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Glenferrie Structure Plan
STRATEGIC PLANNING DRAFT TECHNICAL REPORTS
[October 2007]
This Report
This Strategic Planning Technical Report has been prepared by Planisphere as part of Stage 1: Issues and Objectives of the Glenferrie Structure Plan project.
It is a compilation of eight individual technical reports under the headings of: 1. Land Use (including planning application review)
2. Residential Development 3. Built Form
4. Landscape, Urban Design and Public Space 5. Heritage
6. Ecologically Sustainable Development 7. Key Redevelopment Sites
8. Public Investment Opportunities
Access and Infrastructure, Maunsell Australia Pty. Ltd.
Retail and Commercial Assessment Technical Report, Essential Economics Social Infrastructure Assessment, Collaborations
Consultation Outcomes Report, Collaborations
Format and content
Each of the Technical Reports comprises three sections, as follows:
1. Executive Summary
Section 1 comprises an Executive Summary which outlines the key findings of the background analysis and policy context of each subject area. It also includes a Conclusion, which is a summary of the Key Opportunities and Recommendations.
2. Background and Analysis
Section 2 comprises the detailed background analysis. This includes an examination of the strategic and policy context, current planning controls and existing conditions.
3. Key Challenges and Opportunities
Each report concludes with Key Challenges and Opportunities. This section brings together the conclusions drawn from the detailed background work. The Key Challenges and Opportunities will form the basis of the next stage of preparation of the Structure Plan.
Overview Report
An Overview Report has been prepared to summarise and bring together the key findings of all the technical reports. The Overview Report concludes with an outline of possible Directions and Options which will be discussed at the next project reference group meeting.
Contents
TECHNICAL REPORT 1 : LAND USE ... 1. Executive Summary ...4 2. Background and Analysis ...7 3. Key Challenges and Opportunities ...38 TECHNICAL REPORT 2 : RESIDENTIAL ... 1. Executive Summary ...43 2. Background and Analysis ...45 3. Key Challenges and Opportunities ...63 TECHNICAL REPORT 3 : BUILT FORM ... 1. Executive Summary ...65 2. Background and Analysis ...67 3. Key Challenges and Opportunities ...87 TECHNICAL REPORT4 : LANDSCAPE, URBAN DESIGN & PUBLIC SPACE... 1. Executive Summary ...93 2. Background and Analysis ...97 3. Key Challenges and Opportunities ...120 TECHNICAL REPORT 5 : HERITAGE... 1. Executive Summary ...125 2. Background and Analysis ...127 3. Key Challenges and Opportunities ...140 TECHNICAL REPORT 6 : ECOLOGICALLY SUSTAINABLE DEVELOPMENT (ESD)... 1. Executive Summary ...144 2. Background and Analysis ...147 3. Key Challenges and Opportunities ...155 TECHNICAL REPORT 7 : KEY DEVELOPMENT SITES... 1. Executive Summary ...160 2. Potential Key Development Sites ...162 3. Key Challenges and Opportunities ...169 TECHNICAL REPORT 8 : PUBLIC INVESTMENT OPPORTUNITIES ... 1. Executive Summary ...171 2. Background and Analysis ...172 3. Key Challenges and Opportunities ...174
TECHNICAL REPORT 1: LAND USE
Contents
1. Executive
Summary
Conclusions: Summary of Key Challenges and Opportunities
2. Background and Analysis
2.1 Zoning 2.2 Overlays
2.3 Non-residential land uses 2.4 Residential land uses 2.5 Land Ownership 2.6 Precincts
2.7 Analysis of development applications: 2.8 Planning Applications – 4 Year Trends 2.9 1993 Hawthorn Strategy Plan
3. Key Challenges and Opportunities
3.1 Integration of land uses 3.2 Precincts and land use roles
3.3 Ensuring a supply of land for residential, retail and office use
1. Executive
Summary
Overview of Land Uses
A detailed inventory of land uses in the study area has been undertaken. The key points to emerge from this analysis are:
•
Non residential land uses form a ‘cross’ shape along Glenferrie Road on a north/south axis and along Burwood Road and the railway along the east/west axis.•
Residential land uses form four ‘quadrants’ behind the non-residential land uses.•
A number of precincts, or concentrations of similar land uses exist.•
The retail core is located along Glenferrie Road, predominately to the north of the railway line. It contains a mix of uses with convenience food retailing clustering around the Safeway and Coles supermarket areas.•
Restaurants, health and personal care services and offices are the dominant land uses in the northern section of Glenferrie Road.•
Swinburne University is concentrated either side of the railway line to the east of Glenferrie Road and is becoming more intensely utilised.•
An office, showroom and light industrial area exists along Burwood Road to the west of Glenferrie Road.•
The existing land uses generally reflect the land use zones that apply, apart from the old Kew railway line and the car park near the Hawthorn Aquatic and Leisure Centre.Zoning
Land use zones control the use of land with several zones applicable in the study area (refer to map on Page 9). The Business 1 Zone applies to the core retail area in Glenferrie Road, the Business 2 Zone applies to office, light industrial and secondary retail areas in the north of Glenferrie Road and along the Burwood Rd corridor. The Residential 1 Zone applies to the residential areas surrounding the commercial core of the activity centre. The Public Use Zone applies to Swinburne University and public schools, Local Government facilities (e.g. town hall and library) and the rail station and corridor. Public Park and Recreation Zone applies to the parkland, recreation and sporting facilities in the centre, and the Road Zone 1 applies to the major roads in the study area.
Overlays
Four overlays apply to land within the study area: The Heritage Overlay (covering the residential areas of the Grace Park Estate and Urquhart St subdivision, and other smaller residential, commercial and educational areas); Development Plan Overlay (applying to the private schools); Special Building Overlay (applying to low lying areas and drainage paths); and Environmental Audit Overlay (sites north and south of Burwood Rd, a site north of the railway station, and a few sites north of the Library).
Non-residential Land Uses
Non-residential uses within the study area include commercial (retail, office, showroom/bulky goods) along the Glenferrrie Road and Burwood Road spines, educational uses (Swinburne University and in peripheral parts of the study area), light industrial uses along Lynch St, and recreational and public open space uses dotted throughout the study area.
Residential Land Uses
Residential land uses surround the commercial areas of Glenferrie and Burwood Roads, forming 4 quadrants of residential land use. The housing type and density varies across the 4 quadrants. Some areas exhibit a greater capacity for change than others due to a variety of factors such as heritage values, lot size and existing intensity of development.
