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Bayswater Town Centre Structure Plan Scenarios Workshop

Bayswater Town Centre Structure Plan Scenario Development Workshop December 2016

Bayswater Town Centre Structure Plan Scenarios Workshop

Welcome from The City of Bayswater

Thank you for giving up your Saturday morning to participate in this workshop!

Bayswater Town Centre Structure Plan Scenarios Workshop •  Focus on possibilities and positive futures rather than bring up the

past •  Focus on what really matters •  Keep on topic today •  One speaker at a time •  Respecting each others views •  Be open and honest •  Above all, have fun!

Workshop Ground Rules

Bayswater Town Centre Structure Plan Scenarios Workshop

•  Mobiles–offoronsilentplease•  Bathroomandexitloca6ons•  Refreshments•  Photographs?

Workshop Housekeeping

Bayswater Town Centre Structure Plan Scenarios Workshop

•  Noteques6onsthatoccurtoyouduringthepresenta6onsontheTPGs6ckynotes;

•  If6mepermitswewillanswerthese;

•  Otherwiseifwecan’tanswerthemall,wewillfollowupwithresponsesaIertheworkshop.

Questions and Parking Lot

Bayswater Town Centre Structure Plan Scenarios Workshop

BackgroundResearch&Analysis

Establish

CommunityAdvisoryGroup

Workshop#1CommunityVisioning

StructurePlan-Scenario

Development

Workshops#2Scenario

Development

DraIStructurePlanPrepara6on

DraIStructurePlanAdver6sed

4321 5 6 7

August September October 30thNovember3rdDecember

November February March

The Project Process

Bayswater Town Centre Structure Plan Scenarios Workshop Project Personnel and Expertise

TPG + Place Match Andrew Howe – Project Director Oliver Penman – Lead Urban Designer Alison Healey – Project Coordinator & Senior Town Planner Cath Blake-Powell – Lead Community & Stakeholder Engagement Jessica Black – Senior Community & Stakeholder Engagement Susannah Penman – Senior heritage Planner

AEC Group – Economics

FLYT – Traffic & Transport

TechnicalAdvisoryGroupDepartmentofPlanningDepartmentofTransportPublicTransportAuthorityMainRoadsWAHousingAuthorityDepartmentofWater

Bayswater Town Centre Structure Plan Scenarios Workshop

LeannePageElizabethCavalliCalebGoodsWayneZilkoKevinHowardClareChamberlainLindsayDoveColinWardRichardLysterKathrynJonesTessaHopkinsGregDaRuiTonyGreenGregSmithPhilSlaterLindaBullowGaryWarne

Community Advisory Group

Bayswater Town Centre Structure Plan Scenarios Workshop

Why Are We Here?

Bayswater Town Centre in Context

Where Are We Headed – A Structure Plan?

What did we hear at Workshop 1?

General Design Principles & Opportunities

Task 1: Opportunities for Bayswater Town Centre

Tea Break

Explanatory Section

Task 2: Where can/should we locate development potential?

Next Steps

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1

5

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Workshop #2 Agenda

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10

Bayswater Town Centre Structure Plan Scenarios Workshop

•  Higherorderstatelevel(WAPC)policy.•  Bayswaterincontextofsurroundingshoppingcentres,town

centresandmainstreets.•  Majorfutureinfluencessuchasnewairportraillink,Ellenbrook

rapidbustransittoBassendeansta6on,changesinvehicularusethroughtechnology.

Bayswater Town Centre in Context

Bayswater Town Centre Structure Plan Scenarios Workshop

What is a Structure Plan?

A Structure Plan is a guiding document which provides a vision for a defined area.

•  Sets out principles and strategies to achieve that vision.

•  Guides the future zoning and overall development (built form) intended for the Town Centre.

•  Recommends actions to help realise the vision: •  e.g.schemeamendment,streetscapeimprovementplans,traveldemandmanagement,design

guidelines,developercontribuGons,place-makingstrategies(alltobedetermined)

Where Are We Headed?

Bayswater Town Centre Structure Plan Scenarios Workshop Structure Plan Boundary

Bayswater Town Centre Structure Plan Scenarios Workshop

VisionWorkshopRECAPWhatweheard…

Bayswater Town Centre Structure Plan Scenarios Workshop

We asked: •  How do you

currently relate to and interact with the town centre?

