BatemansBayStreetscapeProject
ConceptPlanDesignReport
preparedfor
EurobodallaShireCouncilby
Ayling&DruryandLocaleConsulting
March2016
ayling drury landscape architecture
localé
consulting
BatemansBayStreetscapeProjectConceptPlanDesignReport
CoverimagesbyauthorLocaleConsultingPtyLtdABN:73140973735SouthCoastOffice:ShoalhavenNorthCoastOffice:WoolgoolgaPostal:POBox53,WoolgoolgaNSW2456t:0419700401e:[email protected]:localeconsulting.com.au
DocumentControlJobNumber:2015/273JobName:BatemansBayStreetscapeProjectClient:EurobodallaShireCouncilJobContact:RussellBurke-SeniorProjectEngineerDocumentName:ConceptPlanDesignReport
Version Date Author Reviewed
Draft 07.03.16 SteveThompson StuartDrury
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BatemansBayStreetscapeProjectConceptPlanDesignReport
Contents
1. BackgroundandExistingSiteContext 1
1.1 Introduction 1
1.2 ProjectBackground 1
1.3 ExistingSiteContext 2
2. DesignProcess 6
2.1 InitialConsultationOutcomes 6
3. ConceptPlanProposal 7
3.1 OverarchingDesignPrinciplesandRequirements 7
3.2 ConceptPlanPrecincts 7
P a g e |1 BatemansBayStreetscapeProjectConceptPlanDesignReport
1. BackgroundandExistingSiteContext
1.1 Introduction
Ayling&DrurywascommissionedbyEurobodallaShireCounciltodevelopadesignfortheBatemansBayStreetscapeProject.ThisDesignReportprovidesbackgroundinformationrelatingtothesite,theprocessundertakenindevelopingtheConceptPlanthatguidesthedetaileddesign,andanoutlineofthePlanitself.Thereportissetoutinthefollowingchapters:
1.0Backgroundandexistingsitecontext(thissection)
2.0Designprocess
3.0ConceptPlan
ThisDesignReportsupports,andshouldbereadinconjunctionwith,thestreetscape“ConceptPlan”whichcanbefoundatAppendixAofthisdocument.
1.2 ProjectBackground
TheprojectisbeingundertakenbyEurobodallaShireCouncil(Council)andwillinvolveupgradingpavement,landscaping,streetfurniture,roadsurfacingandservicemains.Theprojectbudgetof$1.25MisfundedfromtheSpecialRateVariationapprovedbyCouncilwithworksproposedtocommencein2016.Theprojectaimstoreinforceanestablishedstreetscapecharacterandtoimprovevitality,legibility,andamenityforbusinessactivitiesandtouristvisitation.Workswillincludethere-useofexistingpaversandthereplacementofexistingtrees.
1.2.1 LandscapeDesignServices
AspartoftheBatemansBayStreetscapeProject,CouncilhasengagedAyling&DruryLandscapeArchitecturetoprovidelandscapearchitecturalservices.Thedesigncomponentoftheworkswillseektointegratetheroadandcivilengineeringworkswiththesoftlandscapeandpedestrianrequirementsofthearea.Atthisstageconsiderationisbeinggiventoawiderangeofpossibleinclusionsintheproject,suchaspublicart,restareas,streetfurniture,pedestrianpathways,aswellaslandscapeplantingandotherbeautificationworks.
1.2.2 PurposeoftheReport
LocaleConsultingisassistingAyling&Drurytoundertaketheconsultationanddesignreportingprocessesassociatedwiththelandscapedesignservices.ThedesigndevelopmentprocessisbeingundertakeninastagedandconsultativewaytoensurealevelofconsistencyisreachedbetweenthepracticalandfinancialneedsofCouncilandthedesiredoutcomesofthecommunityandvisitorsthatusethearea.Broadlyspeaking,afivestageprocessisbeingundertaken,withStage1:InitialConsultationandSiteInvestigationandStage2:ConceptPlanPreparationhavingbeenundertakenthroughDecember2015toFebruary2016.WearenowuptotheStage3:ConceptPlanConsultationandthisreportprovidesbackgroundtothepreviousdesignstage.ThebroadprojectstagesaredescribedinFigure1.