Land ownership
Analysis of multiple private land holdings was undertaken to determine opportunities for consolidation and redevelopment, however no opportunities were apparent. Land in public ownership that presents future opportunity included the former police station (near future) and the VicTrack owned car park to the west of Glenferrie Rd.
Precincts
Analysis of the study area has revealed ten precincts, or areas where there are concentrations of certain land uses. Identifying these assist in the analysis of the current land uses within the study area, but do not necessarily reflect any future directions for the development of the centre.
Analysis of Development Applications
Recent planning applications demonstrate development activity is spread throughout the study area. The applications range from minor changes to housing in heritage areas, to mixed use and student accommodation development in the retail core.
Existing Policy Directions
A number of Local Planning Policies at Clause 22 of the Planning Scheme relate to land use in the study area. They include the Car Parking Policy, Heritage Policy, Institutional Uses Policy, and Office Use and Development Policy.
Conclusions: Summary of Key Challenges and Opportunities
Key challenges and opportunities in terms of the land use patterns in Glenferrie include:
•
Making better use of land within the centre, including shop top space and the rear of shops, and encouraging a higher level of use on selected sites.•
Managing the integration of land uses that currently exist including treatment of sensitive interfaces and balancing the mix of uses.•
Ensuring that a diversity of housing types is provided, particularly smaller dwellings in close proximity to shops, services and transport.•
Ensuring that affordable housing for rent and purchase is available in the area.•
Recognising the importance of heritage buildings, structures and spaces in the study area and acknowledging their importance in relation to opportunities for new development.•
Encouraging an intensity of development in appropriate areas to take advantage of and maintain the services available in the area.2. Background
and
Analysis
2.1 Zoning
Land use zones generally control the use of land, with the following zones applying within the study area (a Land Use Zones map on the following page provides detail of where these zones apply).
The Business 1 Zone applies to: the core retail area along Glenferrie Road extending north from Burwood Road to Bowen Street. It applies to all properties with frontage to Glenferrie Road, as well as some properties fronting Burwood Road close to Glenferrie Road, and extends east to Alfred Street, just north of the railway line.
The Business 2 Zone applies to: large parts of the study area including along Glenferrie Road north of Bowen Street to Barkers Road and south of Burwood Road to the Library; and to virtually all the properties on both sides of Burwood Road.
The Public Use 2 Zone (Education) applies to: Swinburne University area, both north and south of the railway line; Swinburne Senior Secondary College on Burwood Road; and Glenferrie Primary School on Manningtree Road. This generally enables use and development to take place on the land without the need for a planning permit, provided the use and development is conducted by or on behalf of the public land manager or a specified public authority. The provisions of the Planning and Environment Act therefore do not apply, and the governing legislation of the applicable land manager instead applies.
The Public Use Zone 4 (Transport) applies to: the railway line reservation which traverses the study area from east to west; and the old Kew Railway Spur line to the west of Glenferrie Road which now contains a number of different land uses ranging from public open space to car parking to a motel fronting Barkers Road.
The Public Use Zone 6 (Local Government) covers a number of sites in the study area including: the old Hawthorn Town Hall on Burwood Road; the Library and Maternal Health site on Glenferrie Road; the Council owned surface car parks at the rear of the Glenferrie Road shops between Wakefield and Park Streets; and an area along Serpells Lane south of the railway line which contains a car park.
The Public Use Zone 7 (Other Public Use) is located in three areas: the old Police Station site on Glenferrie Road; the new Fire Station on William Street; and the Army site of the 5th and 6th Battalion of the Royal Victorian Regiment on Burwood Road.
The Public Park and Recreation Zone applies to various sites throughout the area including: the Central Gardens; the MCC Bowls Club; the Glenferrie Oval area (including the car park at the rear of the Glenferrie Road shops); and a local park between Johnson and Bell Streets. The large Grace Park site abuts the study area as well as a couple of other small ‘pocket parks’ located adjacent to the study area boundary on Barkers Road, Elphin Grove, Dean Avenue and The Boulevard.
The Road Zone 1 applies to the major roads in the study area: Barkers, Glenferrie and Burwood Roads.
The Residential 1 Zone applies to the remainder of the study area and essentially surrounds the other land uses in four quadrants ‘behind’ the major roads. This zone also includes medical uses predominantly along Barkers Road and private school educational uses of MLC and Xavier College in the north and the St Josephs School along the south-western part of Glenferrie Road.
2.2 Overlays
Four Overlays apply to the study area: the Heritage Overlay (HO); the Development Plan Overlay (DPO); the Special Building Overlay (SBO); and the Environmental Audit Overlay (EAO), as shown in the map on the following page.
Heritage Overlay
The purpose of the Heritage Overlay is: to conserve and enhance heritage places of natural or cultural significance; to conserve and enhance those elements which contribute to the significance of heritage places; and to ensure that development does not adversely affect the significance of the heritage place.
There are two large residential areas in proximity of the study area that are covered by the Heritage Overlay. One is the Grace Park residential estate to the north-west of the Glenferrie/Burwood Road intersection. Virtually the entire residential area stretching to Barkers Road and Power Street is covered, along with Grace Park itself and Glenferrie Oval. The other large area is located south-east of the Glenferrie/Burwood Road intersection, based upon the Urquhart Street subdivision and extending north to Burwood Road.
The Heritage Overlay also covers: other residential heritage areas to the north and east of the Central Gardens, along with College Parade; the railway station; the Immaculate Conception Catholic Church; Glenferrie Primary School; one commercial building on Glenferrie Road; Xavier College; and parts of Methodist Ladies College.
Development Plan Overlay
The purpose of the Development Plan Overlay is to identify areas which require the form and conditions of future use and development to be shown on a development plan before a permit can be granted to use or develop the land.
It is noted that the Development Plan Overlay Schedule 2 - Institutional Uses applies to the private schools in the study area (Methodist Ladies College, Xavier College and St Joseph’s School). It sets specific permit requirements for minor buildings and works, as well as requirements for a development plan for more substantial works. It also applies to the Erasmus School which is just outside the study area.
Special Building Overlay
The purpose of this overlay is to identify land in urban areas liable to inundation by overland flows from the urban drainage system. It requires that development maintains a free passage and temporary storage of that floodwater and that it will not cause any significant rise in flood levels or flow velocity.
