05 master planning framework - mackay …...05 master planning framework 5.3.2 district centre...

NORTHERN BEACHES SMART GROWTH PLAN 2030 REPORT

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05 MASTER PLANNING FRAMEWORK

MACKAY REGIONAL COUNCIL

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This chapter provides guidance on the preparation of Master Plans for the following community types proposed by the Northern Beaches Structure Plan:

• Centres;• New Communities; and • Sprawl Repair Communities.

Each community type is supported by:

• Master Planning Principles relating to Built Form, Public Domain, Transect Allocation and Uses. These Principles provide supporting detail to the Smart Growth Checklist contained in Part 3.0 of this Report.

• An Illustrative Master Plan demonstrating how the Master Planning Principles can be achieved in a site specifi c context. Each Illustrative Master Plan is supported by a series of Principle Diagrams illustrating:

- The Neighbourhood Structure; - Public Transport; - Thoroughfare Network; - Open Space System; and - Private Blocks.

Figure 05 opposite is a composite plan identifying areas where Illustrative Master Plans have been prepared.• Transect Plans that present the logic for allocating

character zones and residential densities within the Northern Beaches. Transect zones will become the basis for implementing the Northern Beaches Design Guidelines.

The character of each community type should vary according to its density and uses. Accordingly, New Neighbourhood and Village Communities in the Northern Beaches must contain at least 3 transect zones to support diverse, mixed-use, sustainable communities.

5.2 A PROCESS FOR DESIGNING COMMUNITIES FOR THE NORTHERN BEACHES

The detailed steps for master planning each of the community types is outlined below:

Step 1: Identify the community type envisaged for the site and refer to the relevant sections of the Northern Beaches Design Guidelines.

Step 2: Undertake a detailed site analysis to develop an understanding of terrain, views, environmental constraints, vehicular access possibilities, proximity to public transport and other factors that will inform the design outcome.

Step 3: Use the Smart Growth Check List, Master Planning Principles and Illustrative Master Plans to inform the design outcomes for the selected community type. Some specifi c outcomes may not be able to be realised in the short to medium term but may form part of a longer term vision.

Step 4: Refer to Council’s Master Plan Policy and consult with Council Offi cers for guidance on the requirements of a Master Plan.

5.2.1 Neighbourhood Unit Design ProcessThe neighbourhood unit is likely to constitute a signifi cant amount of all future urban development and as such will become the ‘building block’ for delivering the Northern Beaches Smart Growth Plan. The following methodology focuses on the design process for a Neighbourhood or Hamlet within a New or Sprawl Repair Community:

• Where possible, locate the Neighbourhood Core Green to take advantage of natural features

and views, and in close proximity to major thoroughfares or linear open space. Although desirable to maximise the pedestrian catchment, the Neighbourhood Core Green does not have to be located within the geographic centre of the neighbourhood.

• Delineate the 5-10 minute pedestrian shed to ensure the majority of people in the neighbourhood can easily walk to the Neighbourhood Core.

• Determine the alignment of the major thoroughfares to effi ciently connect the neighbourhood to its core and surrounding areas.

• Design the secondary thoroughfare network to take advantage of views to open spaces and other features.

• Locate any secondary open spaces within the neighbourhood. These spaces do not need to be large, and may consist of a widened verge for passive recreation and community gathering.

• Prepare the Principle Diagrams to test the robustness of the proposal against the Smart Growth Checklist.

• Prepare the Transect Plan and refer to the Northern Beaches Design Guidelines. Review Building Types and Thoroughfare Types for each Transect zone and select the appropriate types based on detailed site and commercial analysis.

5.1 INTRODUCTION


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FIGURE 05 COMPOSITE ILLUSTRATIVE MASTER PLAN


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5.3 CENTRES

5.3.1 RURAL VIEW MAJOR CENTRE

Master Planning Principles

Major Centres are the core of a new community that will evolve and mature over time. Although the existing Northern Beaches Central proposal does not fully comply with the Smart Growth Checklist in Part 3, the approval does envisage that the centre will evolve, over time, into a pedestrian-orientated ‘main street’ environment.