P a g e |2 BatemansBayStreetscapeProjectConceptPlanDesignReport
Figure1:BroadProjectStages
ThisreportprovidesanoverviewoftheConceptPlan,howitfitswithintheconsultationprocesstodateandhowitsrespondstotheconstraintsandopportunitiesofthesite.ThereportshouldbereadinconjunctionwiththeConceptPlan,whichoutlinestheproposedlandscaperesponsetotheprojectforthepurposesofpublicexhibitionandcomment.
1.3 ExistingSiteContext
TheBatemansBayStreetscapeProjectisanewprojectplannedfortheCentralBusinessDistricttoupgradeandrevitalisethetowncentre.TheprojectwillinvolveworksonthesouthsideofNorthStreet(betweenPerryStreetandOrientStreet),andbothsidesofOrientStreet(betweenNorthStreetandBeachRoad)asindicatedintheplanatFigure2.
Stage1:InidalConsultadonandSiteInvesdgadon
Stage2:ConceptPlanPreparadon
Stage3:ConceptPlan
Consultadon
Stage4:DestailedDesignPlanPreparadon
Stage5:Implementadon
ofdetaileddesignplans
CurrentStage
P a g e |3 BatemansBayStreetscapeProjectConceptPlanDesignReport
Figure2:BatemansBayStreetscapeProject-SitePlan
Theareaisdescribedasbeingflatintopography,withviews/glimpsesoftheClydeRivertothenorthandeast.Theareaislargelybasedaroundretailpremiseswithhighstreetexposure,withagreaterconcentrationaroundNorthStreetandthenorthernendofOrientStreet.ThesouthernendofOrientStreethaslargerlandparcels,withtouristaccommodationandtheBatemansBayCourtHouseandPoliceStationonthewesternsideofthesouthernendofthestreet,generallybeinglessorientatedtothestreet(andthereforehavinglowerstreetexposure).
ThereislittledirectconnectionbetweentheprojectareaandtheClydeRiver,thoughsomeeast-westorientatedthoroughfaresexistbetweentheforeshoreboardwalkandthestreet.Whilstabetterconnectionwouldbeappreciatedbymany,thissituationdoeshoweverprotectthestreetfromgustywindsandseaspray.OrientStreetwithintheprojectareaisaone-waystreet,fromnorthtowardssouth,whilstNorthStreetisatwowaystreet.
VegetationispredominantlylocatedonOrientStreet,particularlyaroundthe“BayCentre”plazaareathatprovidesapedestrianlinkagebetweenOrientStreetandthe“VillageCentre”shoppingcentrecomplex.Otherstreettreesarelimitedinnumber,sizeandhealth,whilstgardenbedsandunderstoreyplantingisverylimitedwithsmallgardenbedsinthe“BayCentre”plazaarea.
SiteanalysisplansfortheprojectarepresentedinFigure3,includingpedestriancirculationroutes,
destinationsandgatewaylocations,andFigure4,includingbuildingtypologyandstreettrees.PhotographsofthesitearealsoprovidedinFigure5,whichcorrelatetoperspectivesprovidedthroughthenextsectionofthedocument.
P a g e |4 BatemansBayStreetscapeProjectConceptPlanDesignReport
Figure3:SiteAnalysis-Existingstructureprojectareaandsurrounds
Figure4:SiteAnalysis-Existingvegetationandbuiltelements
P a g e |5 BatemansBayStreetscapeProjectConceptPlanDesignReport
ViewtoeastalongNorthStreet NorthandOrientStreetintersection-viewtonorth-east
ExistingpedestriancrossingonOrientStreet ViewtowestacrossOrientStreettopedestrianplaza
ViewnorthalongOrientStreet ViewtosouthatendofOrienttoBeachStreetIntersection
Figure5:ProjectAreaPhotographs
P a g e |6 BatemansBayStreetscapeProjectConceptPlanDesignReport
2. DesignProcess
AsidentifiedinSection1.2.2,thedesigndevelopmentprocessisbeingundertakeninastagedandconsultativewaytoensurealevelofconsistencyisreachedbetweenthepracticalandfinancialneedsofCouncilandthedesiredoutcomesofthecommunityandvisitorswhousethearea.Thissectionprovidesareviewofthepreviousconsultationoutcomesandconceptdesignprocess.