•  And how would you like to…

RECAP – Vision

Bayswater Town Centre Structure Plan Scenarios Workshop What we Heard…

Key themes that emerged from the last workshop were that people desired a Town Centre that:

•  had increased activity and vibrancy •  was green and leafy •  celebrated and respected its heritage •  was pedestrian and bicycle friendly •  was less impacted by rail and roads •  encouraged good quality & site responsive design

Bayswater Town Centre Structure Plan Scenarios Workshop What we Heard…

Bayswater Town Centre Structure Plan Scenarios Workshop What we Heard…

Bayswater Town Centre Structure Plan Scenarios Workshop

GeneralDesignPrinciples&OpportuniGes

Bayswater Town Centre Structure Plan Scenarios Workshop

Four broad areas of investigation…

RECAP - Investigations

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Centre Context

CITYCONTEXT•  Rail–radial&

futurespurline•  Road–accessto

highwayframe

LOCALCONTEXT•  Goodarrayof

parks&schools.•  NearbyGuildford

Rd,lightindustrialandMorleylargeformatretail.

LANDFORM•  Towncentre

framed&punctuatedbyridgelines.

•  Uniqueseang.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Movement & Connectivity

EXISTING:•  Streetgridsintersectaroundtrainsta6on

–crea6ngsomeacutecorners.•  Railcreatesphysicalandperceived

barrier.

OPPORTUNITIES:•  North-southconnec6vityandsenseof

connec6oncouldbeenhanced.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Pedestrian Movement

EXISTING:•  Perceivedsafetyissueof

pedestrianunderpassandareasaroundtrainsta6on.

•  Pooramenityforwalkinginsomeareas.

OPPORTUNITIES:•  Improvesafety

–  Widenunderpass/footpaths.

•  Formalise,shadeandcelebratepedestriandesirelines.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Vehicle Movement

EXISTING:•  Railunderpasscreates

vehiclepinch-point.•  Higherspeedthrough-traffic

duetolackofbroadernetworkop6ons.

OPPORTUNITIES:•  Explorewaystocalmtrafficin

pedestrianpriorityareas.•  Blendoflocalmeasuresand

broaderstrategies(e.g.righthandturntoGarraffromGuildfordRd).

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Parking

EXISTING:Surfaceparkingaround:•  Sta6on•  Communityuses•  Shops

OPPORTUNITIES:•  Improveparkingfunc6onality•  Improveparkingpresenta6on

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Other Modes

EXISTING:•  Trainlinebikepathwellused,

butendsstrangely(temp.).•  FutureLeakeStbike

Boulevarde.

OPPORTUNITIES:•  Addi6onalbikelaneson

busierroads.•  Agoodretailstreetfor

peopleshouldbebikefriendlywithoutspecificlanes.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Heritage

Studyarea:•  ContainsanumberofHeritage

Listedplaces•  AdjacenttoBayswaterCharacter

Protec6onArea

Theseheritageplaces:•  arevaluedbythecommunity•  provideawindowintothepast•  deliverapedestrianambience

thatishardtoreplicate•  helpstodis6nguishBayswater

fromotherplaces!

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Heritage Window into the Past

NowPharmacy777 NowBendigobank

BayswaterHotel NowLiquorLand ShopsalongWhatleyCrescent

ImagescourtesyoftheBayswaterHistoricalSociety

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Built Form & Character

LANDFORM•  Topographyisa

stronginfluencingfactor.

CHARACTER•  Climate-responsive

elements(verandahsandawnings).

LOTSIZES•  Varybetween

areas&withinstreets.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Character Shopfronts

Common‘tradi6onalelements’forshopfrontsinclude:•  builttothestreet•  largedisplaywindows•  generousawnings(replacingoriginal

verandahs)•  decora6veparapets•  pilasters•  recessedentries

Thesegiveaconsistency,interestandrhythmtothestreetscape

Canbeinterpretedinmodernways

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Open Space

LANDFORM•  Parks(&retailuses)

typicallylocatedinlowland.

•  Opendrainagelinesconnectthroughtoriver.

TYPES•  Lotsofwell-lovedparks.•  Lackofurbanplaza

spaces?•  MoretreeplanBngs–

celebrate‘GardenCity’moniker?

•  BeJerStreets?

SAFETY•  Possiblesafetyissues

w/underpasses,parks,rail.

•  OpportuniBestoimproveacBvaBon/overlooking?

&PUBLICREALM

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP - ‘Garden City’

EXISTING:•  Establishedtreecommuni6esin

parks.•  Retailstreetshavelesscanopy

thanresiden6alareas.