There are three low-lying areas and drainage paths where this overlay applies. The first begins to the south-east of the library near the intersection of Auburn and Riversdale Roads and drains to the north-west across Burwood Road, along Lynch Street to the open drain in Grace Park. The second begins to the east of MLC and drains to the south west towards Glenferrie Road and extends over Glenferrie Oval. The third area joins Glenferrie Oval from the east, extending from beyond Auburn Road, through Central Gardens and Swinburne University and across Glenferrie Road.
Environmental Audit Overlay
The purpose of this overlay is to ensure that potentially contaminated land is suitable for a use which could be significantly adversely affected by any contamination. In particular, any change of land use to a sensitive land use such as residential, primary school or open space.
This overlay predominately covers land north and south of Burwood Road extending to the railway line west of Glenferrie Road, as well as some other areas such as a site north of the railway station, east and south of Swinburne University along Burwood Road and a few sites north of the Library. This overlay generally applies to land that is existing or former industrial land, or where chemicals or other dangerous products may have been stored on the site.
2.3
Non-residential land uses
The land uses within the study area largely reflect the permissible uses under the respective zones that apply to the land.
The land which has frontages to Glenferrie and Burwood Roads is predominately commercial in nature, forming a ‘cross’ shape of non-residential land uses, with residential uses ‘behind’. The railway line which runs parallel to Burwood Road creates a second east-west spine which links a number of non-residential land uses together, such as the Glenferrie Oval, Swinburne University and the Central Gardens.
The Glenferrie Road frontage north of Burwood Road to Barkers Road predominately contains fine grained retail shopfronts. This rhythm is only broken in a few places such as spaces under the railway bridge, some office uses to the north, the Catholic Church of the Immaculate Conception south of the railway line and a large residential building on the corner of Chrystobel Crescent which is now utilised for medical purposes. This is the commercial core of the centre and reflects the proximity to public transport in the area. To the north and south of the commercial core along and in close proximity to Glenferrie Road, there are a number of health and medical services, although there may be a shortage of medical services offered in Glenferrie.
South of Burwood Road, Glenferrie Road has land uses which change the further south travelled from the intersection. Fine grain retail shop fronts give way to a few large scale office buildings and then the open frontage spaces of the Library and Maternal Health Centre. A number of older 3 storey residential multi unit developments front Glenferrie Road further to the south.
It is noted that the Council resolved on 25 September 2006 to retain ownership of all Council owned land in the Glenferrie Civic Precinct (now known as the Hawthorn Library Precinct) which forms a part of this precinct, and to prepare development options in consultation with the community. This process is being undertaken in tandem with the Glenferrie Structure Plan process. Possible future development options include the relocation of the Manresa Kindergarten site. Any redevelopment would retain the parkland along the Glenferrie Road frontage and most likely retain all of the tennis courts.
Burwood Road west of Glenferrie Road includes many office and showroom uses which reflect the larger lot sizes. Almost all of the properties between Burwood Road and Lynch Street have double frontage. Many of the businesses have a retail or office frontage to Burwood Road with a warehouse or factory entrance from Lynch Street.
East of Glenferrie Road, Burwood Road has a mix of lot sizes and this is reflected in the land uses. In many areas there is a finer grain of retail shopfronts similar to Glenferrie Road. Larger sites accommodate the Old Hawthorn Town Hall and Civic Centre, as well as educational sites such as Swinburne University and the Swinburne Secondary College. Some residential properties also front Burwood Road in this area.
As mentioned above, the second east-west spine of the railway line also has non residential uses abutting it such as the Glenferrie Oval, Swinburne University and Central Gardens. The land uses located between the railway line and Burwood Road are relatively intense. This is able to be achieved due to the reduced interface issues resulting from the physical separation from more sensitive land uses.
Swinburne University straddles the railway line and utilises most of the land west of William Street to the rear of the Glenferrie Road shops. There is a mixture of building types in the area reflecting the evolving and developing nature of the University which is becoming more intensely developed and appears to be gradually growing into the surrounding areas. As the land is crown land and is not bound by the Planning and Environment Act, the Swinburne University site is exempt from local planning control and as such Council has limited scope for controlling development on the site. For this reason, the Swinburne University Masterplan needs to be considered and integrated into the development of the Glenferrie Structure Plan. Due to the high student population and the resultant young demographic, there is a strong entertainment precinct at Glenferrie which is continuing to emerge. Concentrations of night
time activity, predominantly hotels, bars and night clubs, currently occur in Burwood Road just to the west of Glenferrie Road, close to Glenferrie Station (in Glenferrie Road to the north and in the alleyway to the south), as well as on the corner of William Street and Burwood Road. Late evening/night food outlets are also increasingly appearing to support patrons of these venues. This concentration of entertainment venues presents both opportunities and challenges: on the one hand it activates the centre for longer hours, which can have positive results in terms of safety and patronage to the centre; on the other hand, it brings with it other safety and security issues (both personal safety and security of property) requiring additional lighting, surveillance and cleaning, and can result in areas that are inactive during daytime hours.
The area between Glenferrie Oval and the rear of the Glenferrie Road shops contains the Hawthorn Aquatic and Leisure Centre and a large Council car park. A concept Masterplan is currently being prepared for Glenferrie Oval, Grace Park (west of the study area) and LE Bray Reserve, which is contained within the former Kew spur rail corridor. The outcomes of this process will need to be integrated into the Glenferrie Structure Plan, and likewise any key directions from the Structure Plan should be considered in the finalisation of the Masterplan if project timing allows.
The open space areas in the study area are mixed, from formal garden parks such as the Central Gardens, to semi private spaces such as the MCC Bowls Club and Glenferrie Oval. There are few informal ‘pocket parks’ in the area, with a lack of open space being most apparent in the south west residential quadrant. The Glenferrie Primary School grounds could play some role in open space provision in this quadrant after school hours, given that the land is publicly owned and managed. This would require discussions to be commenced with the school to determine feasibility.
2.4 Residential
land
uses
As stated earlier, the residential land uses are predominantly located in four quadrants ‘behind’ the commercial land uses.
The area to the north of Barkers Road takes in the residential area around College Street and includes Methodist Ladies College and the southern portion of Xavier College. Some older residences near the intersection of Glenferrie Road and Barkers Road have been converted for medical uses. Part of this area overlaps with the Kew Junction Structure Plan study area, and is being considered in this study due to the influence on and proximity to Glenferrie Road. The north-west quadrant based upon the Grace Park heritage area is characterised by large lot sizes, wide streets and large houses and mansion houses from the late 1800’s and early 1900s. There are only a few multi unit dwellings in the area.
