This
section presents the framework for revitalisation of the built environment of
Redfern-Waterloo. The framework is based on the achievement of strategies
relating to:
•
land use and zoning
•
urban design
•
public domain
•
infrastructure
•
heritage
•
transport
•
utility services.
3.1 Sustainable Outcomes
The
principles of sustainable development have been considered in developing this
draft Plan and underpin the draft State Environmental Planning Policy (SEPP)
for the RWA strategic sites.
To
achieve a more viable economic environment which provides greater employment
for local residents and the wider metropolitan area, the draft Plan and SEPP
encourages high quality developments where retail, cultural and commercial businesses
are able to provide jobs for the local and broader Sydney population. A
stronger local economy will mean greater investment which will improve the
places and spaces in the area.
To
achieve an improved social and cultural environment the draft Plan promotes an
increase in housing provision, choice and affordability, safety and access,
activation of sites adjoining residential areas which are degraded and underutilised,
fostering of retail and employment activity, and quality community, cultural
and civic spaces for residents, workers and visitors.
To
achieve an improved physical environment, the draft Plan and SEPP promotes a
place with a built form and civic spaces that are responsive to its context,
provides for increased emphasis on public transport, improves access and
connections and encourages development which has regard for environmental
sustainable outcomes. For example, reduced energy and water use and responsible
waste management in line with best practice.
To
achieve a strong governance structure the draft Plan will be supported by a
SEPP which will provide the guidelines for future development, and the
initiatives of the Human Services Plan and the Employment and Enterprise Plan.
3.2 Strategies
This
section provides the overarching strategies and actions for the future
development of the RWA strategic sites and addresses issues outlined in the
previous section. Further details on proposed land uses and design concepts for
each RWA strategic site are outlined in Section 4.
The
following table illustrates the indicative development yield that the draft
Plan seeks to achieve on the RWA strategic sites.
Table 3.1 Potential development
yield
Site
Area (estimate) Total development yield (estimate)
35
hectares 600,000 square metres
(350,000 square metres)
3.2.1 Land Use Strategy
The
Land Use Strategy provides for sustainable outcomes based on sound urban design
principles. Diagram 3.1 [449 KB] outlines the Land Use Strategy.
The
Land Use Strategy is underpinned by the following actions, which have been
developed from an analysis of metropolitan, local and site specific issues:
•
zoning land to provide for flexible land uses
•
facilitating economic and employment growth
•
facilitating the creation of a town centre and improved linkages
•
facilitating housing provision, choice and affordability
•
facilitating community and cultural development.
These
land use actions have been derived by considering how the physical and built
environment in and around the RWA strategic sites may be structured and managed
to provide a holistic response. Connectivity and linkages between RWA strategic
sites is an integral element of the strategy. The actions are intended to
operate interdependently and are not mutually exclusive. Combined with the
urban design principles they provide the basis for future planning controls.
Zoning and flexibility of
land uses
A
plethora of land uses, land use zones, plans and controls currently apply to
the RWA strategic sites. The South Sydney Local Environmental Plan,
various Development Control Plans of the current City of Sydney and former South Sydney Councils; Sydney
Regional Environmental Plan No. 26 – City West; Urban Development
Plan-Eveleigh Precinct and the Australian Technology Park Master Plan represent
the myriad of planning instruments and policies applying to the RWA strategic
sites.
These
plans and policies do not provide a consistent and comprehensive set of controls
and guidelines specifically developed to revitalise and renew Redfern–Waterloo.
They present a lack of certainty and clarity for development opportunities and
do not provide the basis for achieving the
vision for Redfern-Waterloo and as such, are no longer appropriate.
The
Land Use Strategy proposes the adoption of new land use zones which provide for
flexibility of land uses to encourage investment that generates jobs and
housing to facilitate the revitalisation and renewal of Redfern-Waterloo. The
new land use zones will replace a number of redundant and restrictive zones
applying to some of the sites. For example, large areas of under-utilised
surplus railway land which are largely sterilised from redevelopment
opportunities due to the existing railway zoning, will be rezoned to allow for
a mix of non-residential and residential uses.
The
proposed land use zones indicated in Section 4 are based on the land use zones
included in the draft Standard Instrument (Local Environmental Plans) Order
2005 prepared by the Department of Planning. Diagram 3.2 [449 KB] indicates
the proposed land use zones for the RWA strategic sites.
New
controls for potential height and floor space ratios proposed for each RWA
strategic site have been based on site specific urban design analysis taking
into account the imperative of delivering a plan which achieves the vision for
the area.
Facilitate economic and
employment growth
The
Land Use Strategy will deliver around 18,000 jobs and about 440,000 square
metres of new employment floor space in Redfern-Waterloo.
