analysis sheets - city of ryde · 2015-06-27 · small centre analysis sheet – agincourt road...

Appendix A

ANALYSIS SHEETS

City of Ryde Local Planning Strategy – Small Centres

LEGEND

2008

Small centre analysis sheet – Agincourt Road

ANGINCOURT ROAD

Aerial photograph

GENERAL DESCRIPTION Location 74 – 78 Agincourt Road Character A small group of business on a busy through road.Area of existing centre

About 1,200m2

Number of dwellings 1 – behind pizza shop

Draft LEP2008 zoning


Existing Conditions Plan


Agincourt Road Shops

Streetscape and Shopfronts


DETAILED ASSESSMENT Built contextBuildings in centre need renewal

No. generally the buildings are dated and a little ‘tired’ but are not rundown. The bottle shop has had a recent rear extension. Some sections of buildings are quite new the building is dated but not in poor condition.

Surroundingbuildings need renewal

No. The surrounding buildings are generally 1 or 2 storey free standing houses. There is a mixture of building age, style, and size. The dwellings are generally well maintained.

Largerredevelopment sites

The 2 small shops are in separate ownership. The community hall (the old Eastwood Town Hall) is on a larger site and is a heritage item. There is a Scout Hall at 72 Agincourt Rd (next door to the community hall) which has an area of about 4,000m2 and may be a potential development site.

Absence of strata buildings

There are no strata buildings in the immediate vicinity.

Surrounding area has higher buildings

No. Low density residential area in the immediate vicinity (1 and 2 storey)

Absence of heritage items and conservation areas

The old Eastwood Town Hall, located next to the shops, is a heritage item.

Public domain quality and opportunities

Standard footpath treatment

Street activity Very quiet. Little passing foot traffic. Some activity from people using community hall or from through traffic stopping to visit shops.

LandformTopography allows ease of development

Relatively flat

Absence of slope instability

Yes

Views available Limited local views from upper levels.

EconomyExisting economic vitality

Quiet. There are few businesses. Relies mainly on passing traffic and specific purpose visits.

Potential enlarge Woolworths at Balaclava Road is located close by and Macquarie Centre is not much further, so there seems to be little demand for retail or commercial expansion. As there are several medium density residential developments nearby, good passing traffic (but not too busy), and the area is quite attractive, there may be some potential for cafes with outdoor eating.

Access and parkingRoad suitability Local road, with little passing traffic. Public transport accessibility

The centre has no direct access to public transport

Parking Limited. On-street parking for most users. There is some off-


opportunities street parking for the community hall. Pedestrianconnections

There is almost level access from the nearby church, school and retirement villages.

EnvironmentAbsence of land with high biodiversity values

Yes

Absence of riparian corridor

Yes

Absence of bushfire prone land

Yes

Absence of flooding and overland flow

Yes

Community facilitiesAvailability of community facilities

There is a scout hall in the vicinity of the centre A community hall (the old Eastwood Town Hall) is located next to the shops.

Recreation/leisureAccess to parks and opens pace

There is no access to parks and open space in the centre or immediate surrounds

Access to recreation walking and cycle tracks

There is no access to walking and cycle tracks in the centre or immediate surrounds

Area linkages (Links with other things which would provide reasons for the area to be expanded) A community hall (the old Eastwood Town Hall) is located next to the shops.

Between the study area and Balaclava Road there are several sites with community uses within easy walking distance: scout hall, St Anthony’s presbytery, church and primary school. Curzon Hall function centre is located on the corner of Agincourt and Balaclava Rds. There is a retirement village around Curzon Hall. .St Anthony’s Primary School is about 300m away.

Dunbar Park is about 350m away.


ASSESSMENT CRITERIA SUMMARY1 2 3 4

Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas

Public domain quality & opportunities Street activity

Landform Topography allows ease of development Absence of slope instability Views available

Economy Existing economic vitality Potential to increase

Access and parking Road suitability Public transport accessibility Parking opportunities Pedestrian connections

Environment Absence of land with high biodiversity valuesAbsence of riparian corridor Absence of bushfire prone land Absence of flooding and overland flow

Community facilities Availability of community facilities

Recreation/leisure Access to parks and opens pace Access to recreation walking and cycle tracks

Linkages

SUMMARYA small cluster of businesses situated on a busy through road. The surrounding area is a mixture of low density residential and denser town house style developments. It has a number of community facilities, being the public hall (Eastwood Town Hall), Scout hall, St Anthony’s church, and St Anthony’s Primary School. The centre has good connections with the wider road network and some access to public transport.

Small centre analysis sheet – Allars Street

ALLARS ST

Aerial photograph

GENERAL DESCRIPTION Location 15-21 Allars Street (corner of Cusack Street), Denistone West Character A quiet small single storey centre with 3 shops including a vet

and dog care. The centre includes a small park which was part of the 1955 subdivision plan. The surrounding area is contains 1 and 2 storey free standing houses.

Area of existing centre

Approximately 905 sqm



Allars Street Shops

Streetscape and Shopfront



No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the centre is poor. They are simple 1 storey utilitarian buildings.


No. The surrounding buildings are generally 1 or 2 storey free standing houses. They have a consistency of finishes and form that gives the area an attractive character.

Redevelopment sites & Amalgamation opportunities available

No large sites

The centre sits on an island site with a residential building (12 Perkins Street). Amalgamation of these sites could occur in the future.


None in the study area or the immediate area




No heritage items in the study area or immediate vicinity.


The footpath and streetscape elements are dated but functional. The park has recently been upgraded and is in good condition. Improvement to the public domain would make the area more attractive but is unlikely to lead to increased use and better economic vitality.

Street activity Quiet. Little passing foot traffic as the types of business are those which do not generate much street activity or rely on passing trade. Visits to the centre are generally for specific purposes.


There is a steep slope which may impact on development


No, the site is in an area of moderate instability

Views available Excellent views looking south west to Parramatta river


Very quiet. There is 1 vacant shop

Potential for expansion

Appears to be little demand for more retail or commercial spacesLimited potential for expansion

Access and parkingRoad suitability Local road, little passing traffic. No easy access to larger

centres.Public transport accessibility

Poor – Bus services are available at some distance (200m) are not convenient

Parkingopportunities

On-street parking only but sufficient for the existing shops


Pedestrianconnections

Limited by the steep topography


Yes


Yes


Yes


Yes


None


Yes there is a small park in the centre which is in good condition. There are several other parks within a 1km radius


There is no access to walking or cycle tracks

Area linkages (Links with other things which would provide good reasons for the area to be expanded)None, the site is quiet isolated by its location and steep topography.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites available Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity






Recreation/leisure Access to parks and open space Access to recreation walking and cycle tracks

Area Linkages

SUMMARYA small strip of buildings originally constructed as shops to service the surrounding low density residential area, but which no longer serve their original purpose. The buildings now appear to provide affordable rental premises for small businesses which do not rely on passing trade. The centre is very quiet and the vacant premises are evidence of its lack of vitality. The centre has poor links public transport access


or to other areas.

City of Ryde Small Centres Study

Small centre analysis sheet – Avon Road

AVON ROAD

Aerial photograph

GENERAL DESCRIPTION Location 1 – 15 Avon Road Character The study area is a small 2 storey business strip located in a

quiet residential area. The area was approved for subdivision in 1955. The subdivision was for residential allotments and a small shopping strip. The study area no longer functions as a shopping strip for the surrounding residential area.

Number of dwellings There are 4 ‘shop top’ apartments in the study area. Area of existing centre

2,600m2




Avon Road Shops

Shopfronts and Streetscape




No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in centre is poor. They are simple 2 storey utilitarian buildings.


No. The surrounding buildings are generally 1 or 2 storey free standing houses. There is a mixture of building style, size and age in the housing stock. The dwellings are generally well maintained.

Larger sites or amalgamation opportunities available.

No larger sites. (9 allotments in study area: 3 @ 200m2, 5 @300m2, 1 @ 380m2 approx). Residential area in the immediate vicinity generally has allotments of about 500 m2,except for one of 800 m2 approx.

Two larger sites in the centre are in one ownership and available for amalgamation. Department of Housing own numerous sites in the immediate vicinity which have the potential for amalgamation and redevelopment.

Otherwise: sites are individually owned in both the study area and immediate vicinity.


None in the study area. Only 1 in the immediate area (duplex at 8 Barr Street).





Public domain The existing public domain is not of a high quality and some improvement would make the area more attractive but is unlikely to lead to increased use and better economic vitality. There are planter beds at either end of the car parking row. Potential for footpath update and street trees to improve the public domain improvements.

