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5.0 Mosman Civic CentreThe centre piece of the Spit Junction Urban DesignFramework and Master Plan is the Mosman Civic Centre. Thetwo projects are inextricably linked.

The 7700 square metre Civic Centre site is bordered on threeedges by contrasting street. To the north, the Military Roadfrontage is characterised by a linear retail experience and the1-3 storey 20th century, terrace style/shop top buildings ofvarying building stock. To the south, the Crescent and AlanBorder Oval maintain an established picturesque character.To the west, the pedestrian street Mosman Square is an

under performing public space with only partial activation.The site currently contains the Mosman Council Chambersand Administration, Mosman Library car parking, the MosmanGreen and some council owned retail and residential space.

This chapter consists of three parts; Site Analysis, FacilitiesReturn Brief and Civic Centre Design Options. The purposeis to illustrate how the Civic Centre site could undergosuccessful regeneration and achieve the following aspirations:

■ Be the civic and cultural heart of Mosman

■ Become a hub of public activity

■ Drive growth, change and development in the community


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The three urban design options test the plausibility of

accommodating the facilities described in the Facilities ReturnBrief on the Civic Centre site in a manner that addresses the keyndings of the Site Analysis Study. The urban design optionsalso importantly frame the public spaces that exist betweenbuildings.

The following principles guide all three Civic Centre designoptions:

■ Position the new Facilities to reinforce the existing streetcharacter

■ The public domain should be activated and visible

■ Provide a diversity of connected public spaces

■ Car parking is relocated underground

■ The development should be self funding

The design options permit a high degree of exibility in theway the project is ultimately realised. For instance, the extentof commercial and residential development proposed on thesite can be manipulated by changing the funding structure orby changing the size of public facilities that need to be funded.If it was determined that the Library, Art Gallery and CivicCentre Ofces could manage with smaller increases in size,there would be a corresponding reduction in commercial andresidential provision. This in turn may increase the amount ofpublic space on the site. The ne tuning of the Facilities ReturnBrief together with further studies for trafc and parking, willhelp the design process moving forward to be more exactingand in line with community expectations.

5.2 Facilities Return Brief

The brief seeks to rationalise, rethink and update a range of

nearby public institutions and local community services. Thesefacilities include the library, art gallery, community services,council chambers and administrative ofces and a small butexible performance space.The brief also considers the relationships between thefacilities. Some components are combined on the site toencourage more dynamic and interesting spaces as well asincreasing the spatial efciency and cost of construction.

5.1 Site Analysis

■ Assets

■ Issues

■ Considerations

■ Opportunities

This section uses compiled observational research to outlinesite assets, issues, considerations and opportunities. It aimsto build a framework for the urban design options to respondto. This brief establishes the social aspirations and spatialspecications for the buildings to be accommodated withinthe Mosman Civic Centre site.

5.3 Civic Centre Design Options

Overview

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5.1 Site Analysis

The Crescent and Mosman ParkA Wonderful High Street

The stretch of Military Road extending south east from SpitJunction to Raglan Street is characterised by the relativelyintact and largely continuous grouping of ne late 19th centuryto early 20th century buildings. The buildings are generally 2storeys with shops at street level and housing above. Whilstsome of the housing may have been converted for otheruses, the continuity of shops at street level, the alignmentof buildings with each reinforcing the street edge, and theconsistency of scale, style and material all contribute to thecreation of an active and cohesive ‘High Street’ that is thecentre-piece of Mosman.

Whilst the amenity of the Military Road environment improvesas one moves away from Spit Junction, the older buildingswithin and adjacent to the Civic Centre Site are high qualityand include a number of heritage listed buildings.

The Crescent which lies at the Southern edge of the CivicCentre Site has a leafy residential character and is in starkcontrast with the bustling activity of Spit Junction. It is broadand well planted with mature trees and high quality early20th Century detached Federation Housing set within largegarden settings. It is consistent with the general character ofMosman’s residential areas and is further enhanced by thepicturesque, scenic quality of Mosman Park. Furthermore, theCrescent also benets from the recreational asset of AllanBorder Oval.

Pockets of Activity - Myahgah Mews

Myahgah Mews provides a good precedent for the futuredevelopment of Mosman’s public domain. The emergenceof cafe driven activity is a clear indication of the community’sappetite for well activated, interesting public space.

The intimate proportions of this space combined with thediversity of small cafes vying for people’s attention is driving thesuccess of this space.

Assets

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Mosman Art Gallery is Constrained

The Mosman Art Gallery is constrained by its existingpremises being the former Methodist Church. The buildingitself imposes signicant spatial constraints due to thespecics of its former use as a Church.

