Carlisle Street Supermarket Precinct Design ... - City of Port Phillip

Carlisle Street Supermarket Precinct Design Guidelines | June 2011| DRAFT Version 2
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
Table of Contents
BACKGROUND ........................................................ 2
PURPOSE OF THE PRECINCT GUIDELINES......................... 3
KEY STUDIES & DOCUMENTS ....................................... 3
PRECINCT GUIDELINES STRUCTURE ............................... 3
1. ACTIVITY CENTRE STRATEGIC CONTEXT ...................... 4
2. EXISTING PRECINCT CONTEXT .................................. 6
3. PREFERRED ACTIVITY & FUNCTION ............................ 8
4. PREFERRED ACCESS & MOVEMENT ............................10
5. PREFERRED BUILT FORM........................................11
5A CAMDEN STREET DESIGN GUIDELINES.................14
5B NELSON STREET DESIGN GUIDELINES .................15
5C ALFRED STREET DESIGN GUIDELINES..................17
5D CARLISLE STREET DESIGN GUIDELINES................19
5E LANEWAYS & ACCESSWAYS DESIGN GUIDELINES ....21
6 DEVELOPMENT SCENARIOS & PHASING ........................23
7 OVERALL PRECINCT PLAN .......................................25
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
BACKGROUND
In late 2009, the City of Port Phillip adopted the Carlisle Street Activity
Centre Structure Plan and accompanying Urban Design Framework. Council
further resolved to seek Ministerial authorisation to prepare and exhibit an
amendment to incorporate the directions of the Structure Plan and UDF into
the Port Phillip Planning Scheme (Amendment C80). This will include the
introduction of local policy and a design and development overlay provision in
the scheme (refer to attachment 1).
PURPOSE OF THE PRECINCT GUIDELINES
While the existing Structure Plan, Urban Design Framework and proposed
local policy and overlay (as part of Amendment C80) will provide the
statutory basis for new development within the centre, the purpose of this
document is to focus specifically on the designated Supermarket Precinct and
highlight Council’s expectations for new development. These guidelines seek
to provide additional guidance to landowners, developers and the community
and provide standards for development within both the public and private
realm.
The purpose of this document is to:
• complement and expand upon established strategic directions and design
guidelines;
• provide illustrative representation/examples of potential design
outcomes;
• provide clarity to developers, landowners, community and Council on the
desired standards and benchmark for design;
• provide a context for formulating and assessing private development
proposals to ensure that they respond to desired character; and
• guide the management, coordination and improvement of public spaces.
KEY STUDIES & DOCUMENTS
These Precinct Guidelines are heavily based on the Carlisle Street Structure
Plan and Urban Design Framework. This document deliberately omits
background material as already contained within relevant existing strategic
studies.
These Precinct Guidelines are directly informed by:
• Carlisle Street Major Activity Centre Structure Plan, 2009
• Carlisle Street Urban Design Framework, 2009
• Proposed Amendment C80 Documentation
- Carlisle Street Major Activity Centre Policy
- Design and Development Overlay (Schedule 21)
A number of other documents also provide guidance to specific aspects of
new development within the Supermarket Precinct, which this Guidelines
does not duplicate. These include:
• Urban Design Charter, Department of Sustainability and Environment,
2010.
• Activity Centre Design Guidelines, Department of Sustainability and
Environment, 2005.
• Safer Design Guidelines for Victoria, Department of Sustainability and
Environment, 2005.
• Guidelines for Higher Density Residential Development, Department of
Sustainability and Environment, 2004.
• (Interim) Guidelines for Larger Format Retail Premises, Department of
Planning and Community Development, 2007.
• City of Port Phillip Activity Centres Review, 2006 and Activities Centre
Strategy Implementation Plan, 2006.