OPPORTUNITIES:•  Lookforopportuni6estoincrease

urbantreecanopy.•  Alignprioritytreeplan6ngboulevards

topedestrian‘desirelines’.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP - ‘Garden City’

OPPORTUNITIES:•  Increasetreecanopyin

retailareas.•  ConnectBertWright

Park&Hallidaywithavenuesofshade.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Activity & Land Use

EXISTING:•  Predominantlyresiden6al,

singledwellings•  Groupeddwellingsnorthof

railway•  Tworetailclusters

OPPORTUNITIES:•  Looktoencouragedifferent

residen6alformssuchas:–  Terraces–  Apartments

–  Mixedusebuildings

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Activity & Land Use

EXISTING:•  Acentrethat‘hasitall’.•  Acentrethat‘hasitsmall’.•  Morleycatersforlargerbulkygoods

requirements.

OPPORTUNITIES:•  Encourageandsupportthesmall(‘fine-

grained’)retailcharacter.

Bayswater Town Centre Structure Plan Scenarios Workshop RECAP – Activity & Land Use

EXISTING:•  Twoseparatedretailclusters.•  Civicelementsspreadfurther

afield.

OPPORTUNITIES:•  Looktobeferconnect

betweendes6na6ons,bothretailandcivic.

Bayswater Town Centre Structure Plan Scenarios Workshop Sinking the Rail?

•  Approx3Haofreclaimedland.•  Possiblenewat-gradelinkages–pedestrian&vehicle.•  Buildingchallenges–par6cularlyovertunnel.•  Costimplica6onsversusvalue-capture.

Bayswater Town Centre Structure Plan Scenarios Workshop

Posi%ve,collec%vememory

What makes a great Town Centre?

Bayswater Town Centre Structure Plan Scenarios Workshop

Task 1:

Partner Activity: Exploring Opportunities for

the Town Centre

Bayswater Town Centre Structure Plan Scenarios Workshop

Task 1: On your table, divide into pairs. Each pair will receive 4 worksheets with the 4 Key Themes and their associated Opportunities. Rank in order of Priority for each Key Theme (1 is highest, 6 is Lowest) and then tell us your ideas to ACHIEVE or IMPROVE these Opportunities. You can complete all 4 worksheets or concentrate on the Opportunities you feel you can best contribute.

Bayswater Town Centre Structure Plan Scenarios Workshop

Tea Break!

Bayswater Town Centre Structure Plan Scenarios Workshop

PART2:ExplanatoryExploratorySecGon

Bayswater Town Centre Structure Plan Scenarios Workshop Character Precincts

A TAPESTRY of urban environments with different: •  Activity levels •  Topography •  Lot sizes •  Building age

Each warrant their own consideration. How they work and inter-relate now? And how might they in future?

Bayswater Town Centre Structure Plan Scenarios Workshop Precinct Analysis

Each Precinct is considered in terms of: •  Existing Condition •  Rationale for Change •  PRINCIPLES •  Strategies & Provisions

Principles are paramount

Bayswater Town Centre Structure Plan Scenarios Workshop How can we encourage change?

Just changing the height control does not guarantee change. •  Small lots are hard to redevelop / amalgamate. •  There needs to be market demand. •  Other requirements such as parking rates have an impact.

Supporting streetscape / placemaking strategies can help.

Bayswater Town Centre Structure Plan Scenarios Workshop Height Implications

Based on typical 3:1 town centre lots, without topography.

Bayswater Town Centre Structure Plan Scenarios Workshop Design WA

Recently released Draft State Planning Policy that seeks to help establish a common minimum standard for multi-unit dwellings. •  Requires streetscapes to be nominated as attached or

detached – so where might we nominate attached?

Bayswater Town Centre Structure Plan Scenarios Workshop Where do we want to encourage change?

To avoid diluting the effects of change, focus on broad areas with: •  Higher activity •  Larger lots •  Nearby amenity (parks &

shops)

•  There are corresponding areas where we may want no change.

Bayswater Town Centre Structure Plan Scenarios Workshop What can (or should) redevelopment do?

At a minimum, new build should : •  ‘Behave’ well with neighbours •  Contribute well to the street •  Bring more people / activity

Bayswater Town Centre Structure Plan Scenarios Workshop Heritage Responses

Heritage buildings can be retained, adaptively reused and sensitively incorporated into new development.

Bayswater Town Centre Structure Plan Scenarios Workshop Heritage Responses

Well-designednewworkcanhaveaposi6veroleintheinterpreta6onofaplace.

Bayswater Town Centre Structure Plan Scenarios Workshop Heritage Responses

Opportuni6estoreinstatelost/missingfeaturesshouldbeencouraged.

Bayswater Town Centre Structure Plan Scenarios Workshop Heritage Responses

COMMON ELEMENTS

SYMPATHETIC SCALE

Newworkshouldrespectthecontext,strength,scaleandcharacteroftheoriginal,andshouldnotoverpowerit(i.e.throughupperfloorsetbacks)

Bayswater Town Centre Structure Plan Scenarios Workshop What can (or should) redevelopment do?

