

Mount Keira

2km to

Innovation Campus

3.2 Character and Activity AreasThe site is located at an intersection of activity types including industrial and bulky goods retailing to the west, predominantly mixed use/residential to the east and retail core to the south (refer Figure 12).

The site is opposite Smiths Hills High School and Doherty Coachline Terminus (at the north east corner).

The following page demonstrates a montage of land use types within a 2km radius of the site.

Figure 12 – Character Areas


FORESH

ORE

INDUST

RIAL

/

BULK

Y GOODS

IND

USTRIA

L /

BU

LKY

GO

OD

S

RETAIL/ MIXED USE

EMPLOYMENT

EDUCATION

EDUCA

TION/

EMPL

OYMEN

T

SPORTS &

LEISURE

SPORTS &

LEISURE

HEALTH

SPO

RTS

&

LEIS

URE

IND

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L /

BU

LKY

GO

OD

S

RESIDENTIAL

CIVIC

RESIDENTIAL

RESIDENTIAL/MIXED USE

school

school

school

schoolCROWN STREET

FLIND

ER

S S

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ET / P

RIN

CE

S H

IGH

WA

Y

KE

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MALL

NORTHERN DISTRIB

UTOR

SO

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N F

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EW

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M1

PRINCES HIGHWAY

SO

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WA

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WOLLONGONG STATION

Education and Other Uses

Light Industrial and Bulky Goods Retail

Sports and Leisure

Retail

Residential

Apartment buildings up to 8 storeys, occasional high rise towers

Flat buildings (generally 3-4 storeys)

Dwelling houses

Wollongong Central Shopping Centre & new extension under construction

Crown Street Mall

Keira Street retail strip

Corner store

WIN Stadium

Beaton Park Leisure Centre

Wollongong Golf Course

Foreshore activity - surfing, cycling, cafes and restaurants

Bunnings

Car sales yards

Mechanical repairs

Coach Terminus

University of Wollongong

Illawarra TAFE

Wollongong Hospital

Clubs and pubs

Churches

Source: http://www.wollongongcentral.com.au/Development


3.3 Surrounding Use & Built FormThe site is surrounded by varying uses and built form, as shown in Figure 13 opposite.

Built forms varies in height, bulk and scale, from single storey residential dwellings, to multi-level apartment blocks, and large floor plate warehousing and entertainment venues.

Whilst there are no heritage provisions on the site itself, there are a number of residential heritage items surrounding the site, including 2 lots immediately opposite the site, at the intersection of Keira and Campbell Streets.

3.4 Solar AmenityTo achieve solar access to >70% of apartments, avoid double loaded corridor apartment buildings on the east-west axis or use double aspect/crossover apartment buildings.

Figure 13 – Adjacent Landuses

Doherty Coachlines Terminus

Smiths Hill High School

School Open Space

Tennis Courts

Kmart Tyre & Auto Service

Carlovers Carwash

Bunnings

Gasweld Tool Centre

Bears Auto

Hospital

Collegians Club

Overboard Surf Skate Snow

Magnum Motorcycles

Peter Fitzgerald Real Estate

Lupa Wood Fired PizzaElla Bache

Red Square Cafe/Bar

Zoom Play and Party

Zone

Beauty to Impress

Keiraview Student Accomodation

Wellness Centre

Dominos Pizza

ColliersWollongong

Baptist Church

Window & Door Centre

22

3

3

4

1

1 1

1 1 1

1

4

1

2 + basement

3+ basement 6

+ basement

2+ basement3

14

+ basement

+1 retail

Wang Long Oriental

Supermarket

Vet

The Gamesmen

Vacant

Vacant

Vacant

Vacant

Furniture Mart

Ezy Interactive

Repco

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FIR

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CH

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CAMPBELL STREET

SMITH STREET

THROSBY DRIVE

CHARLOTTE STREET

FLINDERS STREET

Legend

The SiteResidential/AccomodationServicesRetailLight Industry/Bulky GoodsEducationEntertainmentHealthReligionHeritage SitesResidential Flat Buildings (height in storeys)

2


3.5 TopographyThe site is located approx. 4.5km east of the Illawarra escarpment and only 1km to the west of low lying land at the foreshore. The site sits slightly to the west of a prominent ridge line which runs north south, parallel to the Keira Street frontage.