Street activity Very quiet. Little passing foot traffic as the types of business are those which do not generate much street activity or rely on passing trade. Visits to the centre are generally for specific purposes.


Gentle slope


Yes

Views available Not really. (Some limited district views from upper levels)


Quiet. Existing businesses are those which do not rely on passing traffic and are attracted to the convenient location, ease of parking and low rents. There are 3 vacant shops/businesses.



Potential to expand Poor. The centre provides well priced rents in a convenient location. However, 2 of the premises are vacant so there appears not to be a high demand. It would appear there is no demand that would result in expanding the boundaries of the centre

Access and parkingRoad suitability Local road with little passing traffic Public transport accessibility

The centre has no direct access to public transport 1100m to Delhi Rd train station 300 m to the City bound bus stop on Epping Road 110 m to the western bound bus stop on Epping Road Bus stop on the corner of Barr St and Wicks Road


There is a row of timed car parking along the front of the shopping strip. There are 20 spaces of 45 degree angle parking.There is parking at the rear of the buildings, accessed off Cam Lane.


Public pathway to Epping Road 200m to the signalised pedestrian crossing at the intersection of Wicks Rd and Epping Road. 465m to overhead pathway across Epping Road to Macquarie Park


Yes,


Yes


Yes


Yes


There is a Salvation Army hall at the corner of Wicks Road and Barr Street.

There is a pre-school nearby at 16 Carr Street.

Recreation/leisureAccess to parks and open space

There is no access to parks and open space.


There is no access to walking track. There is a cycle track starting at the corner of Epping and Wicks Roads

Area linkages (Links with other things which would provide good reasons for the area to be expanded)



Macquarie Park, a large employment area, is located nearby on the opposite side of Epping Road.

There is pedestrian access using street footpaths and the walkway next to North Ryde library, from Avon Road study area to Cox’s Road shopping centre – a walk of about 820m.

The Macquarie Centre is within close driving distance.

Located close to Avon Road business strip are a restaurant and meeting hall. Both these places address Wicks Road and are surrounded by low scale residential development.




Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain quality & opportunities Street activity







Area linkages

SUMMARYA small strip of buildings originally constructed as shops to service the surrounding low density residential area, but which no longer serve their original purpose. The buildings now appear to provide affordable rental premises for small businesses which do not rely on passing trade. The centre is very quiet and the vacant premises are evidence of its lack of vitality.

Small centre analysis sheet – Balaclava Road

BALACLAVA ROAD

Aerial photograph

GENERAL DESCRIPTION Location 155 Balaclava Road (corner of Epping Road) Marsfield Character A single building housing a supermarket and service station.

The building is surrounded by car parking and is effectively 2-3 storeys tall. The site was subdivided in 1972.



Plan showing Draft LEP2008 zoning


View from Epping Road

View from Balaclava Road



No. The buildings are dated but they are not in poor condition.


No. The south and west the surrounding buildings are generally 1 or 2 storey free standing houses. There is a mixture of building age, style, and size. The dwellings are generally well maintained. To the north and east there are a number of residential strata units and seniors living


The study area consists of one single large site. The Daughters of Charity own a large parcel of the land opposite the study area (approximately 35000 sqm). Other sites in the immediate vicinity vary depending on whether they contain free standing houses or strata units but are developed to their current capacity.

The sites individually owned in both the study area and immediate vicinity.


There are several residential strata units and seniors living developments in the immediate area


Adjacent to the site is a low density residential area. Opposite the site on Balaclava Road there are 3 storey buildings.




The existing public domain not of a high quality. The opportunity for public domain improvement is very limited and would require upgrade to private property particularly the area surrounding the existing car park. The height of the existing supermarket dominates the street where it backs onto Zanco Road.

Street activity Quiet. Little passing foot traffic. Visits to the centre are generally by car and all parking occurs in the off street car park


The site is on a ridgeline. The study area is relatively flat but falls away to the west. There are steep falls to the south and north in the immediate vicinity


Yes

Views available There are potential views to the north east and south directions


Busy Woolworths supermarket and attached petrol station


The centre offers convenient access and good exposure Some potential for expansion over existing carpark on the site

Access and parking


Road suitability Located on arterial and sub arterial roads (Epping and Balaclava). High levels of passing traffic. Good access with slip lane off Epping Road.

Public transport accessibility

1500m to Macquarie University train station Frequent bus services on Balaclava and Epping Road. Crossing Epping Road is difficult.


There is a large off street car park with approximately 170 car spaces


Pedestrian access along and across Epping Road is affected by the volumes of traffic using Epping Road and the steep topographyThe study area is adjacent to signalised pedestrian crossing at the intersection of Balaclava Road and Epping Road.


Yes


Yes


Yes


Yes


None


The centre has good access to Dunbar Park



Area linkages (Links with other things which would provide good reasons for the area to be expanded)Macquarie Park, a large employment area, is located nearby on the opposite side of Epping Road (500m).

This Macquarie University is opposite the site on Epping Road.

The Macquarie Centre is within close driving distance (1.5km).

Dunbar and Pioneer Parks are within walking distance



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites available Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas High quality existing public domain Street activity




Environment Absence of land with high biodiversity valuesAbsence of riparian corridors Absence of bushfire prone land Absence of flooding and overland flow



SUMMARY

The centre is conveniently located and provides good amenity for local residents and the wider community using Epping Road. It is located near a major employment area. It has good access to public transport.

Exploring the expansion of the site for retail or commercial purposes is recommended.

Small centre analysis sheet – Blaxland Road

BLAXLAND ROAD

Aerial photograph

GENERAL DESCRIPTION Location 391 – 397 Blaxland Road, Denistone East Character A scattered group of businesses near each other on a busy

main road, Blaxland Road. The businesses are mainly vacant. A service station is located on the opposite side of Blaxland Road.

Area 1,640m2 approxNumber of dwellings Most of the shops have a dwellings at the rear.



Blaxland Road Shops




No. The buildings are a little rundown but not dilapidated. The architectural quality of existing buildings is poor.




None


There are no strata buildings in the study area or immediate vicinity.


No. Low density residential area in the immediate vicinity (1 and 2 storey).


No heritage items in the study area. The hermitage, a heritage item, is located in the immediate vicinity on the opposite side of Blaxland Rd.



Street activity Very quiet. Little passing foot traffic. Specific purpose trips to pool shop or kitchen showroom.


Relatively flat


No slope instability or contaminated land.

Views available Good views to the south-east (Olympic Park) may be available from upper levels.


Very quiet. The area no longer functions as group of local shops. And appears to function poorly as a small business activity centre. There are 3 vacant businesses.

Potential to enlarge Poor. There appears to be little demand for business space in this area.

Access and parkingRoad suitability Arterial road. Relatively high levels of passing traffic but at

high speeds. Public transport accessibility

Bus stop.


Limited. Only on-street parking.


Poor.


Some biodiversity in surrounding areas including protected species, potential green links to Shrimpton’s creek

Absence of riparian Yes


corridorAbsence of bushfire prone land

Yes


Yes


None


Beattie Park is nearby



Area linkages (Links with other things which would provide good reasons for the area to be expanded)TAFE is less than 1km away.

Beattie Park is located between the group of shops and the single shop near the service station.

There is a medium density development planned for the site around The Hermitage, however this site is separated from the study area by busy Blaxland Road.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity


Economy Existing economic vitality Potential to provide increased employment opportunities if enlarged


Environment Absence of land with high biodiversity valuesAbsence of riparian land or corridor Absence of bushfire prone land Absence of flooding and overland flow



Linkages

SUMMARYA small cluster of business premises which are no longer functioning as local shops and which appear to be unattractive to other small businesses. The centre is very quiet and the vacant premises are evidence of its lack of vitality.

Small centre analysis sheet – Blenheim Road

BLENHEIM ROAD

Aerial photograph

GENERAL DESCRIPTION Location 2-32 Blenheim Road (corner Cox’s Road), North Ryde Character 1 and 2 storey strip shopping with a small arcade. The area

was approved for subdivision in 1955 as a small shopping strip. The centre contains a newsagent, medical facilitates and restaurants. The surrounding area is predominantly single freestanding houses.


8,200 sqm

Draft LEP 2008 zoning


Blenheim Road Shops




No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the centre is poor. They are simple 1 and 2 storey utilitarian buildings.



Redevelopment sites & amalgamation opportunities available

Larger sites are available including an on grade car park and church grounds. Amalgamation opportunities are limited


There are two strata residential buildings at 117 and 119 Cox’s road adjacent to the centre




No heritage items in the centre or immediate vicinity.

Public domain Adequate. Paving has been upgraded, there are street trees and public seating. Improvements could improve the public domain further.