The north-east quadrant is characterised by narrow, discontinuous streets, and small, deep blocks with narrow frontages. The area retains a large proportion of its original housing stock from the Victorian period, although in the southern part of the quadrant the housing is mainly multi-unit development from the 1960s and 1970’s characterised by 2 and 3 storey flats. The development has occurred on the larger lots whilst the smaller blocks have predominately retained the original housing stock. There are two areas that have local shops, on the corner of Barkers Road and Haines Street and the corner of Lydiard and William Streets.
The south-west quadrant has a real diversity in residential land uses. These range from double fronted Victorian houses to multi unit developments and small internal subdivisions of larger lots resulting in the creation of cul-de-sacs. This area also contains the Glenferrie Primary School and St. Josephs School. The residential properties fronting Glenferrie Road are predominately 3 storey apartments ranging from the 1960’s to those currently under construction.
The south-east quadrant is predominantly residential and has two distinct forms of residential development. The northern section along and south of Burwood Road is a subdivision from the Victorian era with a mixture of large houses on large lots to terrace housing. The southern part of the area has heritage values and appears to be an inter-war subdivision with housing predominately reflecting that period. It has a drainage reserve running diagonally through it. Residential land uses are also increasingly taking place within the commercial parts of the centre. This is particularly occurring in the form of student accommodation in and around Swinburne University (4 plus storey apartments and mixed use developments), as well as in mixed use developments incorporating retail/office at ground level with residential above. Given the high land values, increased intensity of land use including shop top space, will continue.
2.5 Land
Ownership
An examination of multiple land holdings within the centre was undertaken to identify sites that could have potential for consolidation for future development opportunities. There appear to be no instances of multiple or contiguous single-owner land holdings within the centre that would provide particular development opportunities.
However, in relation to Government owned properties (State, Local and VicTrack) there are some issues of note:
•
Ground level Council car parks are underutilised and provide the potential for redevelopment, with the public car parking provided within the development.•
The Social Infrastructure Assessment project is investigating options for additional facilities in the Activity Centre. This study has considered the current and potential future roles of existing facilities such as the library and the Town Hall. This is discussed further in the Social Infrastructure Technical Report.•
VicTrack land along and adjacent to the rail reserve is often poorly maintained, and provides opportunities for improved landscaping. The arcade to the south of GlenferrieStation is owned by VicTrack, which has implications for its management. Some areas of VicTrack land may be able to be better utilised where the reserve is wide, or encroached by adjacent development. Opportunities for constructing in the airspace over the railway line are more limited given the rail line is at first floor level.
2.6 Precincts
Analysis of the study area has revealed a number of precincts, or areas where there are concentrations of certain land uses. These have been identified to assist in the analysis of the current land uses within the study area, but do not necessarily reflect any future directions for the development of the centre. The precincts are also used for detailed analysis in other technical reports.
Precinct 1
Precinct 1 is the Business 2 zoned area of Glenferrie Road between Barkers Road and Bowen Street. This area contains a number of office buildings interspersed with fine grain retail uses. A number of lots that face Glenferrie Road and that also have a frontage to a side street have had recent unit developments that face onto those side streets, making use of their rear yards. Mixed Use developments have been recently constructed or are under construction in the area and there are some examples of shop-top space used for housing or offices occurring in the older buildings.
The photographs below illustrate the nature of this precinct.
Precinct 2
Precinct 2 is the retail core along Glenferrie Road based around the Business 1 Zone, running south from Bowen Street to Burwood Road and taking in the Safeway Mall area and the car park next to Glenferrie Oval. The two supermarkets form the retail anchors in this area and there is a good range of specialty, niche retail and eating establishments. There are a few examples of shop-top living/office in this precinct. The large surface car parks are well used but poorly designed in terms of their access for cars and pedestrians, their appearance and their amenity. They could be considered underused spaces within the heart of the centre. The photographs below illustrate the nature of this precinct.
Precinct 3
Precinct 3 is the Business 2 zoned area along Burwood Road, west of Glenferrie Road. This area is characterised by offices and showrooms and incorporates Lynch Street. It is emerging as a home wares precinct, with the recent application for a Bunnings store, which continues the trend for this retail offer that is established in the West Hawthorn strip. There is a small residential component along Lynch Street, across from the Catholic Church. The Church and its buildings, including the manse and the former Manresa People’s Centre, are significant heritage landmarks and a focus for local community activity.
The photographs below illustrate the nature of this precinct.
Precinct 4
Precinct 4 is the Education Precinct containing Swinburne University and the Swinburne Secondary College. The area also contains Central Gardens and a large amount of recent student housing developments. It contains large buildings and has a high intensity of development. It extends north to Park Street and south to Burwood Road.
The photographs below illustrate the nature of this precinct.
Precinct 5
Precinct 5 is the Civic Precinct based around the old Hawthorn Town Hall, City of Boroondara offices, plaza, old Police station, car park and extending south to include the Hawthorn Library Precinct. The Civic Precinct also contains some fine grain retail buildings and large office buildings.
Precinct 6
Precinct 6 is the residential area to the north of Barkers Road and includes the Methodist Ladies College and the southern part of Xavier College (most of which is included in the study area of the Kew Junction Structure Plan).
The photographs below illustrate the nature of this precinct.
Precinct 7
Precinct 7 is the area based upon the historically significant Grace Park residential estate in the north-west quadrant of the study area. It also incorporates Glenferrie Oval and the Hawthorn Aquatic and Leisure Centre.
The photographs below illustrate the nature of this precinct.
Precinct 8
Precinct 8 is the north-east residential quadrant which abuts the Education precinct and contains some local shops.
The photographs below illustrate the nature of this precinct.
Precinct 9
Precinct 9 is the south-west residential quadrant which also includes the Glenferrie Primary School and the St. Josephs School.
The photographs below illustrate the nature of this precinct.
Precinct 10
Precinct 10 is the south-east residential quadrant, adjacent to the Civic precinct. The photographs below illustrate the nature of this precinct.
2.7
Analysis of development applications
An analysis of the planning applications received for land within the study area was undertaken. This comprised a detailed assessment of applications received in the year and then a review of applications received over the last four years. This analysis provided an overview of general trends in land use within and around the Glenferrie Activity Centre.