Future master planning of the Major Centre will be guided by the following principles:

General• The Rural View Major Centre will become the major

centre in the Northern Beaches and will comprise large residential catchments within easy walking and cycling distance.

Built Form and Density• The residential density of the Frame Housing

preferably is 25 dwellings per hectare.

• Building heights will preferably range from 2 to 4 storeys.

• High levels of mobility and accessibility are envisaged within the Major Centre.

• The Major Centre is envisioned to be highly connected with a dedicated transit corridor as well as major transit station along Rosewood Drive.

• Frame Housing and Frame Community areas should consider providing opportunities for fl exible live/work accommodation.

• The Major Centre is conceptualised to provide a diverse mix of housing types including mixed-use apartments, apartment houses, terrace housing, live/work housing, semi-detached housing, and aged care.

• Parking for new buildings is encouraged to be provided in rear parking courts accessed mid-block. Basement and decked parking should be considered, but may only become viable in the later stages for the Smart Growth Plan 2030.

• A wide range of uses operating at diff erent times of the day would be benefi cial to enable shared parking arrangements, warranting in a reduction of overall parking requirements.

• Desirably, buildings will have minimal setbacks and be located close to the street to create the feeling of ‘an outdoor room’. The private frontage can create a great sense of place suitable for an urban setting. It should comprise of awnings and other similar frontage types to shelter pedestrians and promote activity at the edge of thoroughfares and other public spaces.

Public Domain• A main street that is publicly accessible at all times

is conceptualised to defi ne the character of the retail core within the Major Centre. The current planning approval enables the fi rst step towards creating a main street environment. Further


Location PlanMAJOR CENTREILLUSTRATIVE MASTER PLAN

work, however, should be considered in order to convert the existing shopping centre into a true major centre concept with a vibrant and diverse main street accomodating uses that will result in activity throughout the day and night.

• On-street parking may be provided for convenience and to provide a buff er to protect pedestrians from moving vehicles.

• Large areas of car parking provided at ground level are encouraged to be placed behind buildings. This will signifi cantly enhance the amenity of the pedestrian environment promoting pedestrian movement and comfort.

• A diversity of open spaces, including a central plaza, civic plaza, town greens and linear parks is envisaged within the Major Centre. Squares and plazas can provide areas for public events, relaxation and social interaction.

• On-street parking may be provided on some streets for convenience and to provide a buff er to protect pedestrians from moving vehicles.


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Major Centre Illustrative Master Plan

1. Potential rapid transit node along a transit corridor with formal street tree planting.

2. Civic plaza framed by an integrated community facility and bus stop provides an opportunity for public art. An adjacent entry plaza to Main Street and potential bus stop completes the public space across Rosewood Drive.

3. Large format building for indoor community recreation facility sleeved behind liner buildings.

4. Mixed-use community building.

5. Additional development opportunity for mixed-use liner building replacing surface car parking and signifi cantly improving the Rosewood Drive streetscape.

6. Apartment buildings with adaptable ground fl oors and surface parking.

7. Thoroughfares proposed by the Plantation Palms Master Plan provide strong connectivity with the Major Centre.

FIGURE 06 MAJOR CENTRE ILLUSTRATIVE MASTER PLAN

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8. Building height, setbacks and types are mirrored both sides of the future J4 road, providing a coherent streetscape character and a seamless interface between Northern Beaches Central and Plantation Palms.

9. Main Street should be publicly accessible at all times and should provide substantial shade for pedestrians.

10. Service Industry buildings with parking to the rear.

11. New ‘Gateway’ buildings on prominent corner sites. They should display urban form and architecture of the highest quality.

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Thoroughfare Network Public Transport Pedestrian & Cycle Network

Open Space System Private Blocks


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Transect Plan

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Uses and Transect Zone Allocation

• The Major Centre is envisioned to consist predominantly of T5 Urban Centre and T4 Urban General Fabric radiating out from the Retail Core.

• On the northern side of Eimeo Road

is an area of Service Industry, which has been allocated as a ‘District’ zone due its accessible location on Mackay-Bucasia Road and its ability to contribute to the Major Centre’s mix of uses and employment.