It
is based on harnessing the potential for job growth and activity around the
Redfern Railway Station, within Australian
Technology Park,
on the disused railway land at North and South Eveleigh
and the Eveleigh Street
strategic sites to meet local and metropolitan employment needs. The Strategy recognises
the need to establish a threshold density necessary to encourage employment
clusters, economic viability and vitality. It strongly supports job growth as a
key driver to achieving a sustainable community in Redfern-Waterloo.
The
proposed concentration of activity and development density around the Redfern
Railway Station:
•
reflects synergy with Central Station
•
reflects Redfern’s status as the southern gateway to the
Sydney
CBD
•
takes advantage of the underutilised capacity around one of the most highly
accessible stations in NSW
•
is environmentally responsible
•
builds on the unique accessibility of Redfern Railway Station.
Importantly,
the concentration provides an employment centre for the south east region of Sydney and increases the opportunity
for residents to live and work within the region.
It
also arrests the loss of traditional industrial land which has occurred in the
region over the past decade.
Movement
in and around Redfern Railway Station will be channelled to Redfern town centre
and Regent Streets to boost economic activity and enhance the viability of the
town centre.
The
ATP is a unique employment hub located within a short distance of Redfern
Railway Station, which has not realised its economic and investment potential.
Job growth at the ATP will benefit local residents, as well as, provide a vital
employment destination for residents in the south eastern metropolitan region.
North Eveleigh provides the unique
opportunity as a precinct where people can live, work and recreate in an iconic
and artistic place within short distance of a major public transport hub. The
new Contemporary Performing Arts Centre being built by the Ministry for the
Arts will boost activity and interest in the area and encourage complimentary
activity. It is ideally located for a range of land uses, including student accommodation,
innovative incubator business, training centres, markets and other activities
linked with its cultural and artistic focus.
The
Eveleigh Street
strategic site, which extends to Cleveland
Street, has traditionally been a mixed use area
with both housing and employment activity.
Opportunities
for employment generating uses will be increased within this site, including the
potential for Aboriginal enterprises.
Facilitate the creation of
a town centre and improved linkages
The
town centre will grow around Redfern Railway Station and provide the activity
heart of Redfern. It will provide the destination for jobs and housing, and
provide a focus for people to meet and socialise.
A
central element of the town centre will be the improvement of Redfern Railway
Station and the creation of a civic space which connects Redfern Railway
Station to Redfern Street,
Regent Street
and the Australian
Technology Park
through well defined pedestrian and cycle linkages. Linkages between the town
centre, North Eveleigh and the University
of Sydney will also be
improved to provide better access. It is envisaged that the town centre will
develop into a lively, safe and high quality civic space which will provide a
variety of uses especially at street level.
Facilitate housing
provision, choice and affordability
Around
2,000 new dwellings will be developed in Redfern-Waterloo under Stage One of the
draft Plan reflecting a potential population increase of around 4,000
residents.
The
dwellings will be located throughout the RWA strategic sites and include low,
medium and high rise apartment development, town houses and terraces.
The
increase in dwelling numbers, diversity and tenancy will provide greater
housing choice and contribute to creating a more socio-economic diverse
community.
The
Land Use Strategy proposes that residential development located outside the
town centre adjacent to existing residential areas, will be designed to be
compatible with the surrounding residential areas. Detailed guidelines
governing residential amenity will be provided in supporting Development
Control Plans to be produced.
The
RWA will develop an Affordable Housing Program largely financed by new
development on the RWA strategic sites and Carlton United Brewery site. The
Program will target special groups and be supported by an Affordable Housing Contribution
Plan. It is envisaged that the Program and Plan will be exhibited in the next
few months.
Facilitate community and
cultural development
Community
and cultural facilities are an important aspect of a healthy and vibrant
community. The RWA is committed to facilitating the provision of community
facilities in the area which cater to education and the needs of the community,
as well as, cultural facilities which can play an important role in revitalisation.
The
key community and cultural actions are to:
•
provide for flexible land uses to enable the location and operation of
community and cultural facilities
•
encourage the location of cultural and community facilities on RWA strategic
sites to enhance community development
•
facilitate the establishment of a centre of Aboriginal cultural, social and
sporting excellence
•
facilitate opportunities for cultural enterprise developments.
The
RWA is currently facilitating the purchase of the former Redfern Public School
by the Indigenous Land Corporation (ILC).
The site will be transformed into a national centre of Aboriginal cultural,
social and sporting excellence. Educational services will also be delivered
from the site. It is expected that in the short term the buildings on the site
will be refurbished to provide these services.
The
draft Employment and Enterprise Plan indicates the opportunity to reposition
Redfern-Waterloo as a cultural precinct in Sydney. The North
Eveleigh site has been identified as an ideal location to build a
cultural industry leveraging off art galleries, performance spaces and
practising artists in the area. Cultural activities are an important element in
creating a sustainable and vibrant community.