Street activity Busy. There is a good variety of shops and convenient parking.


The centre is situated on a ridge line and is relatively flat.


Minimal slope falling to the south east. (steeper slope in the surrounding areas away from centre)

Views available Potential city views and good district views available


Busy, the strip shopping is active. The arcade is less active with 2 out of 7 shops vacant


Some demand for street front retail. Limited attractors including post office, early childhood and community aid centre Some potential for retail expansion with the existing centre

Access and parkingRoad suitability Two collector roads which provides a suitable combination of

relatively high traffic flow at low speed. Public transport accessibility

Buses available at the centre and on Cox’s Road


On street and off street parking available. Approximately 50 spaces. On street parking is well utilised and difficult to obtain


None

EnvironmentAbsence of land with Yes


high biodiversity valuesAbsence of riparian corridor

Yes


Yes


Yes


Community aid and childcare centre. Community church


Good access to open space. Several large parks are located in the surrounding area. (eg North Ryde common, Blenheim Park)


Yes, access to cycle and walking tracks.

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Macquarie Park, a potential large employment area, is located within close driving distance.

Cox’s Road shops are within walking distance to the north-west.

North Ryde railway station is approximately 1km away. However, pedestrian access is difficult at present due to the difficulty crossing Epping and Delhi Roads.

There are numerous parks providing passive and active recreation along Lane Cove River to the east.

The Macquarie Hospital (100m) and North Ryde common (700m) are nearby.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites available Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street Activity


Economy Existing economic vitality Potential for expansion





Area Linkages


SUMMARYBlenheim Road is a vibrant local centre located in a low density residential area at the intersection of two busy through roads. It has a relatively large number of shops and services and community facilities for the local community. The centre has good connections with the wider road network and good access to public transport.. It is located near a major employment area and is well serviced by park land and recreation opportunities.

Small centre analysis sheet – Boronia Park

BORONIA PARK

Aerial photograph

GENERAL DESCRIPTION Location 130 – 150 Pittwater Road Gladesville Character Busy local shopping area located on a man thoroughfare. The

shopping centre is split between Hunters Hill Councils and City of Ryde. The busier side of the street is within Hunters Hill LGA.

Area 7,000m2



Boronia Park Shops looking south

Boronia Park Shops looking north



No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is OK. They are simple single storey utilitarian buildings of varying ages and styles. The buildings are not dilapidated.




The sites in the study area are all individually owned. There are no large sites or groups of sites in single ownership which could be amalgamated. 126 – 128 Pittwater Road is a large vacant site with current DA approval for residential development. The Woolworths Metro site has an area of about 1,600m2.


The only strata building in the study area or immediate vicinity (within Ryde LGA) is at the corner of Thompson Street and Pittwater Road (138 Pittwater Rd).


Low density residential area in the immediate vicinity (1 and 2 storey) within the City of Ryde LGA. There is a 3 storey development next to the shops on the Hunters Hill LGA side, as well as recent 2 storey apartment complexes further along Pittwater Rd..


There are no heritage items in the study area. There is a heritage item nearby at 120 Pittwater Rd.

Public domain The key existing public domain elements are the footpath and street trees. The footpath is a standard concrete path. There is a wide grassed verge. There is the potential for considerable public domain improvements.

Street activity Busy, especially before and after school. There is more street activity on the Hunters Hill side of the street.


Relatively flat along Pittwater Rd in the shopping area, then falls to the North and South. Thompson St falls to the west.


Yes

Views available Views to City and Harbour Bridge available from upper levels on Hunters Hill side. Local views from City of Ryde side.


Very busy. Vibrant local shopping centre with a range of businesses including a small supermarket (Woolworths Metro), pharmacy, medical practice, newsagent, post office, cafes/take-aways and a tyre shop. There are no vacant shops.

Potential to increase Excellent. There is a good ‘critical mass’ to build upon.

Access and parkingRoad suitability Sub-arterial road. Relatively high levels of passing traffic but


at fairly high speeds. Public transport accessibility

Bus stops in Thompson Street (near the intersection with Pittwater Rd)


Angle parking along the street as well as parking behind Woolworths Metro.


No pedestrian connections


Yes


Yes


Yes


Yes

Community facilitiesProvision of community facilities

There are no community facilities


No parks or open space in centre. Several parks and open spaces within a short distance


None in the centre but several good walking and cycling tracks within 1km.

Area linkages (Links with other things which would provide reasons for the area to be expanded) Boronia Park Public School is on the opposite side of Pittwater Road (within Hunters Hill LGA) and generates street activity before and after school.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity





Community facilities Provision of community facilities


Linkages

SUMMARYBoronia Park is a vibrant local centre located on a busy through road. It has a relatively large number of shops and services and community facilities such as Boronia Park Public School. The centre has excellent connections with the wider road network and good access to public transport. Higher density residential development is adjacent to the centre on the eastern side of Pittwater Road, while the western side of Pittwater Road is a low density residential area.


Small centre analysis sheet – Bowden Street

BOWDEN STREET

Aerial photograph

GENERAL DESCRIPTION Location 79-81a Bowden StreetCharacter 2 single storey buildings in a residential setting on a busy

roadNumber of dwellings 0 Area of existing centre

768 sqm




Bowden Street Shops

View from Victoria Road




No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is poor. They are simple single storey utilitarian buildings.




No larger sites in the study area. The motel opposite is on a 4384 sqm site. The study area consists of 3 properties. 79 & 81 are in a single ownership. 81a is in separate ownership. The sites in the immediate vicinity are individually owned. Two properties on Victoria Road are used as commercial premises


None in the study area.






The existing public domain is not of a high quality and some improvement would make the area more attractive but is unlikely to lead to increased use and better economic vitality.

Street activity Quiet. Little passing foot traffic Visits to the centre are generally by car.


The study area is relatively flat. In the immediate vicinity the land rises to the east (along Victoria Road) and falls away in the other directions.


Yes

Views available District views are available to the west and south.


Quiet. One shop is vacant. The other shop relies mainly on passing cars. In the immediate vicinity on Victoria Road there are 2 commercial properties and a motel.

Potential to expand Poor

Access and parkingRoad suitability Collector road. Adjacent to an arterial road Public transport accessibility

Bus services are available on Bowden Street and Victoria Road

Availability of parking

Limited on-street parking only.


None




Yes


Yes


Yes


Yes


None


None


None

Area linkages (Links with other things which would provide good reasons for the area to be expanded)West Ryde, Meadowbank and Ryde centres are a short drive. The Victoria Road centre is 150m away. Poor pedestrian and cycle links to other areas.




Built context Buildings in centre need renewal Surrounding buildings need renewal Larger sites possible Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street Activity







Linkages

SUMMARYA small cluster of businesses situated on a busy through road in a low density residential area. The centre has good connections with the wider road network and some access to public transport. Viability for expansion is poor due to its location in a residential area.

Small centre analysis sheet – Cobham Avenue

COBHAM AVENUE

Aerial photograph

GENERAL DESCRIPTION Location 31-39A Cobham Avenue (corner Andrew Street) Melrose

ParkCharacter 1 & 2 storey retail and commercial buildings in a quiet

residential neighbourhood. One shop is a Café the other shops are commercial or specialist services. The area was subdivided in 1928. At the time it was intended that the entire block would be ‘business premises’.


1290 sqm



Existing conditions Plan


Cobham Avenue Shops




No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is poor. They are simple 2 storey utilitarian buildings.




No larger sites. (7 allotments in study area @ 186 sqm approx). Residential area in the immediate vicinity generally has allotments of about 575sqm.

All sites individually owned in both the study area and immediate vicinity.









Street activity Very quiet. Little passing foot traffic as the types of business are those which do not generate much street activity. Visits to the centre are generally for specific purposes.


Almost flat, a gentle slope to foreshore


Yes

Views available Potential foreshore views from high level


Very quiet, 2 empty shops, none were open during inspection Mixture of commercial and retail


Limited potential for retail / commercial expansion

Access and parkingRoad suitability Local road with low traffic flow. Adjacent to a collector road Public transport accessibility

There is a bus service available from the centre. A Ferry stop is within walking distance (400m)


On street parking



EnvironmentAbsence of land with Yes


high biodiversity valuesAbsence of riparian land or riparian corridor

Yes


Yes


Yes


None


There are several parks with in a 500m radius of the centre. Meadowbank Park is the largest. The Ryde-Parramatta golf course is adjacent to the centre (entry is on Victoria Road)


There is access to a cycling track and a foreshore walking track via Meadowbank Park.