• The future High School site to the south is categorised in the Civic Reservation transect, which recognises and protects this important community use.

• T4 Urban General areas are conceptualised as a suitable transition into the Frame Housing areas, particularly as illustrated to the east.

• The Major Centre is foreseen as having the highest concentration of retail and mixed-use development within the Northern Beaches, providing a range of diverse residential, retail, business, civic, health, community, open space, employment, transport, educational, recreational and

entertainment opportunities.

• Regional attractions and services are strongly encouraged within the Major Centre, such as entertainment quarters, outdoor dining, government offi ces, health care facilities, and an integrated public community and recreation centre.

• Integrated health facilities are encouraged through public - private partnerships. Private Services, such as medical and health facilities, doctors, dentists and specialists are also encouraged. Private health and lifestyle facilities, such as gyms and indoor recreation facilities are encouraged within suitable building types that support pedestrians.

• Offi ce and/or residential uses are encouraged to locate on upper fl oors within the Retail Core.

• Retail uses are not envisioned within the Frame Housing Areas.

• In order to encourage the effi cient use of resources over extended periods of time, the ability to co-locate community facilities within the future High School should be the subject of ongoing consultation with the Department of Education.

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5.3.2 DISTRICT CENTREMaster Planning Principles

General• The Blacks Beach District Centre is

envisioned to integrate the coastal New and Sprawl Repair Communities as a District scale mixed-use centre within the Northern Beaches.

Built Form and Density • The residneital portion of thr District

Centre has a target residential density of 25 dwellings per hectare.

• Buildings heights preferably range from two to three storeys.

• A diverse mix of housing is encouraged, including mixed-use apartments, apartment houses, terrace housing, live/work housing, semi-detached housing, and aged care.

• Parking for new buildings is encouraged to be provided off rear lanes or in rear parking courts accessed mid-block. Basement or decked parking should be considered, but may only become viable in the later stages of the Smart Growth Plan 2030.

• Employment generating commercial and retail activity is envisioned within the Northern Frame and confi gured in such way that can support pedestrian and

bicycle activity.

Public Domain• Footpaths are encouraged to be wide and

shaded to promote pedestrian activity.

• There is a vision of open spaces, such as urban plazas, entry greens and open space nodes.

• Formal open spaces such as plazas and squares are intended to become the pride of the Blacks Beach community and a destination in their own right.

• Civic structures, located in or adjacent to these urban spaces, may range from open structures, including market halls and performance spaces, to buildings, including town halls and places of worship.

• On-street parking will be provided on all streets for convenience and to provide a buff er to protect pedestrians from moving vehicles.

Location PlanBLACKS BEACH MAJOR CENTREILLUSTRATIVE MASTER PLAN


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FIGURE 07 BLACKS BEACH MAJOR CENTRE ILLUSTRATIVE MASTER PLAN

Blacks Beach District Centre Illustrative Master Plan

1. Blacks Beach Road transformed into a boulevard over time, with a new median naturally calming traffi c and acting as a pedestrian refuge.

2. Boulevard with wide median performing water management functions and providing urban amenity.

3. Major Centre Green.

4. Town square and entry into future supermarket.

5. Large Format Building concealed behind a mixed-use sleeve building.

6. Shared public parking reservation.

7. Supermarket sleeved by a mixed-use building.

8. New mixed-use buildings, providing enclosure and an improved pedestrian realm on Blacks Beach Road.

9. Existing tavern and future new development opportunity replacing surface parking.

10. Bus stop lay-by for future Primary School.

11. Drop-off and pick-up area separate from bus stop.

12. School playing fi eld that could be subject to a public private partnership.

13. ‘Gateway’ space to Blacks Beach from the south.

14. ‘Gateway’ space into Blacks Beach Neighbourhood from the north.

15. Setting for Civic building forming ‘civic axis’ running east-west towards the future school.

16. Future live / work and mixed use with shared surface parking. LEGEND

EXISTING OR APPROVED BUILDINGPOTENTIAL BUILDINGPOTENTIAL CIVIC BUILDING


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Thoroughfare Network Public Transport Pedestrian & Cycle Network

Open Space System Private Blocks



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Transect PlanT5 URBAN CENTRET4 URBAN GENERALCR CIVIC RESERVATION (PRIMARY SCHOOL)CS CIVIC SPACEPARKING RESERVATIONPR

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Uses and Transect Zone Allocation• The District Centre shall be allocated a T5 Zone,

extending south to the boundary of the future private Primary School. This zone will transition into Urban General Areas within Blacks Beach.