In addition, the architectural expression of the churchimposes a religious and historic character upon the gallery; aninstitution which ideally should have more mute surrounds forthe display of a diversity of art works.

Mosman Library Building

The Civic Centre site is currently split in the centre by carparking. This uninviting environment gives the Library Buildingan under whelming forecourt and the Library is isolated anddisconnected from public life. Its position reduces its viabilityto be used as a contemporary library in the future.Nevertheless, it is still a signicant building worthy of adaptivereuse. The building was constructed during 1977 and wasdesigned by highly awarded architects, Edwards MadiganTorzillo and Briggs.

It stands as a good example of 1970s architecture featuringface brick facades with a copper roof form. Its offset skillionroofs contain loft-like and light-lled interior volumes.

Right of Way

There is presently a Right of Way (ROW) orientated east-westthrough the centre of the site that provides access to therear of a number of properties that have frontage to MilitaryRoad. The ROW is accessed via the car park aisles from TheCrescent. In addition, these car park aisles provide serviceaccess to the Council building for functions such as Meals onWheels. The redevelopment of the site must retain this ROW.

Considerations

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Creating a Gateway for Mosman

The Junction needs to be seen as an asset with potential tobecome a pivotal gateway along the Military Road/Spit Roadarterial road. New taller buildings at the junction will startto balance the physical presence of the road. Higher qualitypublic transport interchanges combined with more intensivepedestrian usage of shops and services will also start to shiftthe perception of this place from polluted trafc intersectionto dynamic gateway.

Piccadilly Circus in London is a ne example of building scale,street geometry and pedestrian intensity combining to make adynamic gateway that coexists with large trafc movements.

Passing Trade

Some 60,000 vehicles pass through the Junction each dayrepresenting a key opportunity to increase patronage throughvisual prominence. The combination of gateway commercialbuildings with glimpses of contemporary public buildingswill capture interest and increase patronage to Mosman’scommercial and civic precinct. Each design has the Library andGallery oriented to Military Road and the Junction to maximiseprominence within these busy thoroughfares.

Potential City Wide Views

Spit Junction is located on a natural ridge with views of thecity, Sydney Harbour and the Heads. Buildings above 3 storeysin height will begin to capture these views and provide botha higher return on investment with improved amenity for theoccupants.

Opportunities

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5.2 Facilities Return Brief

Council Chambers and Administration

What is the role of a Local Council Building as we moveinto the second and third decade of the 21st Century?

In Australia, Council Chambers have traditionallymaintained a visual and physical closeness with thecommunity. Their presence provides a civic and ceremonial

quality to the immediate area. However, the role of theCouncil Chambers building in NSW is changing. Themajority of internal spaces and administration areas arenot required to be publically accessible and would be moreappropriate in a campus style structure that encouragesinterdisciplinary collaboration and a more social workplace.

Issues:

The existing building was designed in 1988 and is thefourth Mosman Council Chambers since 1898. In the past24 years, the building has undergone iterative changes thathave resulted in irreconcilable compromises. The buildingis not heritage listed and the architecture is dated. Aninadequate public interface at the entry, poor accessibilityand overly complicated internal circulation all detract fromits functionality.

Over 70% of the ground oor perimeter does not engagewith its surroundings. This has the effect of isolatingMosman’s two key public spaces Mosman Square and theVillage Green from the types of activities that they need.

This street level condition is unacceptable on perhaps themost public site in Mosman. Spit Junction frontage nowhas much more potential as a public building.

Key issues raised by council staff were the crampedconditions and the separation of Council facilities anddepartments across the Civic Centre site. Council currentlyhas 175 staff. Although this gure is unlikely to grow in thenear future, the amalgamated staff do not t in the existingbuilding.

Recommendation:

This project offers an opportunity to envisage a new life forthe Civic Centre site. For the maximum potential of the siteto be explored, the position of the Council Chambers andAdministration building should be reconsidered. Maintainingthe current building without extensive alteration would greatlydiminish the potential of this prominent corner location and

address to Mosman Square.

The public Interface of Mosman Council, the ‘One StopShop’ and Front Counter can capitalise on the activity andconvenience of Military Rd. But the passive council ofcesand meeting rooms can occupy a exible commercial spacewith exibility, district views and close access to MosmanPark.

It is recommended that a proper investigation into therequirements of Mosman council be undertaken prior tonalising designs for the site. A full audit of Council facilitiesand spatial planning analysis is required to prepare an accuratefacility brief. This information would also be valuable forfurther design of the Civic Centre site.Note: For the purpose of this exercise, concept designs

will be based on industry standard spatial allowances andamalgamating the separate departments into one building.