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Minor linkage to Parramatta River foreshore and ferry







Environment Absence of land with high biodiversity valuesAbsence of riparian land corridor Absence of bushfire prone land Absence of flooding and overland flow



Area Linkages


SUMMARY

A small strip of buildings originally constructed as shops to service the surrounding low density residential area, but which no longer serve their original purpose. The buildings now appear to provide affordable rental premises for small businesses which do not rely on passing trade. The shops are situated just off a busy through road. The centre has good connections with the wider road network and some access to public transport. The centre is very quiet and the vacant premises are evidence of its lack of vitality.

Small centre analysis sheet – Cox’s Road

COX’S ROAD NORTH RYDE

Aerial photograph

GENERAL DESCRIPTION Location Cox’s Road between Lane Cove and Wicks Roads Character The centre includes 2 storey strip shopping and a Mall. It

contains 2 schools and churches and a number of community facilities. It has both on-street and off street parking. The centre is very active. The surrounding areas are generally single residences although there is some medium density housing along Wicks Road


14,000sqm



Existing Conditions Map


Coxs Road Shops

Coxs Road looking west



No. The some original buildings are dated but not in poor condition. There are a number of buildings on Cox’s road that have not been updated in some time. Holy Spirit church has been nominated as a potential heritage item for its architectural merit. Other wise the architectural quality of buildings in the study area is poor.




Yes, there are several large sites under single ownership. This includes, the Cox’s Road Mall, 142-148 Cox’s Road, the church and school properties. The City Of Ryde is also a significant landowner. Further amalgamation is unlikely. Close to the centre is Macquarie Hospital.


There is commercial strata at 134 Cox’s Road and several residential strata properties in Wicks Road


No the surrounding areas have lower buildings


North Ryde Public School contains a heritage item. Two residential buildings on the corner of Cox’s road at 60 & 62 Wicks Rd are also heritage items


The public domain is tidy and well used however there is the potential for improvements, both within Council land and the private shopping centre. The clay brick paving is in need of updating. Additional public seating and landscaping is required.

Street activity Very active throughout the day and into the evening. The centre has a branch library, community college 2 schools and a childcare centre. It has a number of retail facilities that are used by local residents including pharmacies, medical (doctors pathology), restaurants and banking facilities. Several restaurants have outdoor dining. The convenience of these services and plentiful parking at the centre are key attractors.


The centre has a flat topography along Cox’s Road. However the land falls away significantly to the north and east


There is no slope instability

Views available There are potential district views to the north and east to the CBD


A very busy vibrant local shopping centre with a range of businesses including a supermarket, butcher, pharmacies, delis, several restaurants, newsagent and post office.


One retail vacancy, appears to be generally a demand for retail space Several drawcards such as convenient parking, a good range of services and community facilities Potential for expansion above mall, carparks or Library


Access and parkingRoad suitability Collector road which provides a suitable combination of


Good. Bus only but several frequent services are available


On street and several off street car parks.


There are pedestrian pathways to residential areas (Cooney and Marilyn Streets) and through Macquarie Hospital


Yes

Absence of riparian land or riparian buffer

Yes


Yes. The centre is not affected by bushfire prone land


No. There is no impact on centre growth. However, overland flow will have to be considered


Library, community college, childcare, 2 schools and 3 churches.


North Ryde Common and North Ryde golf club are within walking distance.


There are informal walking and running tracks through North Ryde Common and parts of Macquarie Hospital

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Macquarie Hospital and North Ryde Common are located nearby (in the next block).

There is a good linkage to the Blenheim Road shops 1km to the east of the centre down Cox’s Road.

Nearby Lane Cove Road links the centre with Macquarie Park and the Ryde civic centre.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street Activity







Area Linkages


SUMMARY

Cox’s Road is a vibrant local centre located on a busy through road in a low density residential area. It has a large number of shops and services and community facilities that are used by the local community. These include a supermarket, library and 2 schools. The centre has good connections with the wider road network and excellent access to public transport. It is located near a major employment area and is well serviced by park land and recreation opportunities.

Small centre analysis sheet - David Avenue

DAVID AVENUE

Aerial photograph

GENERAL DESCRIPTION Location 17-23 David Avenue (corner Holt Street), North Ryde Character The study area is a 1 – 2 storey business strip with possible

residential on second storey located in a residential area and was established in the 1950’s. The tenancies are either commercial offices or vacant.





David Avenue Shops

View to Macquarie Park



The buildings have been recently refurbished. The architectural quality of buildings in the study area is above average.




No larger sites are available in centre. One larger site is available adjacent to Epping Road (5 Whiteside St) in the surrounding area.

The study area is owned by one family and could be amalgamated

Sites are individually owned in the immediate vicinity. Absence of strata buildings

3 in the immediate area but the area is predominantly low density residential


No. Low density residential area in the immediate vicinity (Macquarie Park across Epping Road is 8 stories)



Public domain The existing public domain is not of a high quality and some improvement would make the area more attractive but is unlikely to lead to increased use and better economic vitality. Potential for footpath update and street trees to improve the public domain improvements.

Street activity Very quiet. Little passing foot traffic as the types of business are those which do not generate much street activity or rely on passing trade. Visits to the centre are generally for specific purposes.


Gentle slope towards Epping Road


Yes

Views available District views to Macquarie Park from upper levels


Very quiet. There are 2 vacant tenancies. Existing tenancies are commercial (computer school, landscape design, earthworks)



Poor. Vacant shops indicate low demand. Little retail expansion potential



300 m to the City bound bus stop on Epping Road 110 m to the western bound bus stop on Epping Road 1km to Macquarie Park Station


There are 8 front to kerb parking spots

There is staff parking at the rear of the buildings, accessed off Holt Street.


Public pathway to Epping Road 200m to overhead pathway across Epping Road to Macquarie Park


Yes

Absence of riparian land or riparian buffer

Yes


Yes


Yes


None


There is no access to parks and open space



Area linkages (Links with other things which would provide good reasons for the area to be expanded)Macquarie Park, a large employment area, is located nearby on the opposite side of Epping Road.

The Macquarie Centre is within close driving distance.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sitesAbsence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity





Community facilities Availbility of community facilities


Area linkages

SUMMARY

A small strip of buildings originally constructed as shops to service the surrounding low density residential area, but which no longer serve their original purpose. The buildings now appear to provide affordable rental premises for small businesses which do not rely on passing trade. The centre is very quiet and the vacant premises


are evidence of its lack of vitality. It falls within the influence of the Epping Road corridor.

Small centre analysis sheet – Denistone Station

DENISTONE STATION

Aerial photograph

GENERAL DESCRIPTION Location Denistone Station, Denistone Character The study area is yet to be established. The area

predominantly contains single residences with some villa developments.


To be confirmed as part of study.



Denistone Station car park

District views from station



No centre at present.


The surrounding buildings are generally 1 or 2 storey free standing houses.


The existing railway car park owned by the City Of Ryde (approximately 1900sqm) is the largest site available under one ownership.

Otherwise sites are individually owned in both the study area and immediate vicinity.


There are strata villas at 102 West Parade, 52 and 78 Anthony Road





High quality existing public domain

No. The public domain reflects the small scale suburban nature of the area


The existing public domain is not of a high quality and some improvement would make the area more attractive but is unlikely to lead to increased use.

Street activity Very quiet. Little passing foot traffic.


The local area slopes to the south west


The eastern side of the railway has moderate slope instability

Views available Yes there are district views to the south west


N/A – There is currently no retail or commercial activity at Denistone station


There is no potential for a commercial or retail centre. However, a neighbourhood shop to serve the needs of local residents maybe appropriate and viable. The villa developments indicate there is demand for additional housing in the area.

Access and parkingRoad suitability Local road, little passing traffic. Public transport accessibility

Good access to Denistone train station


There are approximately 25 spaces in a public car park as well as on street parking

Potential to increase parking

Yes some potential to increase parking around the station

Pedestrian Public pathway to Symon’s Reserve and Darvall Park.


connections


Some biodiversity, good green links.


Yes


The area west of the station is bushfire prone.


The southern part of the study area experiences overland flow/flooding, as does the area to the west. Flood planning considerations may be required.


None


Yes there is Symon’s Reserve is adjacent the station. Darvall Park is within walking distance


Yes, there is a long walking track through Darvall Park which links Denistone with Eastwood and West Ryde

Area linkages (Links with other things which would provide good reasons for the area to be expanded)The Eastwood and West Ryde town centres are one train stop away and within close driving distance.







Environment Absence of land with high biodiversity valuesAbsence of riparian land or riparian buffer Absence of bushfire prone land Absence of flooding and overland flow



Area linkages

SUMMARYThere is an opportunity to expand housing types and numbers in the precinct around Denistone station building on the good transport access. There is potential to create a more urban environment around the station whilst maintaining the existing residential character of the area.