• Adaptable mixed use buildings typologies will be concentrated at the intersection of Blacks Beach and Chenoweth Drive. Retail and commercial uses will be encouraged in this location to benefi t from exposure and passing trade, in turn activating a vibrant street life.

• Commercial uses, local incubator businesses, and a range of housing options will be encouraged to locate on lower order thoroughfares away from the major intersection node.

• A proposed private Primary School will frame the District Centre to the west.

This ranges from parents with children, through to recreational and commuter cyclists. The Plan shows the primary network only. It is important to note that the thoroughfare types in the Code promote cycling on the road. While this type of route does not appeal to all cyclists, it does signifi cantly expand the network and the choice of experiences that it has to off er.

Streets should have footpaths that will vary in character across the various neighbourhood types in order to encourage walking and social interaction.


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5.4 NEW NEIGHBOURHOODS


General• The Neighbourhoods are less dense than the Major Centre and

District Centres.

• The neighbourhood unit is the ‘building block’ for realising the Northern Beaches Smart Growth Plan.

Built Form and Density• The residential density preferably is 20 dwellings per hectare

within N20 Neighbourhoods in accordance with the Structure Plan.

• The residential density preferably is 25 dwellings per hectare within N25 Neighbourhoods in accordance with the Structure Plan.

• Building heights will desirably range from one to three storeys.

• Each neighbourhood is encouraged to provide a varied range of housing at diff erent price choice points.

Public Domain• Within each neighbourhood a discernable core green space

is encouraged as well as small neighbourhood greens which provide good connectivity to the linear open space network.

• Where hilltops exist, the green core space shall be located on

the hilltop


Location Plan 2N20 NEIGHBOURHOODSILLUSTRATIVE MASTER PLAN

Location Plan 1N25 NEIGHBOURHOODSILLUSTRATIVE MASTER PLAN


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5.4.1 Neighbourhood Type 25 Illustrative Master Plan

1. Neighbourhood core civic space defi ned by a potential civic structure.

2. Civic Structure with an open space setting. This could take on a multitude of community orientated forms and functions within an open structure or a building.

3. Neighbourhood core green. The extension of the Civic Space east to the full extent of the Green enables all major thoroughfares to have a direct connection with the neighbourhood core. This enables contiguous green links with the wetland corridor and core, which in turn promotes walking and cycling movement. The Neighbourhood Green could be used as a more active space, providing valuable amenity for denser forms of housing.

4. New Major Thoroughfare connection to N20 neighbourhood core green.

5. New Major Thoroughfare connection and long view to Wetland Corridor.

6. Major Thoroughfare treatment and direct connection to District Centre. This connection could have a more urban landscape treatment leading into the District Scale Centre.

7. Small Attached Green with strong visual and physical permeability to the District Centre.

8. Left in / left out access to Chenoweth Drive.

9. Denser rear loaded housing in the north-west neighbourhood quadrant closest to the District Centre.

10. Direct visual and physical connections between the Wetland Corridor and District Centre.

11. Rear lanes to facilitate denser

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FIGURE 09 N25 ILLUSTRATIVE MASTER PLAN

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Neighbourhood Structure Thoroughfare Network Public Transport

Pedestrian & Cycle Network Open Space System Private Blocks


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Transect Zone Allocation

• A T5 Urban Centre zone is encouraged at the junction of Chenoweth Drive and the Open Space Corridor, acting a physical and symbolic nexus between the N25 and N20 neighbourhoods. Convenience based mixed-use activity will benefi t from the exposure provided by these accessible locations and support pedestrian activity within a high quality public domain setting.

• T4 Urban General zones are envisioned in close proximity to the Major Centre, framing Chenoweth Drive, and fronting the wetland corridor.

• T3 Sub-urban areas are recommended for the internal fabric of this neighbourhood.