Spatial Requirements:

Internal Program 2,115m2 total

Administration (145 staff)

Open Plan Workspace 12m2 /Person (120 staff) = 1,440m2

Enclosed Ofces 15m2 /ofce (25 staff) = 375m2

Civic Facilities

Council Chambers 165m2

Mayor and Councillors 135m2

Areas for Civic Facilities are based on a 10% increase to existing facilities to

compensate for growth and upgrade to facilities.

The existing Council Chambers and Administration building oor plan

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Library

The library should be the centrepiece of the new MosmanCivic Centre. It should be a prominent, accessible andgenerous social centre with spaces to accommodate newtechnologies. It is a building that can have a positive publicprole through a direct interface with the local community. Anessential part of the Civic Centre ‘Return Brief’ is to rethinkthe library in a contemporary manner whereby it offers moreappeal and value to the local community. The expectation ofcontemporary libraries is to provide a highly accessible suiteof public programs and a broader range of services. The libraryalso aims to capture a wide spectrum of users by offeringmultiple forms of media, particularly digital services.

Issues:

The Mosman Library currently resides in an architecturallyrich building on the site’s south west corner. The buildinghowever lacks the exibility required to meet the potentialthat contemporary libraries hold. Further, the building is poorlysited, neither addressing Military Road nor Mosman Square.Most critically, the existing spaces do not meet generalstandards set by the State Library for size, functionality and

digital technology. Over time, successive expansions to theMain Collection have encroached upon the reading areas andstudy spaces, leaving these important spaces cramped anduninviting. Meeting, function and seminar spaces are also inhigh demand for a diverse range of community uses and arepresently under provided.

Recommendation:

It is recommended that the library be re-located to a sitewhere it will have prominence and ease of access for thecommunity. The benets of constructing a new library arethreefold. Firstly, in a new location it can take advantage of,compliment and activate the public life on Military Road andMosman Square. Secondly, it should be located in a highlyvisible location as it has the potential to act as a recognisablepublic front for Mosman at the nexus of Spit Junction.Thirdly, we recommend creation of a dynamic communityfacility surrounded by active public spaces, shops and publictransport and directly accessible from Military Road.

We also recommend the introduction of a ‘CommunityLounge’ at ground level providing an inviting and informalinterface with the community. With newspapers, magazinesand tablet computers, as well as synergetic retail such as acoffee shop, book and gift shop, it is a space that connectsseamlessly with the public domain. Dedicated, accessiblepublic space is required to meet the community’s needs forformal and informal gatherings, exhibitions and informationtechnologies.

It is recommended that the current library building beretained and restored as part of the new Council Chambersto make good use of its robust architectural character andquality of interiors. A new Library should be designed andconstructed in a more prominent position of the Civic Centresite. Contemporary examples that can be cited as precedentswould be Sydney Customs House and Surry Hills library andCommunity Centre. These examples resonate as ‘PeoplePlaces’ as they feature light lled, generous spaces, and areaccessible from public space.


Internal Program 1,660m2 - 1,665m2 total

Public Living Room 300m2

- Work and Study Space- Reading and Seating Space- Meeting Rooms- Unsecure meeting space (to be shared with Art Gallery)

Enclosed Ofces 15m2 /ofce (25 staff) = 375m2

Main Collection 330m2 (size representscurrent 90, 000 volumes)

Fiction, Non Fiction, Large Print, Special Genre Collection

‘Mosman Room’ Local Studies Collection 140m2

Material of local signicance. Paper-based les, images, memorabilia,

ephemera, computers and equipment for reading digitised resources.- A staff workroom- Specialist room for local & family history

Exhibition Area 60m2

Children’s Collection 175m2 + Activity Area

Youth Col lect ion and Young Adult Area 60m2

Media Centre 250m2

- Public Access Computers- Digital Learning Commons- Dedicated IT training rooms- AV area / Video Lounge (to overlap with Art Gallery)- Scanners, photocopiers, printers

Stack and Store 115m2

Archival space. Atmospheric conditions

Customer Service 50m2

- Service Desk

- Self Check- Reference, Information, Roving Service Points- Community information- Children’s Desk- Public lockers and shelving

Admin & Staff Areas 140m2 (27 staff)

- Work room + Store- Toilets, showers, lockers, kitchen- Meeting and breakout area

