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Wyndham City Council Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER
2013 (5).DOCX
Wyndham City Council
Draft Riverdale Precinct Structure Plan
Statement of Expert Evidence
Development Delivery and Feasibility
Prepared by Dominic Arcaro
CBRE Structured Transactions &
Advisory Services
November 2013
Wyndham City Council Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER
2013 (5).DOCX
CONTENTS
Page
1 Engagement 1
2 Context and Objective of Review 1
2.1 Recommendation re Station Precinct Finalisation 2
2.2 Recommendation re Sayers Road Realignment & Train Station Location 2
2.3 Recommendation re Location of Indoor Recreation Facility 3
Appendix A
CV
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013
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Page 1
In the matter of the Draft Riverdale Precinct Structure Plan
Planning Panel Victoria
Expert Witness Statement of Dominic Arcaro
Development Delivery and Feasibility
Name and address
Dominic Arcaro – Senior Director
CBRE – Structured Transactions & Advisory Services
Level 6, 395 Collins Street
Melbourne VIC 3000
Area of expertise
My qualifications and Board membership are as follows:-
Bachelor of Laws (Hons) & Bachelor of Arts (Psychology Major) –
University of Melbourne
Macquarie Point Development Corporation, Hobart, Tasmania
I have over 10 years’ experience as a developer of complex mixed use, mixed tenure and infrastructure projects at Docklands Authority, VicUrban and Places Victoria, being responsible for delivering excess of 30 projects with a development value in excess of $2bn across metropolitan Melbourne. I am a lawyer by training, commencing my career in 1994 with Minter Ellison before joining the Docklands Authority in 1997. I have held Corporate Counsel and General Management roles in both the public and private sector with companies including Gascor, Spotless and Healthscope before returning back to VicUrban in September 2005.
I have experience and expertise in mixed use development planning, master planning, feasibility, development partner procurement, contract negotiation, mixed use and infrastructure built form development.
A copy of my CV is attached at Appendix A to this evidence statement.
Engagement and Scope of Report
This statement has been prepared by Dominic Arcaro, Senior Director at
CBRE (V) Pty Ltd, with assistance from Andrew Iles, Director at CBRE (V) Pty
Ltd. CBRE is a specialist real estate services company based at Level 6, 395
Collins Street Melbourne, Victoria.
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013
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Page 2
I have been retained by Wyndham City Council to address the
development feasibility and delivery considerations relevant to the Draft
Riverdale Precinct Structure Plan (PSP) with regard to the land at 1160
Sayers Road, Tarneit. CBRE is supporting SJB Urban, including ARUP as part
of the wider SJB Urban team, in the process of preparing a Structure Plan
for this land on behalf of Wyndham City Council, the owner of the land.
Facts and Assumptions
As detailed in evidence.
Reference Documents
I have reviewed the following document as part of my assessment:
Plan Melbourne – October 2013
Site Use
The site is vacant with no significant development, although construction is currently occurring on site as part of the Regional Rail Link (RRL) that will see a new rail alignment with two tracks completed in 2014/15.
The RRL will also cross the existing Sayers Road requiring the road to be grade-separated.
Other members involved in the preparation of Evidence
Andrew Iles.
Declaration
I have made all the inquiries that I believe are desirable and appropriate
and no matters of significance which I regard as relevant have to my
knowledge been withheld from the Planning Panel.
………………….
18 November 2013
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013
(5).DOCX
Page 1
1 Engagement
This statement has been prepared by Dominic Arcaro, Senior Director at CBRE (V) Pty Ltd, with assistance from Andrew Iles, Director at CBRE (V) Pty Ltd. CBRE is a specialist real estate services company based at Level 6, 395 Collins Street Melbourne, Victoria.
My evidence addresses transport considerations relevant to the Draft Riverdale Precinct Structure Plan (PSP), with regard to the land at 1160 Sayers Road, Tarneit, which is partly affected by this Precinct Structure Plan. CBRE, as part of the wider SJB Urban team, is in the process of preparing a Structure Plan for this land for Wyndham City Council, the owner of the land.
In October 2013 I was engaged by Wyndham City Council as landowner of 1160 Sayers Road to assess the Draft Riverdale Precinct Structure Plan with regard to the subject land. This engagement is separate to CBRE’s engagement for preparation of the Site Structure Plan for this land.
