coffs harbour jetty foreshore precinct · coffs harbour jetty foreshore precinct concept plan 2020...
TRANSCRIPT
COFFS HARBOUR JETTY COFFS HARBOUR JETTY FORESHORE PRECINCT FORESHORE PRECINCT CONCEPT PLAN 2020 CONCEPT PLAN 2020 GAP ANALYSISGAP ANALYSISFor: Department of Planning, Industry and Environment
April 2020
Architecture Interior Design Landscape Architecture Urban Design Graphic Design
Architecture Interior Design Landscape Architecture Urban Design Graphic Design
Architecture Interior Design Landscape Architecture Urban Design Graphic Design
Architecture Interior Design Landscape Architecture Urban Design Graphic Design
Architecture Interior Design Landscape Architecture Urban Design Graphic Design
THE PROCESS SO FARTHE PROCESS SO FAR
The Coffs Harbour Jetty Precinct is a stunning foreshore characterised by an eclectic mix of history, culture, scenic beauty and recreation. The next phase of the project is an opportunity to celebrate the distinctive foreshore, improve the liveability and create a thriving mixed-use neighbourhood underpinned by community aspirations. The future concept plans will transform an existing piece of under utilised land at the Coffs Harbour Foreshore Precinct into a vibrant community and a memorable destination. The proposed development will aid in broader economic growth for the region by improving jobs, land value and tourism activities.
The design response will enhance the overall public infrastructure and recreational amenities of the precinct. This includes public open spaces, parks and visitor parking creating an improved pedestrian and vehicular experience along the foreshore.
A robust Concept Plan will be prepared by Group GSA taking into consideration the opportunities, challenges and community feedback for the site. The project is an opportunity to complete a concept planning process that brings together
the local community, stakeholders, and Council.
This report is an update of previous analysis, identifying new influences and changes to the site and its context to better understand the community aspirations going forward. It re visits some of the opportunities and constraints and takes a precinct approach to develop a strong design response for each of the areas along the foreshore.
ANALYSIS COMMUNITY CONSULTATION
PRELIMINARY CONCEPT PLAN
GAP ANALYSIS
CONCEPT PLAN
Next Steps
− Create innovative Concept Plans that will form the basis for future planning proposals
− Effective engagement with key stakeholders to receive feedback on the Concept Plan.
− Market Sounding on the Concept Plan to improve marketability and future opportunities of the site.
− Careful planning and delivery of additional car parking to meet the parking demands of the residents and visitors.
− Lodgement of the Planning Proposal to the Council.
− Upon rezoning approval, the land will be divested for development by the year 2023.
Pg 2 Coffs Harbour Jetty Foreshore Precinct | For: Department of Planning, Industry and Environment
KEY CONSULTATION FINDINGSKEY CONSULTATION FINDINGS
LEGENDSTUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACELEGENDSTUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACE
LEGENDSTUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACELEGENDSTUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACE
LEGENDSTUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACELEGEND
STUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACE
LEGENDSTUDY AREA
RAILWAY LINE
OPEN SPACE
BEACH
MARINA: TOURISM / RETAIL / COMMERCIAL / PARKING