Loading and Delivery 45m2

These spaces are suggested based on assumptions made from ‘PeoplePlaces - A guide to Public Libraries in New South Wales’ a documentdistributed by State Library NSW as a guide for the requirements ofcontemporary Libraries and discussions with Mosman Library staff.In addition, areas are based on a 10% increase to existing facilities tocompensate for growth and upgrade to facilities. 87


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Art Gallery

The Mosman Art Gallery should become a cultural focal pointfor the local community and the built environment. It couldbe a place for the local community to meet, discuss, observeand learn. The Mosman art collection comprises modernand contemporary Australian paintings, drawings and printsprimarily acquired through over 60 years of the Mosman Art

Prize. Mosman boasts a uniquely vibrant artistic communityand a proud artistic tradition with many residents activelyinvolved or supportive of artistic activity. The Art Gallery couldbecome the nexus of local art practice, study and patronage,focusing on showing temporary exhibitions by regionalartists, with the capacity to exhibit state and national touringexhibitions.

This type and standard of facility would be unique on theNorth Shore area thereby becoming an important piece ofcultural infrastructure within the greater North Sydney region.

There is potential to develop a vital art scene in Mosmanwith an expanded Mosman Art Gallery as the central focusproviding a broad range of cultural programs and civic,community and commercial events that maximise communityinvolvement

Issues:

The functionality of the existing building is limiting thepotential of the Mosman Art Gallery. The former MethodistChurch was designed in 1915 by Burcham Clamp & WalterBurley Grifn and is of immense cultural and heritage value.Nevertheless, this heritage value will not allow spatialexpansions or renements that are necessary to create asuitable gallery. A particularly evident example is the lack of afunctional loading dock and sufcient storage to attract largertouring exhibitions. “The core spaces of the building - thegalleries - are well below the standard that could reasonablybe expected in an exhibition building of this size and potentialstatus.” (Mosman Art Gallery Refurbishment Feasibility Study,Paul Berkemeier Architect Pty Ltd)

In addition to spatial constraints, the classical architecturalexpression of the building and its distance from Military Roadreduce its popularity as a Modern and Contemporary ArtGallery.

Recommendation:

The gallery has the potential to become a truly dynamiccomponent of the Civic Centre scheme, capitalising on thelatent art culture within Mosman.

The strong recommendation of the “Mosman Art GalleryRefurbishment Feasibility Study, Paul Berkemeier ArchitectPty Ltd” was the relocation of the art gallery to another sitedue to the compromised quality of the existing building.

This ‘Return Brief’ will reiterate this recommendation for thefollowing reasons. A New Mosman Art Gallery can interfacewith Mosman’s key public spaces and join the Library in asynergetic relationship to bring a new cultural layer to theexperience of Mosman.

The quality and diversity of the Mosman Art collection wouldbecome easily accessible and conveniently available, creating

a new cultural attraction to stimulate the Civic Centre site.Mosman would be the home of a contemporary gallery thatwill celebrate, catalogue, conserve and inspire AustralianContemporary Art. In addition, the ‘Community Gallery’, studiospace and artist’s residencies will further cultivate the latent artculture of Mosman.


Internal Program 1,000m2 - 1,505m2 total

Gallery Space 800m2 or 350 linear metres ofwall space. 3.6 metres to 5.0metres in height

- Permanent Collection- Temporary Collection- Community Collection

Reception Area 45m2

- Secure Entrance- Cloaking Area

Staff and Admin 84m2 (7 staff)

- Gallery Director’s Ofce - Staff ofce - Volunteers room- Kitchen- Lockers

Artists’ residency Studios 30m2

- Size for 2 artists- Not overnight accommodation- Research Library

Franchise Sales 200m2

- shared cafe with library- small gallery shop

Store + Material handling 300m2

Space to accommodate the entire permanent collection, plus a margin of25 - 50 per cent to cope with future needs.

Loading Dock 45m2

- Sized to accommodate a semi-trailer

These spaces are suggested based on discussions with Mosman ArtGallery staff, assumptions made from ‘Regional galleries of New SouthWales Design, Planning and Development Manual’ a document distributedby Regional Galleries Association of New South Wales as a guide for therequirements of contemporary Art Galleries. In addition, areas are based on a10% increase to existing facilities to compensate for growth and upgrade tofacilities.

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Community Services

Community Services play an important part of Council’sactivities. Providing an admirable level of services acrossthe demographic spectrum of the community. The Seniors’Centre, Seniors’ Lounge, Meals on Wheels, the Child CareCentre and Youth Centre serve the community needs byproviding unconditional space for activity and interaction.Currently these facilities are spread across the site andsurrounding areas. The architectural ambition of CommunityServices should be to provide amenity and privacy for theusers whilst encouraging the opportunity for interactionbetween different demographics. The functions of thebuildings or rooms could overlap, instigating informalinteraction between different walks of life. The exible spacesshould allow for options of uses with efcient programmingover the course of the day.