Transect PlanT5 URBAN CENTRET4 URBAN GENERALT3 SUB URBANT2 RURALCS CIVIC SPACEOS OPEN SPACEPARKING RESERVATIONPR

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5.4.2 Neighbourhood Type 20 Illustrative Master Plan

1. The proposed Chenoweth Drive is slightly realigned to the edge of Neighbourhood 20 and wetland corridor. This attempts to prevent the neighbourhood being dissected by Chenoweth Drive.

2. Vehicles pass through, instead of pass by, the potential Walking/ cycling destination, calming traffi c movements and improving pedestrian and cyclists access to the space.

3. This neighbourhood core green is envisioned to have a more formal landscape character and could provide the setting for a community building.

4. T5 Urban Centre area with expansive views to the unique Northern Beaches Wetland Corridor.

5. The future Chenoweth Drive is aligned along the picturesque Wetland Corridor and connecting into Plantation Palms.

6. Neighbourhood core green located at the confl uence of Major Thoroughfares.

7. Small attached green located at high point within the neighbourhood

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to enhance sense of place.

8. Possible Water Sensitive Urban Design within a major gully.

9. Avenue connection from the neighbourhood core to Blacks Beach Road.

10. Potential connection from the neighbourhood core to Plantation Palms.

11. Curvilinear thoroughfare alignment creates a more naturalistic setting on the edge of the neighbourhood for an altogether diff erent character, potential housing types and more rural lifestyle choice.

12. Possible additional connection to Plantation Palms.

13. Potential Connection to Blacks Beach N25 Neighbourhood Core green.

FIGURE 08 N20 ILLUSTRATIVE MASTER PLAN


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• T5 Urban Centre zones frame the northern and western edges of the civic space, which is eff ectively an extension of the wetland corridor into the urban setting.

• T4 Urban General areas are recommended adjacent to the wetland corridor, Chenoweth Drive and the Neighbourhood Core green space.

• T3 Sub-urban zones should comprise the majority of the neighbourhood and be located internally.

• T2 areas complete the three transect zones within N20, enabling a comprehensive range of lifestyle choices within a single neighbourhood. T2 is located along the western edge as a suitable transition to existing larger lots and Plantation Palms.

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5.5 VILLAGES


General• Conceptualised is a series of Villages serving

as a transition from the more dense coastal neighbourhoods into the rural hinterland in the west.

• A Village is a neighbourhood freestanding in the countryside.

• The extent of each village at the Northern Beaches could be defi ned by greenways that generally coincide with creek-lines, natural features and future greenbelts.

• Each Village is encouraged to be within a 10 minute walk of a bus stop.

Built Form and Density• The residential density preferably is 18 dwellings

per hectare for each Village in accordance with the Structure Plan.

• Building heights will preferably range from one to two storeys.

• Whilst villages are envisaged to be less dense, they are encouraged to be structured in the same way as the coastal neighbourhoods.

Public Domain• The edges of Villages are conceptualised

as less urban and more naturalistic, except near bus stops where urbanity is encouraged to increase.

• Each Village is envisioned to have a core green space that contributes to local identity and character.

• Prominent sites are encouraged to be reserved for public uses and each Village should contain a variety of open space types.

• Thoroughfares are interconnected and vary in character.


Location PlanV18 VILLAGESILLUSTRATIVE MASTER PLAN


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FIGURE 10 VILLAGE V18 ILLUSTRATIVE MASTER PLAN

5.5.1 Village Type 18 Illustrative Master Plan

1. Attached transit plaza at the corner of Mackay -Habana Road and the proposed extension of Dawson’s Boulevard.

2. Exisiting proposal for Dawson’s Boulevard alignment.

3. Vehicular bridge crossing over open space.

4. Southern ‘Gateway’ Attached Green into the Northern Village and desirable setting for a bus stop. Vehicle movements interact with the space as they move past it.

5. Northern ‘Gateway’ Green and bus stop. The Green is positioned to provide strong visual and physical connections through the linear open space and to the Major Centre.

6. Naturalistic treatment of the Wetland Corridor as a suitable edge and amenity for the Villages. Houses are fronting onto the corridor to improve passive surveillance and maximise views.