Small centre analysis sheet – Doig Avenue

DOIG AVENUE

Aerial photograph

GENERAL DESCRIPTION Location 1 – 6 Doig Avenue Character A small business strip located in an attractive quiet residential

area. The study area no longer functions as a shopping strip for the surrounding residential area.

Area 2,300m2 approxNumber of dwellings 6 – one above each shop – address and entrance from

Mason St.



Doig Avenue Shops




No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is reasonable. They are simple single storey utilitarian buildings.




The sites in the study area and immediate vicinity are all individually owned. There are no large sites or groups of sites in single ownership which could be amalgamated to form a larger site.


There are no strata buildings in the study area. There is a strata complex nearby at 12 Gallard Street.






The key existing public domain elements are the park opposite, wide footpath and seats under a wide awning. There is potential for public domain improvements.

Street activity Very quiet. Little passing foot traffic. Visits to centre are for specific purposes.


The centre is located on a relatively flat area on the side of a hill. The hill falls away to the south west. Relatively flat to the east.


Yes

Views available May be some local views from higher levels.


Very quiet. The area no longer functions as group of local shops. The shops are now offices for small businesses and organisations. There appear to be no vacant premises.

Potential to enlarge Poor. The shops are surrounded by an attractive residential area and Midway shopping centre located nearby services the area.

Access and parkingRoad suitability Local road, little passing traffic. Blaxland Road is near by with

easy access to larger centres. Public transport accessibility

Bus stop on Blaxland Road


Limited. On-street parking.


Midway is within walking distance as are 2 local primary schools.



Yes


Yes


Yes


Flood planning considerations may be required.

Community facilitiesNumber of community facilities

None


There are several small parks in the centre



Area linkages (Links with other things which would provide good reasons for the area to be expanded)Denistone East Public School is about 200m away.

St Therese Primary School is about 300m away.








Community facilities Number of community facilities


Linkages

SUMMARYA small strip of buildings originally constructed as shops to service the surrounding low density residential area, but which no longer serve their original purpose. The buildings now appear to provide affordable rental premises for small businesses which do not rely on passing trade. The centre is very quiet.


Small centre analysis sheet – Epping Road

EPPING ROAD

Aerial photograph

GENERAL DESCRIPTION Location 374 Epping Road (cnr Lane Cove Road) North RydeCharacter 1-2 storey medical centre spread over 2 buildings Number of dwellings 0 Area of existing centre

2312 sqm




Epping Road Shops – Building A in foreground

Epping Road Shops – Building B




No there are 2 buildings in the centre. The buildings are relatively new and are in good condition




The centre site is relatively large and in one ownership. Part of the site is marked for future road expansion. Three residential properties 368-372 are in the same ownership as the centre and could be amalgamated. The remainder of the surrounding properties are single residential houses and do not provide good opportunities for amalgamations




No. Low density residential area in the immediate vicinity (1 and 2 storey). There are higher buildings opposite in Macquarie Park




The existing public domain is not of a high quality and some improvement would make the area more attractive. The semi-public areas within the centre are of good quality and well maintained.

Street activity Quiet. Little passing foot traffic as the types of business are those which do not generate much street activity or rely on passing trade. Visits to the centre are generally for specific purposes.


The site is relatively flat along Lane Cove Road there is a medium slope westwards along Epping Road


Yes

Views available View from the centre are poor EconomyExisting economic vitality

Fairly busy. The centre appears to be vibrant. Although 1 second storey suite appears vacant. There is a mixture of retail (pharmacy) and professional suites (medical).

Potential to expand The existing centre is relatively new. There are some potential sites available for expansion along Lane Cove Road.

Access and parkingRoad suitability Arterial road. Relatively high levels of passing traffic but at

fairly high speeds. Public transport accessibility

Buses are available. Macquarie Park station is Crossing Lane Cove and Epping Roads to access services is difficult.


Generally off-street parking. There is customer parking of about 25 spaces and additional staff parking to the rear of the building.

Pedestrian Pedestrian access to the centre is made more difficult by



connections having to cross Lane Cove Road and Epping Road


Yes


Yes


Yes


Yes


None available


Poor access to parks and open


Poor access to recreation and cycle tracks

Area linkages (Links with other things which would provide good reasons for the area to be expanded)The centre is adjacent to the Macquarie Park. However, pedestrian access is poor across Epping Road.











Linkages

SUMMARYOpportunity to extend and expand the centres current use medical hub

Small centre analysis sheet - Fiveways

FIVEWAYS VILLAGE

Aerial photograph GENERAL DESCRIPTION Location Intersection of Balaclava and North Roads Character A small vibrant shopping centre located at the intersection of

2 main thoroughfares. The centre has a variety of businesses, including a service station, post office and several restaurants. Balaclava and North Roads divide the centre into 4 parts which defines its character. The buildings are generally 1-2 storeys with housing on the second floor.


Approximately 7300sqm

Plan showing Draft LEP2008 zoning


Existing conditions plan


Fiveways Shops

Rotary Park




No. The original buildings date from the 1920’s to 1960’s when the area was subdivided but not in poor condition. The original subdivision was for a larger commercial centre along the north side of Corunna Road. The architectural quality of buildings in the study area is poor. They are simple 1-2 storey utilitarian buildings.


No. The surrounding buildings are generally single storey free standing houses and more recent villa developments. There is a mixture of building age, style, and size including some older housing stock. The dwellings are generally well maintained.


The largest site is the service station at 2 Corunna Street (1700sqm). The other sites vary from 130sqm to 1200sqm.

There are some sites on the southern side of Balaclava Road that have a single owner and offer potential for amalgamation

Otherwise: sites are individually owned in both the study area and immediate vicinity.


There are a number of strata buildings in the immediate vicinity of the study area




North Road is a heritage item. The Great North Road (an archaeological site) is located under North Road. This may have some impact on development which requires excavation near the boundary with North Road.


The public domain has recently been upgraded and is of high quality. The Rotary park provides good public amenity. It is unlikely further improvements to the public domain could be made in the medium term.

Street activity Busy. The centre’s restaurants encourage street activity


The majority of the study area is fairly flat. There is a gentle rise to the east. Otherwise the land falls away from the centre and is steepest to the south-west.


Yes

Views available Potential district views to the north, south and west.


Busy. The centre appears vibrant with no vacancies. There are several restaurants which are open extended hours and weekends


There is little retail expansion potential without extending the physical boundaries of the existing centre




Bus available but not frequent


Parking generally on-street parking. There is some customer parking to the rear of individual shops – about 28 in total. However, there is no public off street parking available.


Pedestrian access is made more difficult by having to cross the ‘5 ways’


Limited biodiversity


Yes


Yes


Yes


None


Rotary Park is located in the centre. Forrester Park is within walking distance



Area linkages (Links with other things which would provide good reasons for the area to be expanded)Eastwood Heights public school is within walking distance (500m) Corunna Street terminates at Forrester Park (500m) The Eastwood town centre and Balaclava Road shops are an easy drive (1.4km)



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites available Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas

Public domain







Area linkages

SUMMARYFiveways is a vibrant local centre located in a low density residential area at the intersection of several busy through roads. It has a relatively large number of shops and services and the public domain has recently been upgraded. The centre has good connections with the wider road network and good access to public transport. The edges of the existing centre are poorly defined and simply finish abutting single storey freestanding residential buildings.

Small centre analysis sheet – Flinders Road

FLINDERS ROAD

Aerial photograph

GENERAL DESCRIPTION Location 2-8 Flinders Road (corner of Brendon Street), North Ryde Character The study area is a small 1- 2 storey business strip located in

a quiet residential area. The area was approved for subdivision in 1957. The subdivision was for residential allotments and a small shopping strip. The study area has a general store and hair dresser and commercial tenants. No. 2 appears to have residential units over.


940 sqm



Existing conditions plan


Flinders Street Shops

Flinders Park bike track



No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is poor. They are simple 1 or 2 storey utilitarian buildings.



redevelopment sites & Amalgamation opportunities available

There are no redevelopment sites available. Sites individually owned in both the study area and immediate vicinity.


There are no strata buildings in the study area or immediate vicinity


No


There are no heritage items in the study area or immediate vicinity


The existing public domain is not of a high quality and some improvement would make the area more attractive but is unlikely to lead to increased use and better economic vitality. There are some bins and bike racks. There is the potential for footpath update and street trees to improve the public domain.

Street activity Quiet. Little passing foot or vehicle traffic. Visits to the centre are generally for specific purposes rather than for convenience.