2.1 InitialConsultationOutcomes
InitialconsultationfortheBatemansBayStreetscapeProjectwasundertakenbetween4and17December2015.Thefollowingactivitieswereundertakenduringthistime:
o ProjectinductionandsitemeetingwithCouncilon4December2015
o Streetsidemeetings/displaysonSaturday5December2015-10:00to12:00pmandMonday7DecemberNovember2015-10:00to12:00midday/4:00to6:00pm(allconductedoutsideBakehousePatisserieintheprojectarea);
o Doortodoormeetingswithbusinessownersviadrop-indiscussionsonMonday7December2015.
Theconsultationactivitieswerepromotedthroughanumberofchannelsincluding:
o Mediareleaseadvertisingthestreetmeetingtimesandprojectmoregenerally;
o RadiointerviewwithmayorontheBatemansBayStreetscapeProjectmentioningstreetmeetingdatesandtimes;
o RadioadvertisingoftheBatemansBayStreetscapeProjectstreetmeetingdatesandtimes;
o ProjectpageonCouncilwebsitewithstreetmeetingdatesandtimes;and
o RadioadvertisingofBatemansBayStreetscapeProjectsurveyclosingdateofThursday17December.
Inaddition,projectsurveysweredevelopedanddeliveredtolocalbusinessesintheprojectarea,andthebroaderCBDaswellasforthegeneralpublic,whichweremadeavailableinkeylocationsandonCouncil’swebsite.Theprojectsurveywasalsousedasabasisforfacetofaceconsultationsatthestreetsidemeetingsandtoassistinobtaininginitialfeedbackanddirectionfortheproject.
Intotalaround190surveyswerecompleted,includingmorethan60businessorientatedsurveyswhichhadadditionalquestionsspecificallyrelatedtobusinessoperationsandassociatedissuesrelatingtothestreet.
TheconsultationprocessandsubsequentresponseswererecordedintheInitialConsultationReportpreparedbyLocaleConsultingandAyling&Drury.ThisReportidentifiedatotalof12recommendationstobeconsideredinpreparingtheConceptPlanandongoingprojectdelivery.TheserecommendationsarereplicatedinAppendixB.Basedonthesedirections,furtheradvicefromCouncilrelatingtotheongoingcivildesignrequirements,discussionswiththeprojectsunsetcommittee,additionalresearchandfieldinvestigations,theprojectConceptPlanhasbeenpreparedasoutlinedinSection3ofthisreport.
P a g e |7 BatemansBayStreetscapeProjectConceptPlanDesignReport
3. ConceptPlanProposal
3.1 OverarchingDesignPrinciplesandRequirements
AnumberofoverarchingprinciplesandrequirementsguidetheConceptPlandesign,acopyofwhichiscontainedatAppendixA.Theseprinciplesareprimarilybasedonaddressingtheoutcomesoftheinitialcommunityconsultation,Councilrequirementsandon-siteobservations.Theseinclude:
o ReinforcingtheestablishedClydeStreetcharacter,andimprovevitality,legibility,andamenityforbusinessactivitiesandtouristvisitation;
o Re-useofexistingpaversandthereplacementofexistingtrees(Alnusjourellensis-EvergreenAlder).
o Providingalogical,safe,comfortable,attractiveandaccessiblelinkstokeytowncentredestinations;
o Establishingthevegetationcharacterandstreettreeamenityasakeysiteaesthetic;
o Establishinglegibleandsafevehiclecirculationandensuringparkingneedsaremet;and
o IntroducinginterpretiveartelementswithastrongconnectiontoBatemansBays’historyandcommunity.