7. Neighbourhood core green located at high point. Major

thoroughfares out from the core are aligned towards major points of interest and views, particularly in the direction of the Major Centre to the east.

8. Landscaped avenue treatment providing a setting for the Village and continuous green links to the rural hinterland.

9. Housing backing onto existing large lot housing on top of a signifi cant knoll. 10. Potential open space bridge crossing, possibly pedestrian only.

11. Streets aligned to open-up views of the Wetland Corridor.

12. Streets aligned to reveal views of the rural hinterland.

13. Possible Pedestrian Passage to improve walkability.

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Transect PlanT4 URBAN GENERALT3 SUB URBANT2 RURALCS CIVIC SPACEOS OPEN SPACE


• Villages comprise three Transect zones. By comparison to Neighbourhoods, it is envisioned that there will be a higher proportion of T2 Rural and T3 Sub-urban, and a lower proportion of T4 Urban General areas.

• Housing types are encouraged to cater for a range of income groups and household types within each Village.

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5.6 SPRAWL REPAIR COMMUNITIES


General• Existing suburban estates within the

Northern Beaches Growth Area are typically vehicle dependent and consist predominantly of single detached housing types on large lots. As such, they are not consistent with the principles contained within the Smart Growth Checklist and have been identifi ed as Sprawl Repair Communities.

• Opportunities should be identifi ed to re-balance the urban structure, land use and composition of these communities.

• Incremental repair of this Community Type is envisioned to occur through a gradual process of collaboration between Council, private sector and the existing community.

• Possible interventions can be prioritised and short, medium and long term strategies established.

• Council could possibly investigate Smart Growth redevelopment incentives for developers in Sprawl Repair Communities including :

- fast tracked approvals; - allowance for higher densities;

- rate incentives; and - developer contributions that are proportionate to lower demand placed on infrastructure by smaller household sizes.

Built Form and Density • Densities within Existing Development

are preferably a minimum of 15 dwellings per hectare.

• Densities within Existing Larger Lots are preferably a minimum of 12 dwellings per hectare.

• Higher densities are encouraged to be located in areas of higher amenity such as fronting onto green spaces.

• Denser housing could be accessed off rear lanes, parking courts or access drives so as to not diminish improvements to the public streetscape.

Public Realm• Diverse and complete communities

can be promoted that that are based on a walkable block. New street and pedestrian / cyclist connections could be provided to improve permeability within the community.

• Neighbourhoods or hamlets could


have a defi ned core in the form of a neighbourhood green. This can provide a foundation for developing a community identity, improving legibility, and an amenity to support higher density housing and diversity.

• The edges of the evolving community could be defi ned by important thoroughfares and open space to create neighbourhood structure and to avoid urban sprawl.

• Connections to the core of the Sprawl Repair Community could be improved, particularly from other signifi cant points of interest such as other neighbourhood cores, open space and transit routes.

• More urban avenues, which lead into neighbourhood greens, could be encouraged. These avenues could be characterised by urban street tree planting, footpaths on at least one side of the street and on-street parking. Within neighbourhood quadrants created by avenues, strong connections to high quality open space can be introduced.

Location PlanSPRAWL REPAIR AREASILLUSTRATIVE MASTER PLAN


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Sprawl Repair Community Illustrative Master Plan

1. New connection from Wetland Corridor to Neighbourhoud Centre within N25.

2. New connection to District Centre.

3. Pedestrian Passage to District Centre.

4. New Connection to Wetland Corridor.

5. New connection to neighbourhoud core within N25.

6. Rear lanes introduced to facilitate more compact housing forms closer to the District Centre.

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FIGURE 11 SPRAWL REPAIR COMMUNITY ILLUSTRATIVE MASTER PLAN

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Transect PlanT5 URBAN CENTRET4 URBAN GENERALT3 SUB URBANT2 RURALCS CIVIC SPACEOS OPEN SPACE


• Sprawl Repair Communities shall focus on the introduction of T4 Urban General zones in place of existing T3 and T2 areas.

• T4 Urban General should replace T3 areas adjacent to new and existing open space.

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