MIXED USE: RETAIL / TOURISM USES ON THE GROUND FLOOR; MIX OF USES ABOVE
CULTURAL / TOURISM: POTENTIAL ABORIGINAL AND / OR MARITIME MUSEUM WITH PARKING
RETAINED VEGETATION
OPEN SPACE WITH A CULTURAL / TOURISM / SPORTS OVERLAY
RESIDENTIAL
TOWN CENTRE
SCHOOL
NATURE RESERVE
WATER SPORTS HUB
OPEN SPACE
A
B
C
D
E
F
G
MARINA DRIVE
HARBOUR DRIVE
JETTY
CA
MP
ERD
OW
N S
TREE
T
OR
LAN
DO
STR
EET
EDG
AR
STR
EET
COFFS HARBOUR STATION
Co
ffs
Cre
ek
MuttonbirdIsland Nature
Reserve
TTTT
Land Use
In 2018, an open stakeholder engagement process was conducted to understand the community values and viewpoints in relation meeting the project objectives;
− Activate the space and bring more people to the area
− Maintain and ensure connections between the city and the waterfront
− Build on current investment/activities
− Help grow new jobs for the region
− Create economically sustainable public domain and community assets
− Establish the Precinct as a destination for tourists and locals alike that the region can be proud of
− Put the community at the centre of the decision making process through broad, inclusive transparent consultation
MARINA DRIVE
HARBOUR DRIVE
JETTY
MARINA +WORKING HARBOUR
GALLOWS BEACH
CA
MP
ERD
OW
N S
TREE
T
OR
LAN
DO
STR
EET
EDG
AR
STR
EET
COFFS HARBOUR STATION
POTENTIAL LINK TOHOWARD STREET
(FOR FUTURE INVESTIGATION)
Co
ffs
Cre
ek
MuttonbirdIsland Nature
Reserve
Corambirra Point
JOR
DA
N
LAN
AD
EE
SP
TTTT
Preliminary Concept Plan
LEGENDSTUDY AREA
RESIDENTIAL
TOWN CENTRE
RAILWAY LINE
RETAINED VEGETATION
CULTURAL/ HERITAGE
ART LINK/ EXHIBIT
VIEW AXIS
BOARDWALK/ PROMENADE
VIEWING PLATFORM
POTENTIAL DEVELOPMENT ZONE/ PARKING
OPEN SPACE/ RECREATION/ LANDSCAPE/ PARK
POTENTIAL CULTURAL/ HERITAGE FACILITY
SPECIAL ACTIVITIES (CULTURAL/ SPORTS)
LAND SIDE BOAT MAINTENANCE AREA (FUTURE INVESTIGATION AREA)
MARINE ACTIVITIES
BEACH LINKS
BOULEVARD
ACTIVE EDGES
ARRIVAL GATEWAY
LEGENDSTUDY AREA
RAILWAY LINE
UP TO 1 STOREY + MEZZANINE
UP TO 2 STOREYS
UP TO 3 STOREYS
UP TO 4 STOREYS
UP TO 5 STOREYS
3
2
33
3
3
1+ M
3
4
2
5
JOR
DA
N
ESPL
AN
AD
E
MARINA DRIVE
HARBOUR DRIVE
JETTY
MARINA +WORKING HARBOUR
GALLOWS BEACH
CA
MP
ERD
OW
N S
TREE
T
OR
LAN
DO
STR
EET
EDG
AR
STR
EET
COFFS HARBOUR STATION
Co
ffs
Cre
ek
MuttonbirdIsland Nature
Reserve
Corambirra Point
TTTT
Indicative Height
The Jetty Foreshore is located in an evolving regional context. Significant future development and infrastructure is located close to the precinct, and will have an impact on the growth and population of the area. The design response will leverage the regional changes and economic development occuring in the area. This includes new highways and infrastructure, parklands and public domain and significant new developments occuring in the Coffs Harbour Town Centre.
LEGENDSTUDY AREA
CREEK
RAILWAY
MOTORWAY
PROPOSED COFFS HARBOUR BYPASS
ARTERIAL ROAD
COLLECTOR ROAD
TOWN CENTRE LOCATION
AIRPORT BOUNDARY
0m 20 50 100 200m
Scale 1:5,000 @ A3
LEGENDSITE
Parramatta River
BEACONSFIELD STREET
PADDINGTON
Centennial Park
TEXT STYLE: PLACES / ROADS
ANNOTATIONS
201
PACIFI
C HIG
HWAY
CO
FFS
HA
RBO
UR
BYP
ASS
PAC
IFIC
HIG
HWAY
HOG
BIN D
RIVE
HARBOUR DR
CORAMBA ROAD
Co
ffs Creek
SOUTHERN CROSSUNIVERSITY
COFFS HARBOURCAMPUS
COFFS HARBOUR AIRPORT
COFFS HARBOUR STATION
TO WOOLGOOLGA
TO KEMPSEY
COFFS HARBOUR TOWN CENTRE
SITE
Racecourse
ShowgroundStephen Park
YorkStreet Oval
Coffs CoastRegional Park
Coffs HarbourGolf Club
Coffs CoastSport & Leisure
Park
Englands Park
BotanicGardens
Beacon Hill Lookout
TT
REGIONAL AND STRATEGIC CONTEXTREGIONAL AND STRATEGIC CONTEXT