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
PRECINCT GUIDELINES STRUCTURE
The format of the Carlisle Street Supermarket Precinct Guidelines is
structured as follows:
1. Activity Centre Strategic Context
Map and summary of relevant projects within the Centre
2. Existing Precinct Context
Precinct overview and existing characteristics
3. Preferred Activity and Function
Outlining future land use, activity and function
4. Preferred Built Form Envelopes
Summary of Council adopted height controls – for full details refer to
proposed DDO (Amendment C80)
5. Development Guidelines
Specific design standards organised by streetscape interface
6. Development Scenarios and Phasing
Potential redevelopment models and outcomes
7. Overall Precinct Plan
1. ACTIVITY CENTRE STRATEGIC
CONTEXT
The Carlisle Street Structure Plan outlines a number of strategic precincts
within the Activity Centre - largely defined by their land use, role and
function. Of note, the Plan recognises a major urban renewal opportunity
within a significant portion of land positioned centrally to the Carlisle Street
Activity Centre. This area is identified as the Carlisle Street Supermarket
Precinct which comprises the centre’s two major supermarkets and extensive
areas of ground level car parking.
Proximate to the Supermarket Precinct, a number of planned projects are
currently underway. These projects include the proposed Carlisle Street
Public Transport Interchange (Department of Transport- DoT), the Balaclava
Train Station upgrade (DoT), and the Southern Station Car Park – Housing
Project (Port Phillip Housing Association & CoPP). It is anticipated that the
proposed public transport initiatives are likely to commence by 2012-2013.
In light of the abovementioned projects, a Car Parking and Traffic Study of the
Carlisle Street Activity Centre is also currently in progress to assess potential
traffic implications (i.e. loss of car parking, road remodelling etc). It is noted
that the findings of this study should also inform the decision process for
future developments within the area.
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
2. EXISTING PRECINCT CONTEXT
THE STUDY AREA
The study precinct is located on the northern side of the Carlisle Street and
generally includes land bounded by Chapel Street (to the west), Alfred Street
(to the north), Nelson Street (to the east). While the primary redevelopment
area includes the existing supermarket sites and associated parking areas, it is
important that the surrounding context and immediate streetscapes are also
considered in the evolution of the Precinct.
The renewal of key public and privately owned sites within the precinct offers
a strategic opportunity, not only to enhance the economic viability of the
centre, but also to significantly improve the quality of the public realm
(streets and spaces), and to reinforce the centre’s unique ‘sense of place’ for
the local community. Redevelopment within the precinct will act as a catalyst
to improvements in the wider centre.
Camden Street (looking south)
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Existing Precinct Context
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3. PREFERRED ACTIVITY & FUNCTION
Precinct Use
Council expects new development within the Supermarket Precinct to
achieve the following:
• 2 full line supermarkets within the Precinct and an adequate mix of
speciality retail and commercial uses
• Vertical layering of uses and generally composed:
- Underground – car parking, loading, services (inactive
uses)
- Ground level – supermarket/ retail, residential entries,
community uses, open space (limited service areas)
- Aboveground – offices, mixed commercial, residential
(diverse range of housing types), private/communal open
space
• Predominantly active frontages (facades that engage with pedestrians such
as window shop fronts, entries etc) to Carlisle Street, Camden Street,
Nelson Street and Alfred Street (priority in that order)
• Provision of public amenities (public toilets, baby change facilities and
bicycle parking, street furniture etc)
• Adequate car parking is largely provided underground
• New development to incorporate ESD principles and achieves a minimum
6 green star rating
• Contributes to creating additional and improved streetscapes and public
spaces within the Precinct (either through developer contributions or
works in kind). The nature of improvement is subject to future
negotiations.