…and occasionally larger or special sites can provide additional public benefits such as: •  Pedestrian links •  Plazas & Forecourts •  Landscape enhancements (Trees) •  Public parking

Bayswater Town Centre Structure Plan Scenarios Workshop

IndicaGveExploratorySite-SpecificConcepts

Bayswater Town Centre Structure Plan Scenarios Workshop Indicative (Imaginary) Concepts

EXISTING: •  Park edge a bit

underwhelming. •  Poor surveillance

of dark corner.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Bert’s Corner

POSSIBLE: •  New active plaza

– café & shaded transitional space.

•  Ped link down to park from lane.

•  Better surveillance of park.

Bayswater Town Centre Structure Plan Scenarios Workshop Halliday Park

EXISTING: •  Pedestrian

underpass leads to residential, parking and park arrival.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Halliday Park Link

POSSIBLE: •  New pedestrian

link. •  New retail corner. •  Better surveillance

of park.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Halliday Park Link

Bayswater Town Centre Structure Plan Scenarios Workshop Whatley Crescent

EXISTING: •  Single sided retail. •  Commuter parking

below street level.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Whatley Plaza

POSSIBLE: •  Public plaza at crest in

road. Framed with retail. •  Pedestrian link over rail

to station and north side. •  Decked parking

structure. •  Residential / commercial

uses above.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Whatley Plaza

Bayswater Town Centre Structure Plan Scenarios Workshop Railway Parade

EXISTING: •  At-grade pedestrian

crossing accessed through commuter parking.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Bayswater Junction

POSSIBLE: •  New plaza arrival to

at-grade pedestrian crossing.

•  Decked parking structure.

•  Residential / commercial uses above.

Bayswater Town Centre Structure Plan Scenarios Workshop IMAGINED - Bayswater Junction

Bayswater Town Centre Structure Plan Scenarios Workshop King William Streetscape Opportunities

POSSIBLE: •  More tree plantings •  More embayed on-street parking. •  Encourage laneway access. •  Special road treatments.

Bayswater Town Centre Structure Plan Scenarios Workshop Railway Pde Streetscape Opportunities

POSSIBLE: •  Rationalise acute intersections. •  More tree plantings •  More nose-in on-street parking. •  More pedestrian area.

Bayswater Town Centre Structure Plan Scenarios Workshop

StructurePlanOpGons

Bayswater Town Centre Structure Plan Scenarios Workshop Structure Plan Opportunities

Structure Plan needs to: •  Use development potential to

help achieve broader common goals for the area.

•  Explore options for each precinct & rationale for change.

•  Consider how each precinct interacts with others.

•  Needs to consider likelihood of change.

Bayswater Town Centre Structure Plan Scenarios Workshop Structure Plan Options

Both options seek to locate additional development opportunity so as to: •  Support local retail activity. •  Focus change where it is wanted. •  Transition appropriately to single

houses. •  Enhance safety of parks. •  Retain consistent and

established residential areas.

Bayswater Town Centre Structure Plan Scenarios Workshop

Option 01 – Core & Corridors

Bayswater Town Centre Structure Plan Scenarios Workshop Option 02 – Core & Frame

Bayswater Town Centre Structure Plan Scenarios Workshop

Where do you see the centre of town as being? •  A square? •  A building? •  A landmark? •  The train station? •  A street?

Do we need to define it, or can it evolve naturally?

Bayswater Town Centre Structure Plan Scenarios Workshop

Task 2:

Table Activity: Where Can / Should we

Locate Development Potential?

Bayswater Town Centre Structure Plan Scenarios Workshop

Task 2: For this task you will work as a table group. Each table will receive a copy of Scenario One and Scenario Two. Decide what aspects of each scenario you LIKE and what you would IMPROVE. Give a star rating. Table Facilitators will record your answers.

Bayswater Town Centre Structure Plan Scenarios Workshop

GROUP FEEDBACK

Bayswater Town Centre Structure Plan Scenarios Workshop

BackgroundResearch&Analysis

Establish

CommunityAdvisoryGroup

Workshop#1CommunityVisioning

StructurePlan-Scenario

Development

Workshop#2Scenario

Development

DraIStructurePlanPrepara6on

DraIStructurePlanAdver6sed

Next Steps

4321 5 6 7

August September October 30thNovember3rdDecember

November February March

Bayswater Town Centre Structure Plan Scenarios Workshop

Thank you!

Visit http://engage.bayswater.wa.gov.au/

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