Pg 4 Coffs Harbour Jetty Foreshore Precinct | For: Department of Planning, Industry and Environment
OPPORTUNITIES AND CHALLENGESOPPORTUNITIES AND CHALLENGES
TT
JOR
DA
N E
SPLA
NA
DE
HARBOUR DRIVE
JETTY
INTERNATIONAL MARINA
GALLOWS BEACH
CA
MP
ERD
OW
N S
TREE
T
OR
LAN
DO
STREET
EDG
AR
STREET
COFFS HARBOUR STATION
Co
ffs
Cre
ek
MuttonbirdIsland Nature
Reserve
TT
MARINA DR
HO
OD
STREET
EDIN
BURG
H STREET
MO
ORE STREET
VICTORIA ST
LEGENDSTUDY AREA
OPEN SPACE
WATER
LOTS
BUILT FORM
RAILWAY LINE
TOWN CENTRE
START OF KEY AREA (CHJP MASTER PLAN)
HARBOUR DRIVE (CHJP MASTER PLAN)
POTENTIAL ACTIVATION (CHJP MASTER PLAN)
ARRIVAL EXPERIENCE
IMPROVED CONNECTION TO THE BEACH
REDEVELOPMENT POTENTIAL
UPGRADE JORDAN ESPLANADE
IMPROVED CONNECTION TO THE TOWN CENTRE & THE WATER
ABORIGINAL AND CULTURAL SIGNIFICANCE (CHCC)
VIEWS
LEGENDSTUDY AREA
OPEN SPACE
WATER
LOTS
BUILT FORM
RAILWAY LINE
TOWN CENTRE
START OF KEY AREA (CHJP MASTER PLAN)
HARBOUR DRIVE (CHJP MASTER PLAN)
POTENTIAL ACTIVATION (CHJP MASTER PLAN)
ARRIVAL EXPERIENCE
IMPROVED CONNECTION TO THE BEACH
REDEVELOPMENT POTENTIAL
UPGRADE JORDAN ESPLANADE
IMPROVED CONNECTION TO THE TOWN CENTRE & THE WATER
ABORIGINAL AND CULTURAL SIGNIFICANCE (CHCC)
VIEWS
LEGENDSTUDY AREA
OPEN SPACE
WATER
LOTS
BUILT FORM
RAILWAY LINE
TOWN CENTRE
START OF KEY AREA (CHJP MASTER PLAN)
HARBOUR DRIVE (CHJP MASTER PLAN)
POTENTIAL ACTIVATION (CHJP MASTER PLAN)
ARRIVAL EXPERIENCE
IMPROVED CONNECTION TO THE BEACH
REDEVELOPMENT POTENTIAL
UPGRADE JORDAN ESPLANADE
IMPROVED CONNECTION TO THE TOWN CENTRE & THE WATER
VIEWS
0m 20 50 100 200m
Scale 1:7,500 @ A3
LEGENDSTUDY AREA
OPEN SPACE
WATER
BUILT FORM
RAILWAY BARRIER
STEEP TOPOGRAPHY
LACK OF VISIBILITY
POOR CONNECTION TO BEACH
LACK OF PEDESTRIAN/CYCLIST AMENITY
RECENT PUBLIC DOMAIN UPGRADE
DUNE VEGETATION
SCATTERED PARKING
BUSY INTERSECTION
HERITAGE LISTED (CHLEP 2013)
ABORIGINAL SIGNIFICANCE (CHCC)
POTENTIAL CONTAMINATION OF ARTC LANDS
OCEAN VIEWS
P
LEGENDSTUDY AREA
OPEN SPACE
WATER
BUILT FORM
RAILWAY BARRIER
STEEP TOPOGRAPHY
LACK OF VISIBILITY
POOR CONNECTION TO BEACH
LACK OF PEDESTRIAN/CYCLIST AMENITY
RECENT PUBLIC DOMAIN UPGRADE
DUNE VEGETATION
SCATTERED PARKING
BUSY INTERSECTION
HERITAGE LISTED (CHLEP 2013)
ABORIGINAL SIGNIFICANCE (CHCC)
POTENTIAL CONTAMINATION OF ARTC LANDS
OCEAN VIEWS
P
LEGENDSTUDY AREA
OPEN SPACE
WATER
BUILT FORM
RAILWAY BARRIER
STEEP TOPOGRAPHY
LACK OF VISIBILITY
POOR CONNECTION TO BEACH
LACK OF PEDESTRIAN/CYCLIST AMENITY
RECENT PUBLIC DOMAIN UPGRADE
DUNE VEGETATION
SCATTERED PARKING
BUSY INTERSECTION
HERITAGE LISTED (CHLEP 2013)
ABORIGINAL SIGNIFICANCE (CHCC)
POTENTIAL CONTAMINATION OF ARTC LANDS
OCEAN VIEWS
P
LEGENDSTUDY AREA
OPEN SPACE
WATER
BUILT FORM
RAILWAY BARRIER
STEEP TOPOGRAPHY
LACK OF VISIBILITY
POOR CONNECTION TO BEACH
LACK OF PEDESTRIAN/CYCLIST AMENITY
RECENT PUBLIC DOMAIN UPGRADE
DUNE VEGETATION
SCATTERED PARKING
BUSY INTERSECTION
HERITAGE LISTED (CHLEP 2013)
POTENTIAL CONTAMINATION OF ARTC LANDS
OCEAN VIEWS
P
TT
PP
P
PP
P
P
P
P
P
JOR
DA
N E
SPLA
NA
DE
HARBOUR DRIVE
JETTY
INTERNATIONAL MARINA
GALLOWS BEACH
CA
MP
ERD
OW
N S
TREE
T
OR
LAN
DO
STREET
EDG
AR
STREET
COFFS HARBOUR STATION
Co
ffs
Cre
ek
MuttonbirdIsland Nature
Reserve
TT
MARINA DR
HO
OD
STREET
EDIN
BURG
H STREET
MO
ORE STREET
VICTORIA ST
Opportunities Challenges
Marina Precinct Jordan Esplanade Deep Sea Fishing + Corambirra PtNorth of Marina Drive
Opportunities − Tranform the esplanade into an active and vibrant foreshore that connects to the park, and introduce land uses that complement the existing village centre to promote local economic vitality.