Planning applications received over the last year
Overview
•
A total of 29 applications were received for commercial and retail areas. Of these applications, the majority (26 applications) focused on minor matters such as signage, change to seating numbers and shop frontage additions and alterations.•
There were 3 applications for mixed use development, involving such elements as retail, student accommodation, a medical centre and housing.•
There was a lack of applications for wholly new development in the commercial and retail areas, suggesting that developers and owners are focusing on making better use of the existing land and buildings.•
A total of 64 residential applications were received, of which 56 were for minor matters that did not significantly change the built form of the area.•
35 of the applications were in residential heritage areas for proposals such as partial demolition, additions and alterations and buildings and works that would not result in a change in the number of dwellings on a lot.•
In non heritage areas, permits were mainly sought for alterations and additions to single dwellings on lots less than 500m2.•
No applications for dual occupancy were received in the study area during the time period.•
There were 4 applications received in relation to education - two for the Methodist Ladies College, one for St Josephs School and a current VCAT application for review of the masterplan for Xavier College.•
Across the different types of permit applications, seven sought a reduction or a waiver in car parking, with four being granted and the other three currently being assessed.Residential Applications
The majority of residential planning permit applications in and around Glenferrie Activity Centre have been for relatively minor matters. Of the 64 residential applications received over the period, 56 were for proposals that did not significantly change the built form of the area. Twenty-three were for part demolition and new construction works, 20 were for construction of additions or alterations and 13 were for other minor works such as fences and swimming pools.
Of these minor applications, 35 were in heritage areas, and 21 were in non-heritage areas. In heritage areas, a permit was most often sought for partial demolition, alterations and additions, and buildings and works which did not change the number of dwellings on the lot. In non-heritage areas permits were generally sought for alterations and extensions to single dwellings on lots of less than 500m2. These figures demonstrate that there is a moderate amount of activity taking place in the area to renovate, extend and improve the housing stock in the area. It is interesting to note that there were no applications for dual occupancy received during the period in the study area. This can most likely be attributed to two things. Firstly, the large amount of Heritage Overlay coverage that exists in the area and, secondly, the relatively small size of existing blocks in areas where the Heritage Overlay does not apply.
The other applications received by Council involve a range of proposals: one 8 lot subdivision, one subdivision and consolidation, one subdivision of a building and construction, one full demolition in a heritage area, one utilisation of a building for student accommodation and one demolition of an existing building and construction of a medical centre.
There were three applications for mixed use development. Firstly for the development of a site for shops and student accommodation, secondly the demolition and construction of a new building to contain a medical centre and two dwellings, and thirdly for what appears to be the first stage of a staged subdivision of a building on Glenferrie Road.
Details of applications for aged care and retirement facilities are provided under Community, Education and Aged Care below.
Further details of these application types and their status are provided below, and are broken into applications that have been decided by Council or those that are currently being decided by Council, as well as applications that have been decided by VCAT or are awaiting a VCAT decision.
Minor applications (non-heritage)
Council Decisions: 14 applications (12 were granted permits and 2 were refused). Applications were commonly for alterations and additions or extensions on lots less than 500m2.
Current Permit Applications: 7 applications, for buildings and works, alterations and additions on lots less than 500m2. One involves the construction of a carport. One is in an area covered by the Special Building Overlay.
VCAT Decisions: none.
Current VCAT Applications for Review: none.
Minor applications (heritage)
Council Decisions: 26 applications, all were granted permits. Most applications involved a combination of partial demolition (including of outbuildings), alterations and additions, buildings and works, fences and crossovers.
Current Permit Applications: 8 applications, which were primarily for the partial demolition and alterations and additions to existing dwellings.
VCAT Decisions: 1 application for part demolition and construction of alterations and additions, which was allowed.
Current VCAT Applications for Review: none.
Single dwellings
Council Decisions: 1 application for demolition of an existing building was granted.
Current Permit Applications: 1 application for the construction of a dwelling on a lot less that 500m2
VCAT Decisions: 1 application for review for part demolition and construction of alterations and additions had a permit granted.
Current VCAT Applications for Review: none
Dual occupancy
Council Decisions: none.
Current Permit Applications: none
VCAT Decisions: none
Mixed Use developments
Council Decisions: 1 application for stage one of a subdivision
Current Permit Applications: 1 for the use and development of shops and student accommodation.
VCAT Decisions: none
Current VCAT Applications for Review: 1 for the demolition of an existing building and construction of a medical centre and two dwellings.
Medium-High density housing (3 dwellings or more)
Council Decisions: 1 application for 6 dwellings on a lot refused.
Current Permit Applications: none.
VCAT Decisions: none
Current VCAT Applications for Review: I review for above application for what were originally 6 dwellings on a lot, now being reviewed as 4 dwellings on a lot.
Educational Applications
Over the past year there have been 3 applications affecting land used for educational purposes outside the commercial and retail areas. They apply to the Methodist Ladies College and the St. Josephs School.
Council Decisions: 2, both relating to MLC. In both cases permits were granted. One was to reduce the car parking requirement and access arrangements and the other was to construct portable classrooms in a Development Plan Overlay.
Current Permit Applications: 1 application, construction of buildings and works at the St. Josephs School.
VCAT Decisions: none.
Current VCAT Applications for Review: 1 application for review for a masterplan at Xavier College.
Commercial and Retail Applications
The majority of the development applications within the commercial and retail areas have been for relatively minor matters that do not result in the construction of new buildings. Of the 29 applications for these areas, 26 were for minor matters such as shop frontage additions and alterations, signage, changes to seating numbers and liquor licence applications. There were only two applications for a change of use - one for a change to a medical centre, and the other to use part of the existing land and building as a licensed restaurant.
There were three applications for mixed use development. Firstly for the development of a site for shops and student accommodation, secondly the demolition and construction of a new building to contain a medical centre and 2 dwellings, and thirdly for what appears to be the first stage of a staged subdivision of a building on Glenferrie Road.
It is worth noting that apart from the mixed use applications, there were no applications for new development within the commercial and retail areas, which suggests that developers and land owners are beginning to explore ways of making better use of the land within the centre. Across the different types of permit applications, 7 sought a reduction or a waiver in car parking, with 4 being granted and the other 3 currently being assessed.
Further details of these application types and their status are provided below, and are broken into applications that have been decided by Council, that are currently being decided by Council, as well as applications that have been decided by VCAT or awaiting a VCAT decision.
Commercial development
Council Decisions: none
Current Permit Applications: none
VCAT Decisions: none.