The site is in a valley. There is a gentle slope running towards Flinders Park in the North/West


There is no slope instability

Views available There are limited view opportunities. Possible views to Flinders Park


Quiet. There are 6 shops with a mixture of retail and commercial activities. All tenancies are occupied


There is limited potential of retail and commercial expansion

Access and parkingRoad suitability Local road with little passing traffic. No easy access to larger


There is no convienient public transport in the study area

Commuter cycling opportunities

There is a cycling track in Flinders Park

Parking 6 parking spaces are available for customers. Staff parking is


opportunities available at the rear. There is limited opportunity to increase parking.


There is pedestrian access to Flinders Park


Yes. Limited biodiversity


Yes


Yes. The centre is not affected by bushfire prone land


Yes. The centre is not affected by flooding or overland flow

Community facilitiesAvailibility of community facilities

There are no community facilities


The centre has good access to Flinders Park and its facilities


There is access to walking and cycle tracks in Flinders Park

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Flinders Park is located 50m from the study area



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites available Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas

Public domain Street activity







Area Linkages


SUMMARYA small strip of buildings originally constructed as shops to service the surrounding low density residential area, but which in the main no longer serve their original purpose. The buildings now appear to provide affordable rental premises for small businesses. The centre has poor area linkages and public transport access. The centre is very quiet.

Small centre analysis sheet – Meadowbank West

MEADOWBANK WEST

Aerial photograph

GENERAL DESCRIPTION Location 27 Bank Street (corner of Constitution Rd), Meadowbank Character 2 storey small scale mixed use development. Including

restaurants, corner store, medical practice and commercial Surrounded by 3 story walk ups and an Energy Australia commercial building. Would appear to service local residents and railway travellers


Approx 1800sqm



Shops on Bank Street

Shops looking West down Constitution Road



No. The buildings are in good condition. The architectural quality of buildings in the study area is poor. They are simple 2 storey utilitarian buildings.


Yes, several 3 storey walk-ups could benefit from renovation to meet current design and amenity standards.


Existing site is fully developed and has been strated. Energy Australia site has potential for redevelopment.

There are no amalgamation opportunities


High number of strata allotments in the immediate vicinity


Yes, surrounding residential buildings are 3 storey and east across the railway they are 6 storeys


No heritage items in the study area or immediate vicinity west of the railway.

Public domain Public domain is adequate; there is some planting and claybrick paving. There is the potential to upgrade the public domain to same standard as the eastern side of the railway

Street activity Very busy at times with large passing foot traffic from the railway and residential areas.


Moderate slope to the west


Yes

Views available Possible views to foreshore if higher development is allowed


Busy. The centre appears to be vibrant. There is a mixture of retail (8), professional and commercial suites.


There appears to be demand for more retail and commercial space. The existing centre is relatively new. There are some potential sites available for expansion in the longer term including the Energy Australia site.



Very good. Bus (100m), Rail (50m) and Ferry (600m) all within walking distance


Limited parking. Some on street parking and some off street parking to the rear (approx 10 spaces)


Good, access to train station (50m), parks (50m) and foreshore (350m). There are dedicated cycle paths and walkways along the foreshore



Yes (existing environmental links through park system)


Yes


Yes


Part of the surrounding area is flood affected. Flood planning considerations may be required.


None


Yes Meadowbank Park is adjacent to the centre which is in good condition. There are several other parks within a 1km radius


There is access to walking and cycle tracks in Meadowbank Park.

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Adjacent to Meadowbank railway. Meadowbank TAFE is 100m away New Meadowbank Village shops and existing employment areas are in walking distance.Linkages to Parramatta River foreshore and ferry services. Several parks with in walking distance










Area linkages


SUMMARYMeadowbank West is centrally located on a busy through road and provides a good mix of shops and professional services for local residents. Demand for the existing space appears high. The centre is located near an employment area and is well serviced by park land and recreation opportunities. Public transport in the form of train, bus and ferry services is excellent.

Small centre analysis sheet - Midway

MIDWAY

Aerial photograph

GENERAL DESCRIPTION Location Intersection of Quarry and North Roads Character A small vibrant shopping centre located at the intersection of

2 main thoroughfares. The centre has a variety of businesses, including a small supermarket, service station, fruit shop, newsagent and gym. There is ample conveniently located parking. The buildings range in scale from 1 to 3 storeys.


4,900m2



Midway Shops




No. The original buildings are dated but not in poor condition. The main building of the village has had a recent addition which has improved the appearance of the centre. The addition to the original building is of a higher architectural quality than the original building.




There is a large vacant area of about 4,200 m2 in the vicinity of the study area. (Vacant sites bounded by Quarry Rd, Rocca St and Olive St) in single ownership. If existing centre and immediately adjacent sites are amalgamated the area would be about 11,300 m2


One strata allotment on the corner of Quarry and Watts Roads.




North Road is a heritage item. The Great North Road (an archaeological site) is located under North Road. This may have some impact on development which requires excavation near the boundary with North Road.


The public domain has recently been upgraded both within Council land and the shopping centre.

Street activity Very busy. There is a good variety of shops and convenient parking.


The centre is built in the side of a hill which falls away to the south-east. The service station is flat and the land further along Quarry Road is relatively flat. The area to the north of the centre is on the side of a hill which rises quickly to Watts Road.


Yes

Views available Good local views available from the higher parts fo the study area.


Very busy. Vibrant local shopping centre with a range of businesses including a small supermarket, butcher, pharmacy, deli, newsagent, post office, garage and service station. There are 2 vacant shops.

Potential to expand Excellent. There are few vacancies, good access and parking and vacant land in single ownership nearby.


relatively high traffic flow at low speed.



Bus only but several services are available


There are 19 angled parking spaces within the road reserve in front of the centre. There are additional spaces behind the centre and around the garage.


There are no pedestrian connections

EnvironmentAbsence of land with high biodiversity valuesAbsence of riparian corridor

None in study area.


Yes


Flood planning considerations may be required. The land to the south-east of the study area, including Santa Rosa Park, experiences overland flow/flooding.


None


There is reasonable access to parks or open space



Area linkages (Links with other things which would provide good reasons for the area to be expanded)Denistone East public school is about 550m away.

Santa Rosa Park is about 400m away.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sites potential Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity







Linkages

SUMMARYMidway is a vibrant local centre located in a low density residential area at the intersection of several busy through roads. It has a relatively large number of shops and services and has recently been enlarged. Midway has good connections with the wider road network and good access to public transport.

Small centre analysis sheet – 20-32 Pittwater Road

PITTWATER ROAD

Aerial photograph

GENERAL DESCRIPTION Location 20-32 Pittwater Road (corner of Harvard Street), Gladesville Character The study area is a small period 2 storey business strip

located in a quiet residential area. The area was approved for subdivision into 7 lots in 1928. The subdivision was for a small shopping strip. There appear to be apartments over some of the shops.


1300sqm



20-32 Pittwater Road Shops

20-32 Pittwater Road Shopfronts and Streetscape



Yes 20 Pittwater Road is in poor condition with extensive cracking in the façade. The other buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is not of high quality. They are period 2 storey utilitarian buildings.


No. The surrounding buildings are a mixture of residential flat building or 1 or 2 storey free standing houses. There is a mixture of building age, style, and size. The dwellings are generally well maintained. There is a large substation at 38 Pittwater Road.


No larger sites. (7 allotments in study area: 7 @ 150m2))

The sites are generally individually owned in both the study area and immediate vicinity. However, the four sites immediately adjacent to the study area (34 - 36 Pittwater Road & 5-7 Harvard Street) have the same owners. There maybe some potential to amalgamate these sites with the study area (Approximately 4000sqm).


The surrounding area is predominantly residential strata buildings


Yes there are 3-4 storey residential flats in the immediate vicinity



Public domain The existing public domain is not of a high quality and some improvement would make the area more attractive but scope is limited due to the narrow footpath, street awning and steep slope. There are existing seating and individual planter. There is potential for footpath upgrade

Street activity Quiet. The is a mixture of stores servicing the local community such as the general store and restaurants and speciality store that will generally only be visited for specific purposes. Shops such as the general store and restaurants will encourage street activity. However the other business are those which do not generate much street activity.


There is a steep slope down Pittwater Road to the north east. This would not preclude development.