− Create an attractive and inviting arrival experience at the Marina Drive / Harbour Drive intersection that ties into the existing village centre.
− Improve connections between the community and special features within the Jetty Foreshore Precinct such as the Jetty.
− Leverage current and future investments in infrastructure upgrades by integrating these into Esplanade concept plan
− Sensitively locate parking so that it does not decrease opportunities for activation and access to the waterfront
Constraints − The steep level change between the Jordan Esplanade and Camperdown Street
− Vegetation on the dunes edging the beach reduces the natural surveillance of the beach.
− The intersection of Harbour Drive, Orlando Street and Marina Drive prioritises vehicles over pedestrian / bicycle movements resulting in a poor arrival experience.
− The severance of the existing community from the Jetty Foreshore Precinct by the railway line.
Opportunities − Sensitively locate future development to utilise the topography
− Maximise opportunities to view and experience the water
− Consider community uses and programs for Corambirra Point
− Introduce land uses that complement the existing village centre to promote local economic vitality.
Constraints − Areas of heritage and indigenous cultural significance requires careful planning and design consideration.
− The southern boat ramp is required to have a car park of sufficient size to service it. Conflicts between boating activities and pedestrian / passing vehicular traffic need to be minimised.
− Potential risk of land contamination on ARTC lands given their past industrial use.
Opportunities − Create an attractive and inviting destination for the future Marina Precinct
− Consider strategic locations for ground level activation to promote permeability within the precinct, including outdoor dining activities
− Where possible, provide visual connections from the Precinct and the breakwall to the Jetty and Corambirra Point escarpment
− Consider the unique mix of uses in a working marina and fishing co-op and their role in the future of Coffs Harbour.
Constraints − The working harbour function in the Area ‘A’ Marina Precinct has specific servicing and functional requirements that will need to be integrated
− The introduction of new commercial activities (where these overlap with the working harbour) will be restricted to those that are compatible with the operation of the working harbour.
− Appropriate built form needs to be balanced with outdoor amenity appropritate to the site
Opportunities − Create an attractive and inviting arrival experience at the Marina Drive / Harbour Drive intersection that ties into the existing village centre.
− Coordinate future main street revitalisation works by Council to enhance the experience of connecting the town to the foreshore
− Consider activation opportunities along the waterfront and Marina Drive
Constraints − The intersection of Harbour Drive, Orlando Street and Marina Drive prioritises vehicles over pedestrian / bicycle movements resulting in a poor arrival experience.
− The existing intersection arrangement also minimises the arrival experience for those arriving by car.
− New Council carpark design requires integration into the long term plan for the area
− Areas of heritage and indigenous cultural significance requires careful planning and design consideration.
− Potential risk of land contamination on ARTC lands given their past industrial use.
OPPORTUNITIES AND CHALLENGES BY PRECINCTOPPORTUNITIES AND CHALLENGES BY PRECINCT
Pg 6 Coffs Harbour Jetty Foreshore Precinct | For: Department of Planning, Industry and Environment
SydneyLevel 7, 80 William Street East Sydney NSW 2011 Australia T +612 9361 4144 E [email protected]
MelbourneLevel 1, 104 Exhibition StreetMelbourne VIC 3000Australia T +613 9416 5088 E [email protected]
www.groupgsa.comARN 3990
BrisbaneLevel 14, 100 Edward StreetBrisbane QLD 4000AustraliaT +617 3210 2592E [email protected]
Gold CoastSuite 30201 Southport Central Tower 3,Level 2, 9 Lawson StSouthport QLD 4215Australia T +617 3036 4200 E [email protected]
BeijingF2-S01-R09, Soho 3Q Guanghualu SOHO2 N.9 Guanghualu, Chaoyang District, Beijing PR China T +86 (0)10 5327 4697 E [email protected]
ShanghaiRoom 407, No. 71, Xi Suzhou Road Jingan District Shanghai 200041 PR China T +86 (0)21 5213 6309 E [email protected]
Ho Chi Minh City19th Floor – Havana Tower, 132 Ham Nghi,Ben Thanh Ward, District 1, Ho Chi Minh CityVietnamT +84 8 3827 5385 E [email protected]
PerthLevel 1, 285 Vincent StreetLeederville WA, 6007Australia T +618 9228 9985