2 Context and Objective of Review
Each of the recommendations within this Statement of Expert Evidence is:
(a) building upon the evidence provided by Arup and SJB;
(b) made with a view to ensuring the Riverdale Structure Plan meets
State Planning Policy objectives contained within the Plan Melbourne
- Metropolitan Planning Strategy 2013; and
(c) made with a view to best enabling Wyndham City Council, as both
land owner of 1160 Sayers Road and municipality, to meet these
objectives in a financially responsible manner.
The most relevant Directions within the Plan Melbourne – Metropolitan Planning Strategy to this situation are:
(a) Direction 1.1 – delivering an integrated land use and transport
strategy for Melbourne’s changing economy;
(b) Direction 2.2 – reduce the cost of living by increasing housing supply
near services and public transport;
(c) Direction 3.3 – improve transport infrastructure and in Melbourne’s
newer suburbs;
(d) Direction 4.1 – create a city of 20-minute neighbourhoods; and
(e) Direction 4.3 – create neighbourhoods and communities that support
healthy lifestyles.
On the basis of these Directions, I make the recommendations set out below.
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013
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Page 2
2.1 Recommendation re Station Precinct Finalisation
Given that the Riverdale Structure Plan and the Oakdale Structure Plan are on each side of the Regional Rail Link (RRL) and proposed Riverdale Station, the two Structure Plans should be finalised together – or at least the area within each Structure Plan surrounding the proposed Riverdale Station should be finalised together.
2.1.1 Rationale
If this does not occur, there is a very real risk that the RRL and proposed Riverdale Station become a poorly executed edge condition to each of the Structure Plans land areas rather than a central hub of activity that such a rail station is envisaged to be.
If planning and infrastructure thinking is limited to one side of the station, it becomes very difficult to fully capitalise upon the opportunities that such a rail station can bring. Indeed it seems odd that such an important infrastructure investment and acknowledged opportunity to create hub activity and a gateway to the precinct would be located at the edge of two Structure Plan Areas rather than in the centre of a Structure Plan Area – which would enable the land areas on both its sides to be most effectively integrated.
2.2 Recommendation re Sayers Road Realignment & Train Station Location
If the proposed Sayers Road alignment is to remain, the proposed Riverdale Station should be moved closer to the proposed Sayers Road overpass to form a true transport hub with the town centre surrounding the station on both sides of the rail corridor.
2.2.1 Rationale
By doing so, there is the opportunity to create a meaningful transport hub as discussed in the Draft Riverdale Structure Plan. By placing trains on the PPTN (bus), rather than a kilometre away, it provides the best opportunity to effectively combine these two public transport modes thereby improving the attractiveness of the public transport offer in one of Melbourne’s newer suburbs.
Bringing the train station together with the Sayers Road overpass also provides for a better integration of land use and transport in a number of ways, including:
(a) the opportunity to overcome the visual blight and barrier effect that
would be created by the standalone overpass through its integration
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013
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Page 3
into a transport hub and the anticipated development that would
take place around a transport hub over time;
(b) it enables land within a walkable distance of the transport hub and
the amenity of the unnamed Davis Creek tributary to be utilised for
higher density/intensity housing and other activities associated with a
town centre and the creation of a 20 minute neighbourhood; and
(c) it enables the land set aside for at grade car parking to be on the
edge of the town centre/rail station rather than the prime areas
which should be utilised by active ground-level uses.
Should this be allowed to take place, there is a greater chance of creating a desirable green fields development (and, in particular, town centre) that will attract the densities and uses needed to support the City of Wyndham’s and Government’s aspirations for green field development that is also financially sustainable.
2.3 Recommendation re Location of Indoor Recreation Facility
The Indoor Recreation Facility should be located at the edge of the town centre core and at a gateway to the town centre.
2.3.1 Rationale
The proposed position of the Indoor Recreation Facility in the Draft Riverdale PSP monopolises a parcel of land that is ideally located for high value land uses such as mixed use residential and commercial due to:
(d) its close proximity to the train station;
(e) its physical connection and proximity to the Davis Creek tributary and
associated visual and recreational amenity, and;
(f) its proximity to the central ‘hub’ of the town centre core.
The physical form of the Indoor Recreation Facility is also likely to be a
large box with associated at-grade car parking which will not contribute to
the high density and varied development desired by the Council for the
town centre.
This large format is more suited to the edge of the town centre core, rather
than in the town centre core itself where fine-grain development is
important in providing for a range of commercial, retail and residential
offerings.
Appendix A
CV
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER
2013 (5).DOCX
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A1 Dominic Arcaro CV
Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
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2013 (5).DOCX
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Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
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Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER
2013 (5).DOCX
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Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
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2013 (5).DOCX
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Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement
Expert Witness Statement | CBRE
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2013 (5).DOCX
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