The
new Contemporary Performing Arts Centre to be located in the Carriage Works in
North Eveleigh is scheduled to open in January 2007 and will provide the
foundations for future residential and commercial development in North Eveleigh.
The
RWA, Ministry of the Arts and City of Sydney
will be developing a Cultural Industries Strategy to identify opportunities for
cultural industry development such as local markets, indigenous cultural
tourism, festivals and indigenous art.
The
draft Plan reinforces the initiatives of the Human Services Plan for achieving
efficient and appropriate delivery of human services to those in need in the
community, by facilitating the provision of community services through land use
and zoning controls.
3.2.2 Urban Design Strategy
The
Urban Design Strategy complements the Land Use Strategy and has been developed
through site specific and contextual analysis of the existing building form and
massing, and character of development on RWA strategic sites. An integral
component of the Urban Design Strategy is the treatment of the public domain
and the establishment of linkages and connections to transport, employment,
housing and open space.
Opportunities
for architectural design competitions on iconic and important sites such as North Eveleigh, ATP, Redfern Railway Station and Gibbons Street will
be undertaken to encourage design excellence, innovation and the achievement of
sustainable development.
The
Strategy proposes maximum height and floor space ratio controls (Diagram
3.3 [1.2MB] and Diagram 3.4 [656KB]), a design concept and design intent for each RWA strategic
site. Urban design principles have been developed to govern outcomes for the
RWA strategic sites. These will be incorporated into relevant plans and
policies to provide a guide for future development.
Design concept
The
design concept for the RWA strategic sites is to:
•
create and reconnect east and west Redfern across the rail line, also linking
the ATP, North Eveleigh and South Eveleigh sites and the major employment zones
•
create an interconnected street network between North and South
Eveleigh and reinforce this network with active uses to provide
good passive surveillance
•
create greatest density around Redfern Railway Station in terms of both built
form and activity
•
improve the public domain by increasing surveillance and “eyes on the street”,
quality landscaping, signage and street furniture
•
ameliorate traffic issues and impacts to create safe and pedestrian friendly
links across Gibbons and Regent Streets to the main street
•
reinforce and continue existing street, land and pedestrian links to the
current street pattern and extend the current street alignments into the RWA
strategic sites to integrate them into the broader context.
General urban design
principles
The
following design principles will guide future development on RWA strategic
sites:
•
Built form and massing of new development to respond to the immediate context
and character of the site and should provide a transition between scales.
Development around the Redfern Railway Station to emulate the southern Sydney CBD
(as around Railway Square).
•
Reinforce the sense of enclosure to the streets, reinforce street alignments and
achieve appropriate human scale at street frontage.
•
Buildings are to be designed to achieve sustainability principles, excellent
amenity, solar access and passive surveillance.
•
Provide active frontages to all public domain areas including streets, lanes
and mid block connections.
•
Encourage high quality landscape design of public spaces, the interface between
public spaces and private development within new development.
•
Provide high quality amenity to the public and private domain.
•
Achieve design excellence in urban, landscape and architectural design,
utilising design competitions for significant sites.
•
Create new links and connections through larger sites that operate as real
streets and laneways.
•
Ensure that new development is designed and located to minimise acoustic
impacts from the railway corridor and traffic on major roads.
3.2.3 Public Domain
Strategy
The
Public Domain Strategy is based on the following broad initiatives:
•
upgrade of Redfern Railway Station and the immediate surrounds
•
creation of a new civic space linked with the town centre and Redfern Railway
Station which will provide a focus for activity and enterprise
•
landscaping and improvements along linkages and connections to the Railway
station and town centre, Redfern Street and Regent Streets, North and South
Eveleigh, and ATP
•
provision of open space areas associated with new development
•
improved safety and security by encouraging retail and other active uses
adjacent to the public domain.
These
initiatives will be supported in a detailed Public Domain Improvement Plan
which will be prepared for the RWA strategic sites.
3.2.4 Infrastructure
Strategy
A
number of strategies will be employed to facilitate the delivery of public
amenities and services including public domain improvements, upgrade of the
Redfern Railway Station and an affordable housing program. These will include
the imposition of development levies linked to value capture from increased
development potential, sale of government land with development approval,
borrowings, partnerships with other State Government agencies, partnerships
with the private sector, and levies from future development within the Carlton United
Brewery site to assist with provision of affordable housing.
An
Affordable Housing Program, Affordable Housing Contributions Plan and
Contributions Plan for Public Amenities and Services will be prepared and will
complement any plan governing development in the area.
3.2.5 Heritage Strategy
The
RWA strategic sites have many buildings and structures which are evidence of
the diverse and interesting history of these sites. These buildings and
structures also form a key part of the physical character of the area and can
provide a unique quality to a development site.
The
key heritage actions are outlined below.