To the east of the site and running between Campbell and Smith Streets, the topography forms a valley which runs all the way to the foreshore. This valley provides greater opportunity for water views from upper levels on the site.

Figure 14 – Topography of surrounding area


CROWN STREET

FLIND

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S S

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RIN

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S H

IGH

WA

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KE

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STR

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NORTHERN DISTRIB

UTOR

SO

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WOLLONGONG STATION

RIDGELINE

VALLEY

SADDLE

WA

TER LINE

Mt Keira Elevation 435m

ForeshoreThe Site RL 11-21

Rai

lway

Ridgeline

Mt KeiraRidgeline

Site

Foreshore View of escarpment looking south toward Wollongong

Figure 18 – Slope of site

The site falls toward the intersection of Flinders and Campbell Streets, with the highest point on the site at the southern corner (approx.RL 21). refer Figure 18. A fall in the landform of around 10m from this point to the western corner of the site, and a steep fall from the Keira Street frontage will influence the built form outcome. Existing vehicular access from Keira Steet is via relatively steep driveways.


KE

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CH

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CH

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CAMPBELL STREET

SMITH STREET

THROSBY DRIVE

CHARLOTTE STREET

FLIND

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S S

TRE

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RID

GE

LIN

ERL 21

RL 11

RL 17

10m fall

4m f

all

6m fall

2018

18

16

12

12

10

14

16

18

20 22

2426

22

2220

View looking west down Campbell Street (site on left)

View looking south up Keira Street (site on right)

View looking north west down Flinders Street

Keira Street access via steep driveway

A

A

C

CB

B

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SIT

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AR

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FLIN

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STR

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RL 17RL 22

RL 11 RL 10

RL 21RL 14 RL 11

SIT

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AR

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SIT

E B

OU

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AR

Y

CA

MP

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TRE

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SIT

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AR

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SIT

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AR

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RL 17RL 21RL 22 RL 20 RL 20FL

IND

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S S

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CA

MP

BE

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TRE

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Figure 15 – Section A-A through Campbell Street

Figure 16 – Section B-B through Keira Street

Figure 17 – Section C-C through site fronting Flinders Street

1 in 6 slope

1 in 7 slope

3.6 Views and Vistas ■ The site is well positioned to take advantage of high level views to the ocean in the east and to the escarpment in the west.

■ Views to the ocean from the Keira Street edge of the site are expected to be achieved above levels 3-4 (i.e once the building reaches RL 27 on the Keira/Campbell corner and RL 29 on the Keira Smith/Flinders corner. NOTE: further investigation in regards to view capture should be undertaken to determine the impact of surrounding existing built form).

■ The location of the site with a frontage to busy Flinders Street provides a unique opportunity for a gateway architectural statement on a heavily trafficked road entry into the Wollongong CBD. Facades designed for appreciation by passing motorists may be one design response to the gateway role.

■ The are various view corridors from which the site is visible and may create a landmark. The site is well placed to provide a landmark at the intersections of Keira and Smith Streets, as shown in the photo below.

Figure 19 – Views to and from the site


CROWN STREET

FLIND

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S S

TRE

ET / P

RIN

CE

S H

IGH

WA

Y

KE

IRA

STR

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MALL

NORTHERN DISTRIB

UTOR

SO

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N F

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M1

PRINCES HIGHWAY

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WOLLONGONG STATION

Oce

an V

iew

s

Ocean Views

Views Towards Escarpment

View towards escarpment along Flinders Street at the intersection of Keira and Smith Streets

View towards the site looking north along Keira Street View towards the site from rail overpass on the Princes HwySource: Google Street View Source: Google Street View

The Site

The Site

The Site

2

1

1

3

2

3

3.7 Road network and city grid ■ The site demonstrates a termination point of the structured city grid pattern (to the south) and the commencement of a less formal roadway system and larger blocks in the north west.