Yes

Views available Not really. (Some limited district views from upper levels to the east)


Quiet. One store is vacant. Includes superette, laundromat, trophy, chemist and takeaway food

Potential for Specialist centre, One retail vacancy, no drawcards


expansion Little retail expansion potential



There is a bus service on Pittwater Road. Additional bus services are available on Victoria Road (400m)


There is no dedicated off street parking. On street parking is available in front of the shops. There is little opportunity to increase public parking


There is good pedestrian access to the site. The Gladesville town centre shops are located on Victoria Road (400m)


Yes


Yes


Yes


Yes

Community facilitiesProvision community facilities

There are several community facilities located nearby in the Gladesville CBD including Library (200m), community hall (200m), childcare (500m)

Quality of community facilities

There are good community facilities located nearby in the Gladesville town centre


The site does not have good access to open space


Poor

Area linkages (Links with other things which would provide good reasons for the area to be expanded)There is convenient access to Gladesville library (200m), Gladesville shopping centre (500m), numerous local services and facilities and Victoria Road bus services.


ASSESSMENT CRITERIA SUMMARY Poor Fair Good ExcellentBuilt context Buildings in centre need renewal Surrounding buildings need renewal Larger sites Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity







Area linkages


SUMMARYA small cluster of businesses situated on a busy through road in a medium density residential area. The centre has good connections with the wider road network and to public transport. The centre has access to the services and amenities of the Gladesville town centre.

Small centre analysis sheet - Putney

PUTNEY VILLAGE

.Aerial photograph

GENERAL DESCRIPTION Location Intersection of Morrison Road and Charles Street, Putney Character A small vibrant shopping centre located at the intersection of

2 main thoroughfares. There are several businesses located behind the street front strip of shops. These are accessed from driveways. Most of the activity occurs along the northern side of Morrison Road and along Charles Street to the north of its intersection with Morrison Road.

Area About 19,000m2

Number of dwellings 0



Putney Shops




The buildings are a variety of ages, styles and scale. Some are quite recent while others are much older. None are rundown or in poor condition. No buildings are higher than 2 storeys. Generally simple utilitarian buildings in a range of styles and ages.



Potential for larger redevelopment sites

Most properties are within individual ownership. There are some sites which could be amalgamated because they have the same owner. The areas of these amalgamated areas are about 1350m2 (supermarket) and 1575m2 (service station).


Three strata buildings within the centre: 76, 86 and 88 Charles St and one on the periphery: 98 Charles St.


No. Low density residential area in the immediate vicinity (1 and 2 storey) However, the proposed redevelopment of the RRCS site has some multi-storey buildings.



Public domain Recent public domain upgrade. Street activity Busy. There is a good variety of shops and convenient

parking.


The area is relatively flat. The exception is that Morrison Road rises to the west.


No slope instability

Views available Limited local views from upper levels.


Very busy. Vibrant local shopping centre with a range of businesses including a small supermarket, butcher, pharmacy, medical practice, newsagent, post office, cafes/takeaways and a service station. There are no vacant shops.

Potential to expand Excellent. There appear to be no vacancies. There are several employment opportunities nearby (school and hospital) which would provide a customer base for the centre, as well as that provided by local residents and passing traffic.

Access and parkingRoad network suitability

Collector road which provides a suitable combination of relatively high traffic flow at low speed


Fair. Bus only but several services are available


There are about 45 spaces in a combined Council and supermarket car park. In addition, several business


complexes have parking at the rear or side. Pedestrianconnections

Poor


Yes


Yes


Yes


Flood planning considerations may be required for redevelopment sites adjoining the centre.


None


There is some access to parks and open space



Area linkages (Links with other things which would provide reasons for the area to be expanded) A childcare centre is located adjacent to the Council car park at no. 79 Charles Street

Putney Public School is about 200m away.

Royal Rehabilitation Centre Sydney is located nearby. The planning for the new development of the Centre includes a small set of shops located near Morrison Road.

Parry Park is about 200m away.



Built context Buildings in centre need renewal Surrounding buildings need renewal Larger redevelopment sitesAbsence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity







Linkages


SUMMARYPutney is a vibrant local centre located on a busy through road. It has a relatively large number of shops and services and a range of community facilities such as Putney Public School and the Ryde Rehabilitation Centre Sydney. The centre has good connections with the wider road network and good access to public transport. The areas surrounding the shops is currently low density residential, however higher density development is proposed for the RRCS site.

Small centre analysis sheet – Quarry Road

Quarry Rd

Aerial photograph

GENERAL DESCRIPTION Location 128-130a Quarry Road (Corner of Dobson Crescent), North

RydeCharacter A small vibrant shopping centre located near the intersection

of 2 main thoroughfare dating from the 1950’s. The 4 strip shops are single storey. The centre has a variety of businesses including a vet, general store and pharmacy. One shop has a dwelling to the rear.





Quarry Road Shops

View looking east



No. The buildings are dated but they are not in poor condition. The architectural quality of buildings in the study area is poor. They are simple 1 storey utilitarian buildings.


No. The surrounding buildings are generally 1 or 2 storey free standing houses. There is a mixture of building age, style, and size. The dwellings are generally well maintained. There are a number of original weatherboard and fibro houses in the surrounding area.

Redevelopment sites & Amalgamation opportunities available

No large sites are available (sites range from 200 – 500 sqm)

There are no large sites or groups of sites in single ownership which could be amalgamated to form a larger site.


None in the study area. In the surrounding area 121-123 Quarry Road is a villa strata building.


No. It is a low density residential area (1 and 2 storey)


There are no heritage items in the study area or immediate vicinity.


The existing public domain is not of high quality and some improvement would make the area more attractive. There is a potential for footpath update, additional outdoor seating and street trees

Street activity Quiet. Little passing foot traffic as the types of business are those which do not generate much street activity or rely on passing trade. Visits to the centre are generally by car.


Flat along Quarry Road, the land falls away quickly to the south west.


Yes

Views available There are district views to the south west and city views to the east


Busy, existing businesses benefit from a convenient location which has passing traffic, ease of parking and low rents


Limited potential for expansion. The centre appears have little demand for more retail or commercial spaces.




Parking 7 front to kerb car spaces. There is staff parking at the rear of


opportunities the shops Pedestrianconnections



Yes


Yes


Yes


Yes


None


Yes there is a small park in the centre which is in good condition. There are several other parks within a 1km radius



Area linkages (Links with other things which would provide good reasons for the area to be expanded)None, the site is quiet isolated by its location and steep topography.










Area Linkages


SUMMARYQuarry Road is a small busy local centre with range of businesses. The centre is located on a busy road with good area linkages and public transport access. The centre benefits from passing traffic and most patrons arrive by car. The centre falls within the influence of the Lane Cove Road corridor.

Small centre analysis sheet – Sager Place

SAGER PLACE

Aerial photograph

GENERAL DESCRIPTION Location 1 – 8 Sager Place CharacterArea of existing centre

Small single storey local shopping strip located in a quite residential area. The area is a ‘peninsula’ of development surrounded by open space (parks). The area was approved for subdivision 1959 - 1960

Number of dwellings There are no dwellings in the study area.



Sager Place Shops








No. No.s 4 and 5 Sager Place are within a single ownership and could potentially be amalgamated but this would not result in a large development site. There are no groups of sites within the immediate vicinity which are in single ownership and therefore able to be amalgamated to form a potential development site.


One strata building in the study area. No strata buildings in the immediate vicinity of the study area.






The existing public domain is not of a high quality, although the enclosed children’s playground is useful for families visiting the centre and the grassed area are positive elements. The open space and car parking areas provide a good basis for opportunities for improvement.

Street activity Little. Busier after school and in the evenings.


Relatively flat along the ridge described by Moncreiff and Elliott Avenues. Falls away sharply from this ridge.


Yes

Views available Potential City and Harbour Bridge views from higher levels. District views to parkland located to the north and south of the study area.


Quiet. There are no vacant shops and parking is convenient and plentiful. There are a range of businesses including a pizza shop (opposite the playground), chemist and medical practice.

Potential to increase


centres. Rear lane access to shops from Dowd lane. Public transport accessibility

Bus stop at shops (goes to the City and Macquarie Uni) Mainly a peak hour service.


40 angled parking spaces around centre



Yes. Good biodiversity in surrounding reserves.

Absence of riparian land or riparian corridors

Yes


Yes, although properties to the north, south and west are affected


Yes


None


There is no access to parks and open space in the centre. Field of Mars Reserve (350m) and Portius Park (260m) and Brereton Park (500m) are nearby.


There is no access to walking or cycle tracks in the centre. Field of Mars Reserve (350m) and Portius Park (260m) have walking tracks.

Area linkages (Links with other things which would provide good reasons for the area to be expanded)West Ryde public school is about 600m away.

The area is surrounded by open space, including Lane Cove National Park (750m) and Field of Mars Reserve (350m) and Portius Park (260m) and Brereton Park (500m).



Built context Buildings in centre need renewal Surrounding buildings need renewal Potential for larger redevelopment sites Absence of strata buildings Surrounding area has higher buildings Absence of heritage items and conservation areas Public domain Street activity







Linkages

SUMMARYA small busy local centre with range of businesses and services which are supported by the local community.