Current VCAT Applications for Review: 1 (Bunnings Warehouse)
Minor commercial development
Council Decisions: 17 (15 permits, 1 withdrawn, 1 lapsed – alterations to shop front, signage on shops and telephone boxes, liquor licence and shade structures. Four sought a reduction/waiver of car parking requirements
Current Permit Applications: 7 applications, including for alterations to shop front, use of upper floors, increase seating numbers, liquor licence and refurbish office space.
VCAT Decisions: 1 application, granted permit for waiving car parking requirement for an increase in seating at restaurant.
Current VCAT Applications for Review: 1 concerning alterations to a shopfront.
Change of Use
Council Decisions: 1 commercial change of use to a medical centre
Current Permit Applications: none
VCAT Decisions: none.
Current VCAT Applications for Review: 1 application for change of use to restaurant.
Mixed Use developments
Council Decisions: 1 application for stage one of a subdivision
Current Permit Applications: 1 for the use and development of shops and student accommodation.
VCAT Decisions: none
Current VCAT Applications for Review: 1 for the demolition of an existing building and construction of a medical centre and two dwellings.
Planning Applications – 4 Year Trends
An examination was undertaken of the planning permit applications received by the City of Boroondara for properties within the study area for the period 2002 – 2006. The aim of the examination was to identify any trends that have been occurring throughout that time period in relation to development within the Glenferrie Activity Centre.
Car Parking
A total of 33 applications were received in which car parking was a permit consideration. Of the total, 20 requested a reduction in car parking as part of buildings and works, 11 requested a waiving of the car parking requirement, 1 was for the construction of a car park, and 1 for the use of land as a car park.
Of all the applications 19 were granted a permit, 4 were withdrawn, 3 were refused and the remaining lapsed, were appealed or are currently under review. It is important to note that in all but two cases where the permit was primarily for a car park, the other permits were mainly for buildings and works, and the car parking was essentially a secondary issue.
A potential trend observed is that planning permit applications for restaurants and other service related uses such as taverns are requesting either a reduction in the car parking requirements or a total waiver of the requirements. This is most likely due to the lack of available space on the lots for on site car parking for these land uses.
It could be argued that the peak time for car parking at restaurants and other outlets would be during the evenings, and the large public car parking provision in the centre would have room to accommodate restaurant patrons once the retail trading had ceased for the day.
Licensed Premises
A total of 7 planning permit applications were received by Council, requesting the use of the land for on site sale and consumption of liquor (all granted) and 1 request for an extension of trading hours (refused).
The relatively low number of applications for permits in relation to liquor licences could be an indication of a number of things. It could indicate that there is a relatively stable restaurant/bar market in the Centre, with most premises operating for many years and applying for their liquor permits prior to 2002. It could also indicate that the demand for further restaurants/bars is limited in the area and the market has virtually reached saturation point for this type of service, reflecting only a slow increase in the number of licensed premises over the period of time examined. Recent objections by residents to the amenity impacts of late night entertainment venues may have played a part in this trend.
As an addition to this section there has been 1 permit application which was granted for the construction of a shade structure at the Glenferrie Hotel which could be as a result of the new smoking laws. This is most likely associated with the allocation of an outside smoking area for the patrons of the hotel.
Major Developments
A total of 11 applications were received for what has been classified as major developments. Of those, 6 were for commercial developments, 4 for residential development and 1 for community use.
The commercial developments included a Bunnings, offices and restricted retail, a medical centre, self storage facility and for 2 subdivisions. 3 permits were granted and the others are either at appeal or were refused. It is interesting to note that 4 of the 6 commercial developments were located on Burwood Road, indicating its major commercial role in the area.
The proposed medical centre at 222 Barkers Road also had 4 dwellings included in the application and was refused. It is unknown if the dwelling component or the medical use was the determining factor in the refusal.
Of the residential applications 2 were for student accommodation (with associated car parking reductions) and the others were for an eight lot subdivision and a multi storey apartment building with reduced car parking requirements. Both of the student accommodation developments were refused, however the one located at 589-591 Glenferrie Road was allowed on appeal and is currently under construction.
The other two applications include the property at 589-591 Glenferrie Road, which was for an apartment building. This was withdrawn, presumably after the student accommodation facility was allowed. The other application was to subdivide an existing lot in Manningtree Road into eight lots. This was recently granted a permit.
The other major development, the community usage, was for the use of what appears to be the existing church hall for a day care and children’s play centre. This was granted a permit. The major development applications are focused in areas either on, or very close to Burwood and Glenferrie Roads. This is reflective of the major commercial role that exists along Burwood Road where most of the commercial applications are focused. Major developments are restricted in the Centre due to a lack of vacant or underutilised large parcels of land.
Medical Facilities
Trader feedback has indicated that there is possibly a lack of medical facilities within the Centre. There are a total of 4 applications, however, they only apply to two individual properties, including 222 Barkers Road. The other property at 585 Glenferrie Road is a large older house on a large block converted to a medical practice.
From the land use survey some medical uses were present along Barkers Road and the northern section of Glenferrie Road. The lack of planning applications for permits for medical uses could indicate one of two things. Firstly that there is a lack of demand for medical
services in the area, or more likely that high land prices are preventing medical practices from becoming (or remaining) in the core retail area, and forcing them to the periphery of the centre – as appears to be the case.
Upper Floor Use
There is only one application for the use of an upper floor, and this was in 1999. Therefore it could be assumed that many upper floors of the older retail buildings along Glenferrie Road are currently not used, or under utilised. This could be due to a number of factors, such as a lack of demand for this space, or even physical issues such as access. Some of the older buildings only appear to have internal access to the upper storey, and the cost of construction of external access could be prohibiting opportunities for the upper level to be utilised. Many appear from observation at street level that they could already be used for living, office or storage space.