Conserve and protect
heritage items where appropriate
Existing
Conservation Management Plans and heritage inventories for items on RWA
strategic sites will be reviewed to determine the value of any items and to
provide for appropriate development controls. In some cases, Conservation Management
Plans for some strategic sites may need to be prepared to identify existing
significant heritage items to be retained and appropriate management. Where any
item needs to be removed, an archival record will be prepared in accordance
with the NSW Heritage guidelines.
Encourage the adaptive
reuse of heritage items within new development
The
ATP Locomotive Workshop and the upcoming Contemporary Performance Arts Centre
in North Eveleigh provide excellent examples
of adaptive reuse of heritage items. Wherever practical, heritage items will be
used and incorporated into new developments.
3.2.6 Transport Strategy
Changing
Redfern-Waterloo from simply being an interchange locality which funnels people
to other areas in Sydney,
to an area which is a key destination for workers, visitors and residents
requires reconfiguration of the transport provision and servicing to the area.
This shift is about providing better access to Redfern-Waterloo and ensuring
people can access activities and places within the area safely and easily.
The
key transport initiatives are outlined below.
Public Transport
Redevelopment of Redfern
Railway Station
As
discussed in Section 2 upgrading of Redfern Railway Station is central to the revitalisation
of the area. Upgrading will enable the Station to better cater for the proposed
increased residential and worker populations, improve entry and connections to
the area, provide disabled access and provide for better rail to rail
interchange.
These
changes in turn will make the area more accessible and attract businesses to
the area.
In
addition, to upgrading the Redfern Railway Station, the land adjoining the
Railway Station and Gibbons Street
will be redeveloped for residential and business activities. Retail and other
active uses at street level will create safer and more vibrant public spaces.
The
RWA is currently working with RailCorp to develop design options for the
redevelopment of the Redfern Railway Station. These options are anticipated to
be presented to the community in late 2006.
Management of traffic
generated from new development
For
non residential land uses it is proposed that the RWA will seek to implement a
target of 60 percent non car use for journey to work trips. Further work will
be undertaken to determine the most appropriate parking provision for retail
and residential uses.
The
RWA will undertake further transport assessment of the proposed development of
the RWA strategic sites and work with the Roads and Traffic Authority (RTA) on
a Transport Management Plan. A parking policy for the various land uses will be
incorporated in a Development Control Plan.
Improved connections to bus
services
Due
to the high regional connectivity provided by the bus services in Redfern and
the significant rail to bus interchange which occurs during weekday morning and
afternoon peak, it is important to enhance the visual and physical connection between
the Railway Station entrance/exit, proposed civic space and well used bus stops
on Regent and Lawson Streets. The RWA will ensure that any development proposed
for this area considers these important connections to facilitate ease of
access to other forms of transport and will work with the relevant State
Government agencies to address these issues.
Roads
Improved traffic operations
on Regent and Gibbons Streets
Regional
traffic through Redfern is having a negative impact on pedestrian amenity and
the operation of businesses along Redfern and Gibbons Streets. This impact will
continue to worsen due to foreshadowed increase vehicular and truck movements
from the Airport and Port. The RWA and RTA are currently assessing a proposal
to revert Regent and Gibbons Streets to two-way operation and restrict truck
access into Regent Street.
Any solution will however need to take into account broader metropolitan and
regional traffic issues and address any associated congestion issues.
A
number of local traffic management initiatives such as additional street
parking to service the businesses along Regent Street and improved phasing at
intersections may be introduced in the short term.
These
actions would help to revitalise the Regent
Street retail strip by providing an improved
environment for pedestrians and additional on-street parking spaces.
Improved connections
between ATP and North Eveleigh
The
rail corridor physically disconnects the northern and southern parts of
Redfern-Waterloo and limits access to key destinations such as ATP, the University of Sydney and other health and educational
facilities.
To
overcome this disconnection RWA is currently undertaking a design and
feasibility study for a potential tunnel proposal to provide a direct
north-south vehicular connection. A separate pedestrian and cycle link is also
proposed to connect the northern and southern part of Redfern-Waterloo.
Cycling
Encourage safe and easy
cycling in the area
There
are a number of off-road cycle routes through the Redfern-Waterloo area. The
RWA and City of Sydney will work in partnership to ensure that existing cycle
routes are enhanced, including, providing bicycle routes to RWA strategic sites
and to key destinations. The provision of bicycle facilities/storage will be
encouraged in new developments and at Redfern Railway Station.
3.2.7 Utility Services
The
relevant utility providers (related to water, gas, electricity and
telecommunications) will be consulted to provide preliminary information
regarding the provision of infrastructure to service the proposed development
in this draft Plan. It is expected that developers will be responsible for
certain costs with regard to installation and connection of these services. In addition,
more detailed design of services will be required to be undertaken at the
development design stage.