3.2 ConceptPlanPrecincts
Forthepurposesofdiscussingthedesignintent,fiveprecinctshavebeenidentifiedwithintheConceptPlan.ThelocationoftheseprecinctsisdescribedinFigure6,withageneraldescriptionoftheprecinctareaandthekeydesigndirectionsforeachprecinctdescribedthereafter.
Figure6:Projectprecincts
P a g e |8 BatemansBayStreetscapeProjectConceptPlanDesignReport
Precinct1:NorthStreet
Precinct1extendsalongthesouthernsideofNorthStreetbetweenPerryStreetandtheClydeStreet/OrientStreetintersection.
Theexistingconcretepavementpavementwouldbereplacedwithbrickandgranitepaverstomatchinwiththerestofthestreetscape,withasectionofgranitepavingattheNorthStreet/PerryStreetintersectiontohighlightthestreetcorner.Asmallalfrescoandseatingareawithfeaturepavementandlandscapingwouldsignifyentrytothecorepedestrianarea,includingtheprovisionofamediumsizedshadetreeapproximatelymid-block.ThiswouldtransitiontheturninglanefromNorthtoPerryStreettothewest,totheparallelparkingareatotheeast.Itwouldalsoprovidearelativelysmallexternalnorthfacingdiningareaforadjoiningcafé/s.Potentialwouldalsoexistforaninterpretivemarkeratwesternendofprecincttoacknowledgeentrytothetowncore.Thefollowingperspectiveprovidesanindicationofthefutureviewtothe
EasternviewalongNorthStreet
P a g e |9 BatemansBayStreetscapeProjectConceptPlanDesignReport
Precinct2:NorthStreet/ClydeStreet/OrientStreetintersection
Precinct2istheconfluenceofthetwowayNorthandClydeStreet,andthecommencementoftheone-wayOrientStreet.
Thereductionofthetravellinglanesfromtwotooneprovidetheopportunityforavisualcuefordriversthattheyareenteringamorecompactandpedestrianfriendlyarea-encouragingthemtoslowdownandtraversethemainpartofthestreetataslowerspeed.Thecornerofthestreetprovidesanopportunityforprominentvegetation,shadetreesandarestingpointasshowninthesectionofthecornerbelow.
ViewthroughcornerofNorthandOrientStreetatnorthernendorprojectarea
ArakedconcretewallwouldtieinwiththewaterfrontparkonClydeStreet,combinedwithlongtimberbenchesandinterpretativemarkers,againreflectingthehistoricalindustriesoftheareaandcontinuingaconsistentthemefromtheClydeStreetworks.
AnewatgradeunmarkedpedestriancrossingwouldlinkNorthStreetwiththeeasternsideofOrientStreet.Withthereducedwidthofthepavementarea,thiswouldprovideasafercrossingpoint,withjustonelaneofmovingtrafficandaclearindicationfordriversthattheyareenteringanewpedestrianfriendlyzone.
P a g e |10 BatemansBayStreetscapeProjectConceptPlanDesignReport
EasternviewatNorthSt&OrientStIntersection
Precincts3&5:NorthernendofOrientStreet/PlazaArea
Precincts3&5isconcentratedonthenorthernendofOrientstreet,anareawithagreaterlevelofactivestreetfrontusesandgreaterlevelpedestrianactivity,aswellastheplazaarealeadingbetweenOrientStreetandPerryStreetparking/shoppingcentre.
ThissectionofOrientStreetwouldcontainmorepedestrianfriendlyelements,reflectingthecurrenthighlevelofactivestreetfrontbusinesses,andencourageon-streetdiningandrestlocations.ContinuingonfromtheNorthStreetintersection(Precinct2),areasoflowlevelvegetation(gardenbeds)andcanopytreeswouldbedevelopedasbreaksintheon-streetangledparkingaswellaswithinzonesleadingtotheanewraisedpedestriancrossing(wherenocarparkingispermittedwithin10m).