Issues:

The existing Seniors’ Centre is situated in the former ‘TownHall Auditorium’ of the Council Chambers building alongsideMyahgah Road. The internal layouts are complicated as aresult of renovations over time. Level changes, ramps and

stairs create potential WH&S problems and severely limitaccessibility. For instance, the entry through the pedestrianstreet requires a 70-metre walk from the drop-off zoneincluding multiple level changes.

The Youth Centre is currently within the Library building. It is adedicated 245 square metre space occupying valuable groundoor space on The Crescent. Although it is very specicallyfurnished and decorated, the space is not used efcientlyduring school hours on most days. For this reason the spaceis increasingly being used for meetings and functions eventhough it is not designed for exible use.

The ‘Meals On Wheels’ program has changed to incorporatepre-prepared meals. Consequently the existing kitchenand preparation spaces are under-utilised and needs to bemodied to accommodate more functional delivery and

storage space.

Recommendations:

Accessibility is of high importance. Community services roomsshould integrate with adjacent courtyards, open space androads. The privacy and accessibility of The Crescent wouldbe ideal as a dedicated drop-off point for aged people whilstalso providing the scenic amenity of views towards MosmanPark. The Seniors’ Centre and Lounge should be connected

accessibly to the new Library and Art Gallery to encourage amixing of demographics within the community.

The new Seniors’ Centre should be designed as a multipurposespace so it may function as a community restaurant whenneeded. The space must be accessible and transformablewith movable furniture. The adjoining Seniors’ Lounge wouldincorporate an efcient distribution point for the commercialkitchen and ‘Meals On Wheels’. The Seniors’ Lounge musthave convenient facilities and rooms for classes.

The ‘Young Adult Area’ and Youth Collection in the new Libraryshould have a direct physical proximity with the Youth Centre.This would broaden and diversify functions of the Youth Centreto facilitate a range of educational and interest-based programs,Information Technology, seating, study space and break-out

space.A new Occasional Child care Centre should be included toreplace the centre currently in Mosman Park to provide childcare for children from 6 weeks old to school age.

Internal Program 618m2 total

Seniors’ Centre 195m2

Seniors’ Lounge 150m2

These areas are based on a 30% increase to existing facilities

Meals on Wheels 45m2

Sized for a full commercial kitchen

Occasional Child Care Centre

132m2 Internal space215m2 Outdoor space

Youth Centre 228m2

- Flexible Multipurpose space- Games Area- Mixing and recording studios, graphicimaging, lm editing - Kitchen- Staff room- Outdoor access

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Multipurpose Space

Mosman Town Hall once existed within the current CouncilChambers building on Mosman Square. The expansion andrestructuring of administration and community servicesresulted in the town hall being converted to accommodatethese uses. The hall is now currently occupied by Councilreception, seniors’ lounge, seniors’ centre and communityservices.

The contemporary equivalent of a Town Hall mustaccommodate a range of events. Theatre, Functions,seminars, lectures, exhibitions and small music performancessuch as the Mosman Orchestra all must be facilitated by thisspace. The space is sized for around 50-60 people in a tieredseating arrangement and accommodates school classesvisiting the Art Gallery or Library.

The ideal solution is a multiform theatre which has theability to transform between tiered, studio and at oorcongurations in just a few hours. Traditionally multiformtheatres encourage an intimate connection between theaudience and performer, using no curtains and little scenery.The room may be round, square or rectangular. Precedents

for this facility include The Hive, Worcester, England and TheStudio, Sydney Opera House.

The multipurpose space should be centrally located where itcan benet both the art gallery and library. The larger galleryopenings or book launches for instance could make use ofthe space in the same weekend. Adjacent to Mosman Green,Civic Place or Mosman Square is also paramount as theycan be used as spill out space for the venue. In addition, theability to visually expose the performance space to its urbansurroundings will animate these spaces.

Spatial Requirements -

Internal Program 200m2 total

To be programmed in conjunction with the Grand Hall in the formerMethodist Church.