■ The roundabout at the Flinders Street/Campbell Street intersection (affectionately known by locals as “Gilligan’s Island”), slows traffic along the Flinders Street frontage. This intersection may be signalised at some future time.

■ Keira Street is a 2 way street, with a left out only option onto Smith Street. There is no entry into Keira Street from Smith Street and Keira Street (south).

■ The site is well connected with the University via a free shuttle bus service which stops on Keira Street.

■ The existing north bound bus stop on Flinders Street has been proposed to be moved further south, closer to the corner of Smith Street.

■ The bus stops in the vicinity have been the topic of review.

■ Flinders Street is a classified road, a major north-south route and within RMS authority.


CAMPBELL STREET

SMITH STREET

KE

IRA

STR

EE

T

FLIND

ER

S S

TRE

ET

University Shuttle Bus Route & Stop

Public Bus Stop

Favoured cycling route

Left out only

2 lane roundabout

Intersection of city grid and highway road system

Figure 20 – Junction of the city grid and the less formal roadway system

Figure 21 – Surrounding road network

3.8 Activity and Circulation ■ The major retail activity areas are focussed on the Crown Street Mall and the Wollongong Central development site. The southern end of Keira Street captures some of this pedestrian activity but it fades away to the north and the site.

■ Crown, Keria and Corrimal Streets are identified by Wollongong City Council as ‘eat streets’.

■ Keira Street meets the main pedestrian desire line between the residential areas to the north east and the CBD.

■ There are no activity areas to the north of the site generating pedestrian desire lines through the site.

Figure 22 – Activity areas and pedestrian intensity


CH

UR

CH

STR

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BOURKE STREET

CO

RR

IMA

L S

TRE

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CAMPBELL STREET

SMITH STREET

CROWN STREET

THROSBY DRIVE

FLIND

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S H

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WA

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NORTHERN DISTRIB

UTOR

MARKET STREET

BURELLI STREET

WIN Stadium

Golf Course

Wollongong City Beach

BunningsLeisure Centre

Wollongong Harbour

North Wollongong Beach

Cafes & Restaurants

Foreshore Park

Crown Street Mall

Keira Street RetailSO

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WOLLONGONG STATION

Legend

The SiteMajor Traffic RouteMinorTraffic RouteHeavy Pedestrian ActivityPedestrian ActivityLow Pedestrian ActivityDestination PointsActivity AreasPedestrian Desire Line from Residential to Retail hub

3.9 Links to the CBD ■ Keira Street is the strongest link from the site into the heart of the Wollongong CBD, in particular, Wollongong Central Shopping Centre and Crown Street Mall.

■ Streetscape upgrades are proposed for Keira Street from Market Street to Crown Street, and along Crown Street. There are also proposed upgrades to the Crown Street Mall.

■ There is a desire line along Keira Street for residents surrounding the site, as a relatively level route to and from the CBD.

■ There are no pedestrian desire lines through the site.

■ The Flinders Street frontage is highly exposed and trafficked by fast moving, noisy traffic. This site frontage is experienced by a driver and/or passengers at speed.