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Preferred Activity & Function
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4. PREFERRED ACCESS & MOVEMENT
Precinct Car Parking
Council expects car parking for new development:
• considers the capacity for car parking as both precinct and activity centre
based approach
• considers application for sustainable car parking rates and
• considers the use of sharecars and associated parking locations
Precinct Traffic Circulation
Council expects new development to manage traffic impacts:
• to Carlisle Street (including existing tram line and anticipated Carlisle
Street Train/Tram Interchange)
• to residential streets of Camden and Nelson Streets (north of Alfred)
Council’s preferred traffic circulation routes are as follows (preference in
order):
1. Improve Camden and Carlisle Street intersection
2. Potential long term connection with Chapel Street to allow loop
access to Camden Street and Carlisle Street (subject to traffic studies
& consultation with landowners/ community)
Note: until the above option is possible, the following applies:
Precinct Pedestrian Linkages
Council expects new development to maximise pedestrian connections:
• by integrating the building form to link with existing and/or new
pedestrian arcades with Carlisle Street
• by reinstating laneway to the rear of Carlisle Street to allow east-west
movement
• by enhancing the public realm of Camden, Alfred and Nelson Streets
through canopy landscaping, new paving, low level planting, street
furniture and water sensitive urban design treatments
Loading and Servicing
Council expects loading and servicing areas of new development to:
• not be located along Carlisle Street
• not impact upon the developability of adjoining sites
• preferably be consolidated and located under ground, away from public
view
• be screened from public view with architectural treatments that
complement the building design
3. Utilise Camden Street (section between Carlisle Street and Alfred
Street) as key vehicle access/exit to avoid impacts on residential
streets and function of proposed Carlisle Street Train/Tram
Interchange.
4. Vehicle access loop with entry at Camden Street, through to Alfred
Street – Nelson Streets and egress at Carlisle Street.
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Preferred Access & Movement
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
5. PREFERRED BUILT FORM
Council expects new development to respond to relevant strategic studies
(outlined previously) and in particular built form controls outlined in the
proposed Design and Development Overlay (DDO) – Carlisle Street
Major Activity Centre
Supplementary Design Guidelines have been prepared for the following
streetscapes:
5a – Camden Street
5b – Nelson Street
5c – Alfred Street
5d – Carlisle Street
5e – laneways and accessways
Carlisle Street Shopping Centre (existing conditions)
Alfred Street (existing conditions)
Camden Street (existing conditions)
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
Preferred Built Form
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
5A
CAMDEN STREET
VISION
Camden Street will be transformed into a high quality
streetscape that is activated by new retail frontages
and continuous pedestrian shelter. While pedestrian
and vehicle traffic will need to share the public
domain, it will be a traffic calmed environment and
place that fosters slow speeds. The street will also
develop as a ‘green’ streetscape that includes
extensive canopy and low level landscaping, new
paving, water sensitive urban design treatments and
street furniture.
DESIGN GUIDELINES
The following guidelines are suggested minimum
standards that will assist in achieving Council’s vision:
Use
• Locate car parking and servicing below ground
level
• Locate major/specialty retail on the ground floor
• Locate commercial, residential and
complementary activities on upper levels
• Orientate units above ground level to promote
passive surveillance
Form
• Scale and setbacks of buildings to comply with
proposed DDO controls (refer to street section)
• Establish active frontages (i.e. shopfronts, entries,
glazing) to at least 50% of the streetscape width
• Facades to incorporate awnings and canopies
• Demarcate building entries by incorporating
interesting architectural features
• Utilise sun screens etc to control sunlight and
wind
Movement
• Reinstate laneway to the rear of Carlisle Street
to connect through to Camden Street
• Reduce through traffic to the residential section
of Camden Street to the north of Alfred Street
• Retain existing 3 tonne vehicle ban from Alfred
Street to Inkerman Street
• Investigate traffic improvements (i.e. signals) at
Camden and Carlisle Street intersection
• Explore long term opportunities for new linkage
from Chapel Street to Camden Street
Public Realm
• Delineate a shared zone by paving treatments
• Incorporate extensive canopy planting (in line
with CoPP WSUD guidelines and Greening Port
Phillip Strategy)
• Establish and install a consistent suite of street
furniture that complements the Precinct and the
broader Carlisle Street corridor
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
5B
NELSON STREET
VISION
Nelson Street will be a pedestrian friendly place with
strong pedestrian connectivity with the Balaclava
Station and (future) integrated tram stop. There will
be a mix of uses along the Street and traffic patterns
will favour pedestrians.