(To accommodate a school class of at least thirty)

- Shared between Art Gallery and Library- Function / Seminar / Lecture / Exhibition Space / Small Performance

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Schedule of Spaces provided by the Facilities Return Brief

PLEASE NOTE:* Indicates where gures are not clear from existing information - All gures are approximate at the ‘Feasibility’ stage- All gures given in the ‘Current-Proposed’ schedule are ‘Net Usable Area’ (NUA) - This is theoretical gure. It is the amount of space, in square metres (sqm),required to accommodate an activity, a function or an individual in an idealised, 100% efcient environment. - NLA is a measurement of the area of a tenancy space. Besides the physical oor space, NLA includes the area occupied by some of the structural elements andservices that lie within the perimeter of the tenancy.- All facilities, spatial requirements, sizes and functions have been requested and agreed upon by Mosman Council. These requirements have been derivedthrough close consultation with Council staff and fac ilities planners, independent observation, community consultation and MOSPLAN, existing reports by privateconsultants provided by Council.- Saleable gures have been prepared in order to achieve a reasonable development margin, in consultation with Davis & Langdon

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OPEN SPACE 3690 4155

Mosman Square 2080 1760

Mosman Green 810 810

Laneways / Pedestrian Streets 800 1585

MOSMAN LIBRARY 971 1665

Public Living Room 0 300

Main Collection 245 330

Mosman Room 140 140

Exhibition Area 5 60

Childrens Collection 155 175

Youth Collection and Young Adult Area 54 60

Media Centre 45 250

Stack and Store 115 115

Customer Service 42 50

Admin and Staff 125 140

Loading and Delivery 45 45

MOSMAN ART GALLERY 405 1200

Gallery Space 300 800

Reception Area 10 45

Artists' Residency Studios 0 30

Staff and Administration 40 84

Store and Material Handling 55 300

Loading and Delivery * 45

COMMUNITY SERVICES 470 618

Seniors' Centre 120 195

Seniors' Lounge 120 150

Meals on Wheels 50 45

Occasional Child Care Centre Internal Space * 132

Occasional Child Care Centre External Space * 215Youth Centre 180 228

MULTIPURPOSE SPACE 0 200

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Current Proposed

COUN CIL CHA MB ER S A ND ADMIN IS TR AT ION 15 36 21 15

Open Plan Workspace * 1440

Enclosed Offices * 375

Council Chambers 150 165

Mayor and Councillors 123 135

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CAR PARKING 1600 5640

Public Car Parking Spaces 62 100

Disabled Spaces 2 2

Community Bus 2 2

Meals On Wheels 6 6

Rubbish Removal 1 1

Motorbike 3 3

Car Parking Spaces for Residential Tenancies - 124

Car Parking Spaces for Commercial Tenancies - 0

Car Parking Spaces for Retail Tenancies - 0 I

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Retail 846 846 il

Residentail 296 0 i il

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TOTAL CULTURAL & COMMUNITY FACILITIES 1846 3683 I I I I

Mosman Library 971 1665 i

Mosman Art Gallery 405 1200 ll

Community Services 470 618 i i

Multipurpose Space 0 200 l i

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Current Proposed

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5.3 Civic Centre Design Options

The following three Civic Centre Design Options synthesise the outcomesof the site analysis and deliver the new Facilities Return Brief on the site.The designs congure new and existing buildings and public open spaces tocreate a Civic Centre, a gateway to Mosman’s High Street, and a place thatcentralises new cultural life in Mosman.

Guiding Principles:

■ Reinforce Existing Street Character

Each option is conceived with active uses oriented to Military Roadand the Junction and quieter uses oriented to The Crescent.In this regard, the edges to active public spaces are reinforced withcontinuous built-form and active uses such as the library, art galleryand shops whereas in The Crescent, residential or passive uses suchas community services are set within freestanding buildings in garden

settings that reinforce the picturesque character of the street.

■ Activated and Visible Public Space Each design establishes a sensible public domain structure with activeedges to create thriving public spaces for the community. A feature ofeach option is the creation of a piazza space at the rear of the heritagebuildings to form an enclosed public space with good sunlight access

and a diversity of community and retail offerings.

■ A Diversity of Connected Public Spaces The architecture and the public spaces are congured to createa variety of enjoyable and functional outdoor rooms that inviteoccupancy and many types of interactions and encounters. Thespaces are accessible and adaptable and may be programmed to

supplement the occasional needs of other Civic Centre facilities. TheLibrary, the Art Gallery, community services and Council Chambersall require outdoor spaces that are accommodated in the options.Importantly all three options maintain green space on site, without

compromising urban space.

■ Car Parking Relocated Underground All public car parking and private parking for new residencies is locatedunderground in each option to prioritise ground level for higher valueusage.All options will retain the existing supply of public parking. In Option 2

and 3, additional 38 public spaces is provided.