Pavementwouldconsistentofupgradedbrickandgranitepaving,whilstparkingwouldbeslightlyreconfiguredtoincreasethenumberofparkingbays.Ontheeasternside,theloadingzonewould
P a g e |11 BatemansBayStreetscapeProjectConceptPlanDesignReport
berelocatedtobesharedwiththebuszonetothenorthonClydeStreet,enablinganewalfrescoandpublicseatingstripwiththatcanencouragestreetsidediningandamorepedestrianisedatmosphere.Landscaping,shadetreesandfurniturewouldbeinstalledinthisarea,enablinggrowthinstreetsideuses.OpportunityalsoexiststoinvigoratethelanewaybetweenOrientStreetandClydeRiver(asafuturestagesubjecttofunding)
Thewesternsidewouldaccommodateanewinformationpop-upstylestructure,tobeusedforcouncilandcommunitypurposessuchastouristinformation.ThiswouldjoinwiththeexistingPlazaareathat,subjecttofuturefundingavailability,couldbereconfiguredandupgradedtomatchinwiththeproposedstreetscape.Theupgradeoftheareasenvisageslong'stacked'timberseatinginterpretinglocaltimberindustrywithopportunitytoextendtimberseatingthroughtoPerryStreettoreinforcethiskeypedestrianthoroughfare.Sometreesinthecentreoftheplazacouldbereplacedwithanopenshelterstructureandfurniturematchingforeshorepark,providingpermanentweatherprotection,orotherwiseretainingtreesasaconsistentshadefeature.
Asectionthroughtheplaza,includingthepop-upstructure,streetcrossingareaandeasternpedestrianzoneisprovidedbelow.
Viewthroughplaza,pop-upstructureandpedestriancrossing
ViewnorthatnewOrientStalfrescoarea WesternviewatcentralOrientStcrossing
P a g e |12 BatemansBayStreetscapeProjectConceptPlanDesignReport
Precincts4:SouthernendofOrientStreet
Precinct4includesthesouthernendofOrientStreet,throughtotheBeachRoadintersection,andhasanumberoflargersiteswhichhavemorelimitedactivestreetfrontages.
Thestreetscapeinthisareabecomeslessaboutstreetfurnitureandon-streetalfrescoactivity,andinsteadprovidesabalancebetweencarparking,streettreesandlowlevellandscaping.Drivewayaccessandviewstosignagearealsomoreimportant.Pathwaysonthesouth-westernsideoftheprecinctwouldbereducedtoincludeadditionalstripoflowlevelplantingandstreetfurnituretohighlightpedestrianentryintothecoreoftheCBD.Similarlytotemstylepoleswouldbeusedtolinkinwiththerestoftheareatosignifythesouthernentrytothisprecinct.
ViewthroughsouthernendofOrientStreet
Carparking,ServicingandStreetTrees
Communityconsultationhighlightedanoverwhelmingdesireforanincreaseinthelevelofcarparking,aswellasanincreaseinthenumberofstreettreesandgenerallandscaping.TheoveralllevelofbothhavebeenaddressedbytheConceptPlan.
Intermsofparking,thereare53spacesexistingwithintheprojectarea,comprisingof9NorthStand44OrientStcarparks.Therearealso16motorcycleparksandnodisabledparksarecurrentlyprovided.Theproposedconceptplanidentifiesatotalof57spaces(7NorthStand50OrientSt)includingtwodisabledspaces.AsecondoptionhasbeendevelopedincludingtheremovalofthreetreestobereplacedwiththreeadditioncarparksonOrientStreet.Eightmotorcyclespacesandfivebicycleracksarealsorecommended.AloadingzoneatthenorthernendofthestreetisrecommendedtobecombinedwiththeadjoiningbusstopinClydeStreetwhichpredominantlyhasspacetoaccommodatesuchuses.