Small centre analysis sheet - Tennyson Road

TENNYSON ROAD

Aerial photograph

GENERAL DESCRIPTION Location 80 Tennyson Road Character A 2 storey free-standing local convenience shop at the corner

of Morrison and Tennyson Roads.Area 560m2

Number of dwellings One. A residence is located above the shop.



Tennyson Road Shops

Streetscape



No. the building is dated but not in poor condition. The existing building does not have a high architectural quality.




The study area is in a single ownership (but is a small area).


There is a strata building in the immediate vicinity (no. 69 Tennyson Rd)..


No. Low density residential area in the immediate vicinity (1and 2 storey)


No heritage items in the study area or immediate vicinity. However, no 72 Tennyson Road is an old stone building which may satisfy criteria for local heritage listing.

Public domain quality and potential




Slopes steeply downhill to the east and west (along Morrison Road)Relatively flat along Tennyson Road.


Yes

Views available Some local views from upper storeys.


Very quiet. Only 1 shop. Relies mainly on passing cars and specific purpose visits.

Potential to expand Poor. The business area is very small. Putney and Gladesville are relatively close and have a good range of businesses.

Access and parkingRoad suitability Local road with low traffic flow. Adjacent to a collector road Public transport accessibility

Bus stops on opposite corners. (For buses which run along Morrison Road.). Low frequency


There is on-site parking behind the store. About 6 spaces.


None


Yes


Yes


Yes



Yes


None


There is no access to parks and open space in the centre. Peel Park is approximately 250m away


Morrison Road is nominated as a cycleway. There is a walking track in Peel Park

Area linkages (Links with other things which would provide reasons for the area to be expanded) There is a take-away shop nearby on an opposite corner (no. 72 Tennyson Road) however the linkage is weakened by it’s separated from the study area by a busy intersection and 2 semi-detached dwellings.

There are no other linkages.








Community facilities Number of community facilities


Linkages

SUMMARYA single shop on a busy through road in a low density residential area. There is access to public transport (buses along Morrison Road).

Small centre analysis sheet – Trafalgar Place

TRAFALGAR PLACE

Aerial photograph

GENERAL DESCRIPTION Location 1 & 1a Trafalgar Place Marsfield Character A 3 storey commercial building with a car park in front. It is

surrounded by residential apartment blocks and parks. The surrounding area is characterised by its large mature trees.


Approximately 4750sqm

LEP2008 zoning


Trafalgar Place Shops

Trafalgar Place looking out to car park



No. The buildings are not in poor condition. The architectural quality of buildings in the study area is poor


No. The surrounding buildings are generally 3-4 storey residential strata blocks.


The centre has a single owner. The existing car park is the only large site undeveloped.

The surrounding sites are generally been strated and are fully developed. There are no other large sites available and amalgamation would be difficult.


Residential strata buildings dominate the area


No the surrounding area has similar height to the study area. The bulk of upper storey of the study area stands out from the immediate vicinity



Public domain quality and potential

The existing public domain consists mainly of a public courtyard in the centre and is of a high quality. There is plentiful seating, tables and other street furniture. The courtyard is well landscaped and there is outdoor dining. Opportunities exist to improve public domain in the car park. The car park and central courtyard are privately owned

Street activity Quiet. In the courtyard the restaurants and café encourage outdoor dining and ‘street’ activity.


There is a gentle slope towards Waterloo Park to the east.


Yes

Views available There are potential local views over the parkland.


Very busy. 10 shops and 3 restaurants. Vibrant and no vacancies.


There appears to be demand for more retail and commercial space. Potential for expansion is good but limited to the existing site.

Access and parkingRoad suitability Local road with low traffic flow Public transport accessibility

Limited. There is a bus service located on Waterloo Road 200m away.

Parking There is a large private off street car park (60+ car spaces).


opportunities This is near capacity due to student parking Pedestrianconnections

Public pathway to Epping Road 200m to the signalised pedestrian crossing at the intersection of Wicks Rd and Epping Road. 465m to overhead pathway across Epping Road to Macquarie Park


Yes. Some biodiversity and good potential environmental links in surrounding parks.


Yes


Yes


The southern part of the study area experiences overland flow/flooding, as does the area to the west.


There is a small community hall and early childhood community nursing centre.


Yes, Waterloo Park adjoins the centre. There are several other parks within walking distance of the centre


There are dedicated cycle paths through the parks to Macquarie University

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Macquarie Park, a large employment area, is located nearby (1km).

Macquarie University is within walking distance.

There are a numerous parks offering passive and active recreation opportunities within walking distance of the centre. .Epping Boys High school is short drive away (1km)

The Macquarie shopping centre is 1.5km away.










Area Linkages


SUMMARYTrafalgar Place is a vibrant local centre located in medium density residential area. It has a relatively large number of shops and services and community facilities. The shops are centrally located and provide good amenity for the local community. The centre is located near a major employment area and is well serviced by park land and recreation opportunities.

Small centre analysis sheet - 819-823 Victoria Road

VICTORIA ROAD

Aerial photograph.

GENERAL DESCRIPTION Location 819 – 823 Victoria Road Character A group of businesses within one building complex. It is

located on the northern side of Victoria Road, on the corner with Shepherd Street.

Area 1,700m2



Victoria Road Shops

Streetscape on Victoria Road



No. The buildings are dated but not in poor condition. They are simple single storey utilitarian buildings.




The study area is in a single ownership (but is a small area). Allotments in the vicinity on the northern side of Victoria Rd are in individual ownership so there is little opportunity to amalgamate to form larger sites.


There are no strata buildings.




Addington, a heritage item is located in the immediate vicinity to the east along Victoria Rd..

Public domain Standard footpath. Street activity Little passing foot traffic. Victoria Road is very busy and noisy.


The land falls steeply down to the north along Shepherd Street.

Absence of slope instabilityViews available May be limited local views from upper levels.


Very quiet. Relies on specific purpose visits.

Potential to increase There appear to be no vacancies. The site is on a busy road and is surrounded by residential development. There may be some potential to expand the business activity along Victoria Road so long as vehicular access was possible from other street or lanes.

Access and parkingRoad suitability Located on arterial road. High levels of passing traffic at

relatively high speed Public transport accessibility

Buses available


Good availability of on-site parking. (About 14 spaces.)


Poor pedestrian connections


Yes



Yes


Yes


Yes


None


The centre no access to parks and open space



Area linkages (Links with other things which would provide reasons for the area to be expanded) The site is in close proximity to the town centre. Opportunity for the site will be further explored as part of the corridors strategy.










Linkages

SUMMARYA small group of businesses located on a quiet residential street which intersects with Victoria Road.


Small centre analysis sheet – Watts Road

WATTS ROAD

Aerial photograph

GENERAL DESCRIPTION Location 9-15 Watts Road, Denistone East. Character Small “shopping” strip with 3 businesses, located on a

relatively busy local through road. The buildings are single storey and have a row of angled parking in front. The buildings have not recently been updated and appear to be about 40 years old.

Number of dwellings There is a dwelling behind one of the shops. Area of existing centre

975m2 approx.




Watts Road Shops

Streetscape








There are 4 allotments of about 230m2 each. There is the possibility that 2 of the allotments could be amalgamated.


One strata allotment on the corner of Quarry and Watts Roads.




No heritage items or conservation areas in the study area or immediate vicinity.





Relatively flat along Watts Road but falls away quickly to the south-east down to Santa Rosa Park.


Yes

Views available Some. Limited local views down to Santa Rosa Park possible from higher levels.


Quiet. There are 3 business properties, one of which is vacant. The medical centre and pharmacy are still operating.

Potential to expand Poor. The centre the centre is in a residential area and is close to the larger Midway shopping centre.





8 spaces along front of shops. 90 degree parking.


85m to Watts Park

EnvironmentAbsence of land with high biodiversity

Yes



valuesAbsence of riparian corridor

Yes


Yes


Yes. Overland flow/flooding in the area to the north and east.


None


Watts Park is nearby


There is no access to walking and cycling tracks

Area linkages (Links with other things which would provide good reasons for the area to be expanded)Midway shopping village very close.

Denistone East public school is 700m away.

Santa Rosa Park is 430m down the hill but access is blocked by a row of residential allotments.











Linkages

SUMMARY

Potential for expansion is limited due to the residential character of the area and the proximity of the larger Midway shopping centre.

Appendix B

HEALTHY SPACES AND PLACES FACT

SHEET

analysis sheets - city of ryde · 2015-06-27 · small centre analysis sheet – agincourt road...

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