Planning Application Trends Overview / Summary
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Car parking reductions and waivers are common requests for restaurants that are granted, indicating that existing parking areas are possibly utilised in the evening.•
A small number of liquor licence permit applications could indicate a stable restaurant/food provision in the centre, or the extent of community concern over the amenity impacts of late night venues.•
Major development opportunities are constrained by a lack of developable land.•
Major residential applications in the last 4 years are primarily based around student accommodation.•
Medical practitioners are locating at the edge of the centre.•
There is a noticeable lack of permit applications for the use of the upper levels of the older retail buildings along Glenferrie Road. Factors influencing this could be cost, access, condition and knowledge that the opportunity exists.2.8
Current Policy Directions of the Boroondara Planning Scheme
State Planning Policy Framework:
The purpose of State policy in planning schemes is to inform planning authorities and responsible authorities of those aspects of State level planning policy which they are to take into account and give effect to in planning and administering their respective areas. Clauses which have relevance to the study area are detailed below:
Clause 12 Metropolitan Development
Clause 12 Metropolitan Development has recently been included in the SPPF to give statutory effect to the Metropolitan Strategy Melbourne 2030 (discussed in the following pages). It comprises the key directions of Melbourne 2030 and objectives and strategies for each. At Clause 12.01 A more compact city, the SPPF aims to concentrate new development in activity centres which have a range of functions and are well connected by public transport. Activity centres include business, shopping, leisure and community facilities and, importantly, provide different forms of housing. The SPPF aims to locate a substantial proportion of new housing in or close to activity centres or large redevelopment sites that offer good access to services and transport. Higher density housing with more compact dwelling types is encouraged in these locations.
Specifically, the SPPF seeks to:
•
Encourage higher density housing development on sites that are well located in relation to activity centres and public transport.•
Ensure housing stock matches changing demand by widening housing choice, particularly in the middle and outer suburbs.•
Ensure planning for growth areas provides for a mix of housing types and higher housing densities around activity centres.•
Ensure an adequate supply of redevelopment opportunities within the established urban area to reduce the pressure for fringe development.•
Ensure all new development appropriately responds to its landscape, valued built form and cultural context.Clause 14 Settlement
14.01 Planning for urban settlement
The objective of this clause is to ensure a sufficient supply of land is available for residential, commercial, industrial, recreational, institutional and other public uses.
•
“In planning for urban growth, planning authorities should encourage consolidation of existing urban areas while respecting neighbourhood character. Planning authorities should encourage higher density and mixed use development near public transport routes.”Clause 17 Economic Development
17.01 Activity CentresThe objective of this clause is to encourage the concentration of major retail, commercial, administrative, entertainment and cultural developments into activity centres (including strip shopping centres) which provide a variety of land uses and are highly accessible to the community.
“Activity centres should be planned to:
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Provide a range of shopping facilities in locations which are readily accessible to the community.•
Incorporate and integrate a variety of land uses, including retail, office, education, human services, community facilities, recreation, entertainment and residential uses where appropriate.•
Provide good accessibility by all available modes of transport (particularly public transport) and safe pedestrian and cycling routes, and to encourage multi-purpose trip making to such centres.•
Facilitate ease of pedestrian movement between components of centres, public transport interchanges and parking areas.•
Maximise opportunities for the co-location, multiple use and sharing of facilities.•
Provide child care facilities to a level consistent with the role of the centres.•
Minimise the effects of commercial development on the amenity of residential and parkland areas, for example as a result of traffic congestion, noise or overshadowing.•
Provide attractive environments for community activities.”17.02 Business
The objective of this clause is to encourage developments which meet community’s needs for retail, entertainment, office and other commercial services and provide net community benefit in relation to accessibility, efficient infrastructure use and the aggregation and sustainability of commercial facilities.
“Commercial facilities should be located in existing or planned activity centres unless they are:
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New freestanding commercial developments in new residential areas which have extensive potential for population growth or will accommodate facilities that improve the overall level of accessibility for the community, particularly by public transport.•
New convenience shopping facilities to provide for the needs of the local population in new residential areas and within, or immediately adjacent to, existing commercial centres.•
Outlets of trade-related goods or services directly serving or ancillary to industry and which have adequate on-site car parking.•
Cinema based entertainment facilities should be located within or on the periphery of existing or planned activity centres and should not require a permit for use in activity centre zones. Such facilities are not encouraged on freestanding sites.”Local Planning Policy Framework
22.03 Car Parking Policy
This policy applies to all applications for planning permits for a change of use or new development, and includes objectives for ensuring sufficient car parking is provided, for maintaining residential amenity by minimising parking overspill, for avoiding parking and traffic difficulties in the development and surrounding area, and for ensuring that all land owners and users receive fair and equitable treatment. A table for the parking generation rate according to land use is provided to determine the number of car parking spaces that should be provided in new developments or uses, and criteria are provided which need to be met in an application for parking dispensations.
22.05 Heritage Policy
Objectives are provided to encourage conservation and enhancement of heritage value, to ensure replacements and extensions to heritage buildings are respectful, and to minimise disturbance to sites which are known or likely to contain Aboriginal cultural heritage assets.
22.06 Institutional Uses Policy
This policy applies to Methodist Ladies College, Xavier College and St Josephs School in the study area. The policy contains objectives relating to recognising the contribution made by these institutional uses, to accommodate the needs of the institutions while limiting impacts, to limit loss of dwellings and residential land for institutional uses, to develop and maintain a co-operative relationship between Council, the community and the institutions, and to encourage the development of masterplans for the institutions. It is policy that “a masterplan be prepared before further development of an institutional use can occur”.
22.08 Office Use and Development Policy
This policy recognises the trend for manufacturing activities to be replaced by office uses, and
provides direction to new office development. Objectives are:
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To ensure that the form of new office development contributes in a positive manner to the overall character and amenity of commercial and surrounding residential areas.•
To ensure that office development assists in the maintenance of the competitiveness and viability of existing commercial centres.•
To facilitate the development of offices in accordance with the Commercial Framework Plan.Policy is provided in relation to, land use principles, facade design, building setbacks, design bulk and height, ground level frontages/entries, forecourt setbacks, car park layout, design and access, footpath network, pedestrian crossings and laneways.
Decision guidelines are also provided to assist in determining whether a proposal has responded adequately to the Policy.
22.10 Retail Centre Policy
This policy applies to all Retail Centres including Glenferrie, and a relevant objective is “to reinforce the retail function and vitality of our shopping centres”.
Policy provides for the encouragement of office, residential and community infrastructure at the periphery of the centre and above retail premises that enhances vitality of shopping centres. The current role, description, activities, and future role are provided for Glenferrie in regard to the basis for future use and development in the absence of the Structure Plan, as follows:
Current Role: Regional Strip Retail Centre
Description and Activities: Major regional strip centre with significant supermarket facilities, broad range of convenience retail facilities and speciality facilities
Future Role: Consolidate current role via City of Hawthorn, Heart of Hawthorn Structure Plan 1992.