CAMPBELL STREET

SMITH STREET

BURELLI STREET

MARKET STREET

VICTORIA STREET

MALL

CROWN STREET

FLIND

ER

S S

TRE

ET / P

RIN

CE

S H

IGH

WA

Y

KE

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STR

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RL 20

RL 20

RL 22

RL 22

RL 22

RL 20

RL 18

RL 16

RL 14

RL 12

RL 11

RL 19

No pedestrian desire

Residential pedestrian desire lines to city

Extent of possible streetscape improvements

Wollongong Central

Wollongong Central

Wollongong Central(under

construction)

Experience as driver - high speed


University of Wollongong

Southern Gateway Centre(Bulli Tops)

North Wollongong Station

Crown Street Mall/Wollongong Central

Wollongong Station

Wollongong Hospital

Lighthouse

‘Links’ Seasideseniors community

200m

500m

1km

200m

500m

1km

3.10 The Gateways to Wollongong ■ When travelling into Wollongong from the north via the Princes Highway, the Southern Gateway Centre (located at Bulli Tops) marks the entry into the city. Whilst this landmark is visually strong and inviting for visitors, the centre is a long way from the heart of the CBD and is easily forgotten after travelling the winding road down Mount Ousley.

■ The southern access road to the Wollongong CBD is located at the bottom of Mount Ousley Road. While an attempt to signify a gateway has been made in the form of coloured paving and signage, the entry is still a while out of the heart of the CBD.

■ Entry from the south into the CBD is via Crown Street. The main landmark that signifies arrival in Wollongong is the large hospital on the hill. The termination of Crown Street with the Crown Street Pedestrian Mall creates a strong sense of arrival at the heart of the CBD.

■ As a “gateway” site, most people will experience the site from within a vehicle, travelling at speed on Flinders Street.

Wollongong Hospital provides a gateway landmark for Wollongong, along Crown Street

Southern Gateway Centre, Princes Highway, Bulli Tops

Crown Street Mall terminates the main vehicular access road into Wollongong from the south

‘Links Seaside’ developmentSource: http://www.irt.org.au/irt-links-seaside.asp

Wollongong and North Wollongong rail stations provide convenient access points for pedestrians to the site and the wider CBD

Extension of Wollongong Central shopping centre will provide a revitalised and iconic node for the retail hub

Source: http://www.wollongongcentral.com.au/development


Source: Google Street View

3.11 City IdentityCities like Bilbao in Spain have been rejuvenated by bold, expressive architecture (Guggenheim Museum).

An icon building (Sydney Opera House) or architect (Gaudi, Barcelona) can become a brand image for a city.

These landmark buildings often have a cultural purpose (Federation Square, Melbourne) and/or make the most of waterside locations (MONA, Hobart).

Source: http://icreasymposium.eq.upc.edu/icreasymposium/venue/barcelona

Casa Batlló, Barcelona (Architect: Gaudi)

Source: http://artblart.files.wordpress.com/2011/07/mona-exterior.jpg

The Museum of Old and New Art (MONA), Hobart

Source: http://en.wikipedia.org/wiki/File:Federation_Square_(SBS_Building).jpg

Federation Square, Melbourne (Architect: Lab Architecture Studio & Bates Smart)

Source: http://sydney-city.blogspot.com.au/2010/11/sydney-opera-house-sydney-ferries-theme.html

Sydney Opera House

Source: http://www.hdwallpapers.in/guggenheim_museum_bilbao_spain-wallpapers.html

The Guggenheim Museum, Bilbao, Spain (Architect: Frank Gehry)

Source: http://en.wikipedia.org/wiki/File:San_Sebastian_Kursaal_noche.jpg

Kursaal Convention Centre and Auditorium, Spain (Architect: Rafael Moneo)

Source: http://www.americapictures.net/the-riverwalk-san-antonio-texas-united-states-04.html

San Antonio River Walk, Texas (Architect: Robert Hugman)

Source: http://www.greenroofs.com/projects/pview.php?id=846

The School of Art, Design and Media at Nanyang Technological University, Singapore (Architect: CPG Consultants)