GUIDELINES
The following guidelines are suggested minimum
standards that will assist in achieving Council’s vision:
Use
• Locate car parking and servicing below ground
level
• Locate major/speciality retail on the ground floor
• Locate commercial, residential and
complementary activities on upper levels
• Design each use for acoustic privacy given the
proximity to the rail line
Form
• Scale and setbacks of buildings to comply with
proposed DDO controls (refer to street section)
• Establish active frontages (i.e. shopfronts, entries,
glazing) to at least 50% of the streetscape width
• Facades to incorporate awnings and canopies
• Demarcate building entries by incorporating
interesting architectural features
• Utilise sun screens etc to control sunlight and
wind
Movement
• Retan existing one-way traffic along Nelson
Street
• Retain existing 3 tonne vehicle ban from Alfred
Street to Inkerman Street along Nelson Street
• Ensure vehicle access does not impact upon
future Train/Tram Interchange at Carlisle Street
• Traffic patterns must favour pedestrians
• Access vehicle entrances to underground car
parking from Nelson Street
• Separate commercial car parking and servicing
from residential car parking
Public realm
• Provide a quality consistent footpath treatment,
street furniture and landscaping in line with
Council’s requirements to achieve a cohesive
precinct
• Investigate potential to consolidate Council
owned land into a public north facing open space
on the corner of Nelson Street and Alfred Street
• Provide passive surveillance of the street and
new open space through orientation and
fenestration design
• Establish and install a consistent suite of street
furniture that complements the Precinct and the
broader Carlisle Street corridor
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5C
ALFRED STREET
VISION
Alfred Street will be an attractive service street to
cater for future mix-use/residential developments
(northern side) and the Supermarket Precinct.
Buildings will present highly articulated frontages that
correspond to the prevailing streetscape pattern.
Given its narrowness, the street will foster a slow
speed environment and will be enhanced through
new canopy trees in planting bays.
GUIDELINES
The following guidelines are suggested minimum
standards that will assist in achieving Council’s vision:
Use
• Locate car parking and servicing below ground
level
• Locate major/specialty retail on the ground floor
• Locate commercial, residential and
complementary activities on upper levels
• Locate key residential entrances at ground floor
• Orientate units above ground level to promote
passive surveillance
Form
• Scale and setbacks of buildings to comply with
proposed DDO controls (refer to street section)
• Step back upper levels of development to reduce
visual bulk as perceived from pedestrian level of
northern side of the street
• New development to maximise northerly aspect
• Demarcate building entries by incorporating
interesting architectural features
• Balconies should be located adjacent to a primary
living space
• Avoid extensive areas of blank walls, opaque
glazing or large scale signage
Movement
• Implement traffic calming and landscaping
treatments
• Limit the extent of truck access within the street
• Locate car parking and service areas below
ground level
• Isolate service requirements from residential
access
Public realm
• Consider new development to integrate with
existing canopy trees
• or implement new planting regime along the
streetscape, possibly within planting bays with
water sensitive urban design treatments
alongside with on-street parallel parking
• Widen footpaths on the southern side of the
street
• Establish and install a consistent suite of street
furniture that complements the Precinct and the
broader Carlisle Street corridor
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5D
CARLISLE STREET
VISION
Carlisle Street will continue to be a vibrant
traditional street retail centre. The street edge will
be engaging with pedestrians and the majority of
retail uses will be located on the ground floor. A
bicycle lane and an accessible tram stop will be
incorporated and traffic signalling will be adjusted to
suit.