It could be seen that the policy endorses the notion of a core retail and mixed use area, surrounded by a range of peripheral (and in some instances large format) uses. The development of the Structure Plan for Glenferrie will update this description.
2.9 1993
Hawthorn
Strategy
Plan
This strategy was prepared by the former City of Hawthorn in 1993 for the whole former municipality. It identified 10 major challenges that it addressed through strategies, actions and implementation programs. These challenges address land use issues, as well as issues addressed in the other technical reports that have been prepared for the Glenferrie Structure Plan.
The 10 major challenges identified were:
i. To protect residential amenity, through enhancing the appearance of the residential streetscapes, restricting traffic and parking intrusion from the retail areas and controlling the scale and design of new residential development
ii. To stop the loss of housing in the area and this was to be achieved by refusing applications which result in a loss of housing.
iii. To encourage housing diversity through identifying key development sites, encouraging medium density housing which is sympathetic with the scale and character of existing residential areas and promoting residential opportunities in commercial areas.
iv. To enhance open space quality, accessibility and diversity by expanding the recreational potential of the Yarra and Gardiner’s Creek valleys, providing easily accessible local open spaces and consolidating links between major open spaces.
v. To revitalise the shopping centres. This was to be tackled by improving the appearance and function of the centres, encouragement of development and marketing initiatives, promoting living above shops, promotion of higher density residential development around the shopping centres and improving accessibility to the centres.
vi. To limit office development by refusing applications for office development outside designated commercial areas, therefore controlling the scope and location of office development.
vii. To maintain the activity mix. This was to be achieved by promoting mixed use activities and developments in commercial areas, and encouraging light industrial and service industrial uses in appropriate areas.
viii. To reduce traffic levels whilst improving accessibility. This was to occur by managing arterial traffic, promoting measures to reduce car usage, discouraging through-traffic in local residential areas and promoting higher density development in areas that are well served by public transport.
ix. To conserve and enhance the environment and heritage. This was to be implemented by identifying and evaluating all areas and buildings of heritage value and providing protection for them, conservation and enhancement of the heritage value of sites and encouraging the application of good conservation practices in the community.
x. To strengthen the landscape and townscape identity by enhancing the landscape qualities of the main roads, protection of views, enhancement of landscape corridors and protection of the distinctive townscape qualities of the ‘strip’ centres.
The strategy then further outlines a number of implementation programs and further work to be undertaken as part of the overall Hawthorn Strategy. Specific programs outlined for Glenferrie Road included development of a Glenferrie Road streetscape improvement program, and a residential development opportunities project.
It was also indicated that further work be undertaken for Burwood Road, including the Burwood Road Concept Plan, Burwood Road entry point landscaping, and a Civic Precinct action plan.
In developing the Structure Plan the directions of the Heart of Hawthorn Strategy will be examined in terms of its scope and effectiveness over the last 13 years. The Structure Plan will draw from the key learnings from this analysis of strategic planning work that has been previously undertaken for the centre.
3.
Key Challenges and Opportunities
3.1
Integration of land uses
There are many different types of land uses that exist within the centre and contribute to its current vitality and popularity amongst residents and visitors alike. As noted above, the major non-residential land uses are located on the ‘cross’ axis and display various levels of intensity. The challenge is to recognise this existing strong urban form and high intensity of land use and to identify areas and options to strengthen and complement the current situation.
In Glenferrie’s case the successful current land use mix includes retail, offices, civic and community uses, education, recreation and leisure, and a diverse housing stock. This is complemented with good public transport provision and the area’s proximity to the Melbourne CBD.
There are also many issues that arise when there is such a concentration and variation of land uses in an area. Such issues include:
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Interfaces between different land uses can be sites of conflict and result in impacts on amenity, particularly on more sensitive uses such as residential, and must be treated with care. For example, late night entertainment has been identified by traders and surrounding residents as an issue, due to noise and activity levels after dark. However at the same time this after hours activity helps to create a vibrant centre, provides for the high proportion of young people living in and visiting the centre, and the increased activity levels can ensure a higher level of perceived and actual safety in the centre.•
Successful areas such as concentrations of retail activity, or, for example Swinburne University, can start to encroach on different surrounding land uses and gradually reduce the mix of uses that contribute to the current vitality of places.•
Successful and popular centres have high demand for space and can increase property prices and rents in residential and retail areas, which can preclude access for certain populations or business groups, and in some cases even displace some users.•
Generation of traffic and parking from the intensity of land uses, and conflict with pedestrian traffic, cyclists and public transport.3.2
Precincts and land use roles
A challenge for the future development of the centre will be determining whether to encourage existing land use concentrations, or to establish new land use roles for different areas and encourage the relocation of some existing roles. Following the preliminary analysis a number of opportunities have been identified. They have been divided into the identified precincts for clarity:
Precinct 1
This area is a secondary retail precinct which is experiencing some recent unit and mixed use development. It is functioning well as a retail and office area with no obvious vacancies. Encouragement should be given to further expanding its mixed use role on some of the larger sites. The interface with residential areas to the east and west need to be taken into account.
Precinct 2
This is the core retail area and should be reinforced and complemented with a mix of uses within the centre that contribute to its activity during both the night and day. The use of upper levels of existing shops should be explored to provide spaces for affordable housing and office space. The surface car parks are in need of improvement in terms of their function, appearance and pedestrian amenity. Potentially, they could provide substantial opportunities for new buildings or uses that may be required in the heart of the centre in the future.
Precinct 3
This area is generally functioning well with large scale offices being utilised, although there are a few obvious vacancies, including one entire office building. Construction is underway on a 4 storey office building and the large vacant block at 230-246 Burwood Road has a Bunnings store proposed. Any encouragement of further office space will need to take into account demand and vacancy levels, as detailed in the Retail and Commercial Assessment Technical Report.
Opportunities exist to diversify the land uses along Lynch Street with residential re-use of any of the buildings along the north side of Burwood Road, as well as options to redevelop land adjacent to the railway reserve.
Precinct 4
This education precinct is well established and has examples of recent student accommodation and office development. Existing retail uses along Burwood Road have changed to provide services to the University, as well as the University utilising some of the premises. Expansion of this precinct into surrounding land uses is to be discouraged. New buildings should provide a positive outlook onto Burwood Road, particularly in terms of contributing to a positive pedestrian experience of this precinct. The University master plan should address how it can become more integrated with the centre, in terms of its activity, spaces, buildings and pedestrian permeability through the site. Both the University and local residents can only stand to benefit from such initiatives.