■ Self Funding The quantum of commercial development contained in each option issized to self fund the corresponding public and community aspectscontained in each option. Accordingly, Option 2 and 3 which featurelarger community facilities, also accommodate larger commercial oorspace.

Note: Each option is designed to meet the objectives of Mosman LEP 2012, the keyplanning controls for the site. Option 1 is fully compliant with the numerical controlswhereas Option 2 and 3 require a variation to the height controls to permit additionalheight at the centre of the site where the impact is less.The key controls are;

■ Land use - B2 Local Centre - generally mixed usage

■ Maximum FSR - 3:1 (for sites greater than 1,500m2)

■ Maximum Building Height - 15m

Reinforce Existing Street CharacterEach option is conceived with active uses oriented to Military Road and the Junction and quieter uses oriented to The Crescent.

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Options 1 and 2 have the same structure and achieve largely the sameoutcomes.The fundamental difference is that Option 2 has more oors of saleableresidential in order to ensure the development is self funding.

Options 1 and 2 show a new, contemporary Mosman Library and ArtGallery building situated in a position of prominence opposite the Junction.The building sits between two spaces where it can become the primary

landmark and attractor for the Civic Centre precinct.

The existing Council Building and East Commercial block are eachdemolished to allow construction of these new public spaces and building.

Civic Place provides a exible forecourt to the library and Art gallery andbroader Civic Centre site. It is also ideal for public events and outdoorperformances. Where the Civic Place feeds into Mosman Square, the publiclounge, cafe and gift shop within the Library and Art Gallery building willboost activation. Garden beds and obstacles are removed to allow events tooccur within Civic Place and alfresco dining within Mosman Square.

Mosman Piazza is structured in a similar way to a ‘European style’ enclosedpublic space. A new council building occupies the eastern edge of thepiazza with its ‘One Stop Shop’ located directly off the piazza. The space isbook ended by the new Library and Art Gallery building to the west. It isproposed that the owners of the heritage buildings along the northern edgebe incentivised to re-develop the rear of their properties to create ne-grained shops and cafes in a similar fashion to those in Myahgah Mews.Along the new southern edge of the space are a series of retail tenancies to

assist in activating the space.

Mosman Green is repositioned at the southern end of Mosman Square. Itis loosely paved and covered in grass to form a durable surface for exibleuse. It would remain the home of the Mosman Markets encouraginggradual expansion north towards Civic Place and Military Rd.

Saleable DevelopmentThe commercial and community activity dissipates toward The Crescentwhere a new residential building is proposed on the existing car park siteto offset the costs of the community facilities. A podium houses the retailand commercial spaces on the piazza. The frontage facing the Crescent isarticulated to match the rhythm of the existing freestanding houses andbuildings in the street. These four storey frontages establish a scale thatbridges the existing 3 storey library building to the east and the four storeyapartment building in Mosman Square

Community ServicesThe existing library building is retained for adaptive re-use. It has good

architectural qualities, ideal accessibility and an outlook over Mosman Parkand is re-t to accommodate the community services.

Basement ParkingA new 1.5 level basement parking station is provided under thedevelopment to satisfy the total public and private parking demand. Thecarpark would be accessed via a driveway entry from the Crescent.

Option 2 is self funding by adding a n additional three storeys abovethe podium building on the Crescent. These are set-back 12m from theCrescent frontage minimising the appearance of bulk and visual impactupon the street. Nevertheless, it will require a variation to the heightcontrols to permit an increase from 15m to 22m.

Design Options 1 and 2

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Civic Centre Design Options 1 & 2

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Civic Place - Options 1 & 2

View looking South from the Landmark site towards Civic Place. A building to frame and charge the public space with activity.

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Civic Place - Options 1 & 2

View looking North from Mosman Square towards Military Road

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The Crescent - Option 2

View looking West from The Crescent towards Myahgah Road

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Physical Model - Option 2

Aerial view looking south-east from above the Junction

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Following the presentation of Options 1 and 2, feedback wasreceived by Council and the local community calling for theinvestigation of a further design option. The following concernswere raised and addressed in Option 3:

Proximity of ‘Civic Place’ to the JunctionOption 3 removes Civic Place. In effect, this option prioritises theprovision of public open space on the Crescent as opposed to near

the Junction.

The loss of Mosman GreenOption 3 provides an alternative design that maintains the ‘MosmanGreen’ in its current location. In this scenario the existing CouncilChambers and Administration building has been removed and hencethe Mosman Green will be activated on its northern edge by theMultipurpose hall.