GUIDELINES
The following guidelines are suggested minimum
standards that will assist in achieving Council’s vision:
Use
• Access to car parking and servicing is not
permitted along Carlisle Street
• Locate major/speciality retail on the ground floor
• Locate commercial, residential and
complementary activities on upper levels
Form
• Scale and setbacks of buildings to comply with
proposed DDO controls (refer to street section)
• Recess storeys above level two so that these
levels are invisible when viewed from opposite
side of the street
• Build on street boundary
• Establish active frontages (i.e. shopfronts, entries,
glazing) to at least 80% of the streetscape width
• Facade to incorporate awnings and canopies for
the full width of the street
• Demarcate building entries by incorporating
interesting architectural features
• Avoid extensive areas of blank walls, opaque
glazing or large scale signage
• Façade and upper level design to respond to ‘fine
grain’ street pattern
Movement
• No vehicle crossovers
• No loading bay access from Carlisle Street
• Locate access to car parking from Camden Street
or existing laneway to the west
Public realm
• provide a quality consistent footpath treatment
and landscaping in line with Council’s strategies
and requirements
• Establish and install a consistent suite of street
furniture that complements the Precinct and the
broader Carlisle Street corridor
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
5E
LANEWAYS & ACCESSWAYS
VISION
The Supermarket Precinct will build and expand upon
the existing network of lanes and accessways.
Accessibility through the Precinct could be improved
through reinstatement of laneways and possibly new
linkages to key roads (in the longer term).
GUIDELINES
The following guidelines are suggested minimum
standards that will assist in achieving Council’s vision:
Use
• Activation of laneways is strongly encouraged
• Position commercial uses (i.e. cafes, shops) to
open onto the lane
• Encourage development (fronting Carlisle Street)
to present to the rear as a secondary address
• Explore opportunities for outdoor dining areas
Form
• New development should apply a minimum
setback of 5m from the property boundary
(above a 3 storey street wall)
• Provide adequate spacing between buildings to
allow for sunlight and minimise amenity impacts
(i.e. overlooking)
• Avoid extensive areas of blank walls, opaque
glazing or large scale signage
• New development between Camden and Nelson
Street must allow for a through pedestrian link
with Carlisle Street
Movement
o
o
Consider an integrated development
with Carlisle Street sites
Maximise connections with existing
arcades
• Reinstate laneway (to the rear of Carlisle Street)
to connect and open to Camden Street
• Implement traffic calming and landscaping
treatments
• Locate access to underground parking/loading
areas from laneways
Public realm
• Ensure street lighting is implemented along
laneways and integrated with new building forms
• Laneways should be a minimum 5m wide
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Carlisle Street Supermarket Precinct Design Guidelines | June 2011| Version 3
6 DEVELOPMENT
SCENARIOS & PHASING
It is recognised that the precinct can be developed
in a number of ways and in various configurations.
The following provides a series of development
scenarios for Council consideration. It is important
that any new development within the precinct take
into account the surrounding (existing/anticipated)
context.
The following plan represents existing land
ownership arrangements within the Precinct.
Scenario 1 – Develop precinct as 1 site
Phase 1: Opportunity to develop the entire precinct
in one stage. This will require co-operation with all
landowners, community, public agencies and Council.
This is the optimum scenario as redevelopment issues
(such as parking, building design, activity, linkages etc)
are then dealt within a precinct/ Activity Centre wide
approach. Public spaces and streetscape improvements
can be achieved after the redevelopment and
construction of buildings.
Scenario 2 – Integration of 2 development
phases
Phase 1: Potential to firstly develop the existing Coles
site and Council car park land simultaneously including
streetscape improvements to Alfred & Nelson Streets
Phase 2: Secondly, redevelop existing Woolworth’s
site and Council car park. New development should
seek to obtain access to Chapel Street (to the west) to
improve overall permeability and servicing of the
Precinct.
Camden Street improvements can form part of either
Phase 1 or 2 works
Scenario 3 – Integration of 3 development
phases
Phase 1: Redevelopment/ expansion of existing Coles
supermarket. New development must have regard to
valued streetscapes and must not restrict the
developability of adjoining sites. Camden Street
improvements should form part of this stage.
Phase 2: Redevelopment of existing Council car park
for mixed use/ community purposes. Opportunities for
new public spaces including enhancements to Alfred
and Nelson Streets.
Phase 3: Lastly, redevelop existing Woolworth’s site
and Council car park. New development should seek
to obtain access to Chapel Street (to the west) to
improve overall permeability and servicing of the
Precinct.
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7 OVERALL PRECINCT PLAN
The following Overall Precinct Plan expresses key redevelopment principles
that must be achieved in both the private and public realm:
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