Intermsofstreettreesandotherlandscaping,thereareanumberofareasarethataresuggestedtobetransformedintogardenbedstyleareaswithstreettreesabove.Thesewouldbeaimedatreducingtheamountofpavingandincreasethelevelofshade.Atthecurrenttime,atotalof16
P a g e |13 BatemansBayStreetscapeProjectConceptPlanDesignReport
Alnusjourellensis(EvergreenAlder)treesarepresentintheprojectarea,twoofwhicharedead.Theseareproposedtobereplacedbyatotalof25streettrees(or22inthesecondoption),suggestedtobeaselectionofCoastBanksia(Banksiaintergrifolia),WaterGum(Tristaniopsislaurina)andTucheroo(Cupaniosisanacardiodies)trees.Understoreyplantsaresuggestedaspredominantlynativecoastalvarietiesthatwillbesuitedtothevariableweatherconditionsofthearea.Examplesofthese,aswellastheproposedstreettreevarieties,areprovidedbelow.
Suggestedunderstorey(gardenbed)plantings
Lomandra'tanika' Hibbertiascandens
Westringiafruticosa Dianellacaerulea Hardenbergiaviolocae
Tristaniopsislaurina
Banksiaintegrifolia
Rhagodiaspinescens
SuggestedStreetTreeplantings
BatemansBayStreetscapeProjectConceptPlanDesignReport
Appendix A
ConceptPlanDrawings
BatemansBayStreetscapeProjectConceptPlanDesignReport
BatemansBayStreetscapeProjectConceptPlanDesignReport
BatemansBayStreetscapeProjectConceptPlanDesignReport
Appendix B SummaryofrecommendationsfromInitialConsultationReport
BatemansBayStreetscapeProjectConceptPlanDesignReport
SummaryofrecommendationsofInitialConsultationReport
LocaleConsultingandAyling&Drury–January2016
Recommendation1:Thatatthenextstageofconsultation,Councilseektotargetyoungeragegroupsortootherwiseundertakeinternaldiscussionswithrelevantstaffthatmayhaveadditionalinsightstothissector(suchasCouncil’syouthservicesstaff).
Recommendation2:ThattheprojectpayparticularconsiderationtothepositionofBatemansBayasbothatourismandregionalcentre,andwhereverpossible,toemphasiseandconnecttheprojecttoitswaterbasednaturalsetting.
Recommendation3:ConsidermoredetailedthemeswithintheworkthatreflectthebroadIndigenousandEuropeanheritageandmoderncommunityspiritofthelocation.
Recommendation4:Thatthesoftlandscape(treesandothervegetation)andstreetfurniturebeasignificantelementandwellpositionedwithinthestreetscape.
Recommendation5:Thatthedesignensureahighlevelofaccessibilityandcomfort,includingregularuseofstreetfurnitureandthecreationofareastositandrestincomfort.
Recommendation6:ThattheprojectseekstocontinuearelativelyconsistentpaletteandstylefromtheClydeStreetworksandinjectsalevelofvitality,colourandflareintothestreetscape;notjustrelyingonadjoiningbusinessestofillspaces,butforstreetscapespacestobeattractiveinthemselves.
Recommendation7:Thatparkingnumbersnotbereduced,andwherepossibleareincreased,alongwiththeextentoflandscapingwhichreplacesexistinglargetrees(withmoresuitablestock)andaddsunderstoreyorgardenstyleplanting.
Recommendation8:ThatCouncilreviewthetimingandlocationofparkingrestrictionsinconjunctionwiththeprojectworks.
Recommendation9:ThatoptionsbeexploredwithCouncilforincreasedandsafepedestriancrossingsviaadditionalcrossingsoralternativeformsoftrafficcalmingwhichslowstrafficspeedandincreasesthesafetyofpedestrianmovementsacrossOrientStreet.
Recommendation10:ThattheClydeStreetworksprovideaclearandconsistentbasisfortheproject,establishingaconsistencyalongmuchofthemainCBDstreets,whichcanthenbereplicatedinotherareasasrequired.
Recommendation11:ThatoptionsbeexploredwithCouncilforthelocationandprovisionofservicing/loadingzones,alongwithconsiderationofbusstoplocationsandsize.
Recommendation12:Thatconsiderationbegiventosignageorothervisualcuestohighlightthesiteasthetowncentreandreinforceitsrelationshipwiththewaterfront