4.0 Constraints and Opportunities

Figure 23 – Constraints

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CAMPBELL STREET

SMITH STREET

THROSBY DRIVE

CHARLOTTE STREET

FLIND

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Multiple driveway entries

Cooling breezes in summer

Fragmented land ownership

Narrow sites for med-high rise

residential developments

Neighbouring bulky goods/industrial character

unnattractive

High speed, no stopping, noisy

Gusty western

winds

Pedestrian experience and safety to rail stations could be improved

Existing height controls do not allow icon tower form

Low pedestrian foot fall - no desire lines from city towards the north

Site is outside of Council’s plan of action/CBD vision

No entry

Enticing pedestrians to cross Smith Street and leave the CBD

Complicated 5 way junction

Potential overshadowing from

high rise development

edge to CBD

No safe pedestrian crossing across Flinders Street

4.1 Constraints


Figure 24 – Opportunities

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CAMPBELL STREET

SMITH STREET

THROSBY DRIVE

CHARLOTTE STREET

FLIND

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Residential pedestrian desire lines to city

Existing mature street trees

Active street frontages

Extend Keira Street “eat street” with traditional 16m wide shop fronts built to the street boundary

Pedestrian scaled development

Residents/ tenants only

access through site

New laneways for access and servicing and

consolidated entry points

View

s to

esc

arpm

ent

High level view

s to ocean

Potential future diversion may reduce Flinders Street traffic

High speed and volume of passing trade (Flinders Street frontage), suits

wide frontage showoom retail built to street boundary (0m setback)

Confluence of activity areasEnterprise corridor/Highway meets city grid

Opportunity to consolidate whole of block and develop a consistent master plan

Potential entertainment facilities could compliment North Wollongong residential population, Keira Street and other city facilities

Planning strategy for enterprise corridor is “attractive city boulevard lined with trees”

Existing “eat street”

Vista opportunity

4.2 Opportunities

■ Shareway network through block serves multiple purposes:

- provides access to multiple on-site parking areas from minimum number of street access point

- equity of development potential across land ownership boundaries

- dual use of building setback and required building separations

- safer pedestrian experience as more activity


4.3 Proposed Principles

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CAMPBELL STREET

SMITH STREET

THROSBY DRIVE

CHARLOTTE STREET

FLIND

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SHAREWAY

Residential SeparationFor buildings of heights 5-8 storeys: - 18m between habitable rooms - 13m between habitable and non-habitable rooms - 9m between non-habitable rooms

Ground Floor Activation - Keira StreetPromote a traditional active street frontage with a 0m ground floor setback based on current DCP setbacks in “Commercial core”

Residential Upper Level SetbackSetback residential upper levels 0-3m from building frontage.

Street Tree PlantingEnhance Keira Street by providing new street trees on the western side of the street.

Placemaking OpportunityLandmark public place.

Design for Solar AccessFor example, dual aspect apartment building on difficult SW orientation.

Flinders Street ExperienceIcon architecture opportunity, such as facade and lighting designed for appreciation by passing motorists.

Ground Floor Activation - Flinders Street0m ground floor setback to street edge to promote showroom retail.

Opportunity for Landscaped Open SpaceIncluding provision of communal open space for tenants and residents.

Vehicular AccessVehicular access utilises all street frontages. A lane/shareway provides access to car parking and loading bays and assures access for adjoining properties.

Maximum Residential Floorplate SizeDCP 2009 control: A maximum floorplate of 900m2 to reduce the bulk and scale of buildings and break up expanses of wall with modulation of form and articulation of facades.

900m2

4-6m Residential Setback to Campbell Street Maintain the residential character of Campbell Street by providing a consistent setback from the street edge.

Vehicular left in only

Alternative entry point

Vehicular in/out

Vehicular left in/out only

Showroom Retail

Local Shops & Services

Example of a shared drive/lane waySource: Google Street View


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Bass & Flinders Gateway Site, Wollongong · Street is an extension of the rectilinear city grid but due to limited traffic ... Bass & Flinders Gateway Site, Wollongong NSW 03 47 600