Demolish the existing library buildingThis option removes the existing Mosman Library building to enablea more efcient large footprint residential building to be establishedon this part of the site. The ‘east block’ has dual frontages. It is sixstoreys on Military Road and ve storeys on The Crescent. Theground oor accommodates Council owned retail tenancies andthe ‘One Stop Shop’ with council chambers and administrationabove. Commercial ofces and residential apartments make up theremaining levels above.

Taller buildings nearer to the centre of the siteThe new residential development on the Crescent is adjoined by theMosman Green to the west, Mosman Piazza to the north. It consistsof a four storey podium with articulated frontages to The Crescent,and an additional four storeys set-back to keep its height localized tothe centre of the site.

Mosman PiazzaAgain, Mosman Piazza sits as the centre piece for the site withnew community and cultural facilities, and retail and commercialtenancies located around its edges.

Mosman SquareThe space is provided with two active edges. The existing shopsand cafes along the western edge are reinforced by the publiclounge, cafe and gift shop of new Library and Art Gallery along theeastern edge.

Community ServicesSeniors centre, seniors lounge and occasional child care are locatedon the ground oor of the residential development adjacent to thevillage green and making use of its open space.

Design Option 3

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Civic Centre Design Option 3

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Civic Place Option 3

View looking North from Mosman Square towards Military Road

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The Crescent Option 3

View looking West from The Crescent towards Myahgah Road

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Physical Model Option 3

Aerial view looking south-east from above the Junction

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Options comparison

PLEASE NOTE:- All gures are approximate at the ‘Feasibility’ stage- ‘Net Usable Area’ (NUA) - This is theoretical gure. It is the amount of space, in square metres (sqm), required to accommodate an activity, a function or an individual in an idealised, 100% efcient environment. - NLA is a measurement of the area of a tenancy space. Besides the physical oor s pace, NLA includes the area occupied by some of the structural elements and services that lie within the perimeter of the tenancy. - Saleable gures have been prepared in order to achieve a reasonable development margin, in c onsultation with Davis & Langdon

OPTION 1 OPTION 2 OPTION 3

NLA - SALEABLE DEVELOPMENT NUA NLA GFA GBA NUA NLA GFA GBA NUA NLA GFA GBA

Saleable Residential - 8185 10016 10770 - 12350 15113 16250 - 11163 13660 14688

Saleable Retail - 511 565 608 - 511 565 608 - 511 565 608

COUNCIL OWNED RENTAL SPACE

Retail - 897 1083 1165 - 897 1083 1165 - 897 1083 1165

Residentail - - - - - - - - - - - -

COUNCIL CHAMBERS AND ADMINISTRATION 2115 - 2554 2747 2115 - 2554 2747 2115 - 2554 2747

TOTAL CULTURAL & COMMUNITY FACILITIES - 4418 5924 - 4101 5494 - 4418 5924

Mosman Library 1665 - 2450 3142 1600 - 2355 3019 1665 - 2450 3142Mosman Art Gallery 1200 - 1329 1846 1000 - 1108 1538 1200 - 1329 1846

Community Services 618 - 639 687 618 - 639 687 618 - 639 687

Multipurpose Space 200 - 233 250 200 - 233 250 200 - 233 250

APPROX. PUBLIC CAR PARKING SPACES - - - 62 - - - 100 - - - 100

Option 1

Option 1 meets the spatial requirements of thefacilities brief while remaining within the allowableplanning controls for the site.

The height control of 15m restricts any possibility fortaller buildings that can accommodate residential de-velopment that takes advantage of high-level viewsto the city, harbour and heads.

This restriction also has limited the extent of saleableoor space that can be provided on the site and ac -cordingly, the project in this conguration is not selffunding.

The extent of community facilities provided wouldneed to be substantially reduced in order that thisoption be self funding.

Option 2

Option 2 optimises the brief with reductions to theArt Gallery by 200m2 and the Library by 65m2. Theprovision of saleable oor space is reduced accord -ingly although the height controls still need to beexceeded to get the required oor space on the site.Buildings to 7 storeys (23m) are located at the centreof the site where their physical and visual impact is

least apparent.

Option 3

Option 3 meets the spatial requirements of the facili-ties brief while meeting the required level of saleableoor space to make the development self funding.The height controls for the site are exceeded with 8storey buildings (26m) required to house the requiredoor space.

Recommendation

Option 2 is our recommended option for further development as it is self funding while being lower in scale than Op-tion 3. We see further benets in the basic structure of Option 2 which reconciles deciencies in Mosman Square asMosman’s primary public space while situating Mosman Green in a more accessible connected location.

Further, the continuity and connectivity of activated public domain in Option 2 will enrich the cultural and social fabricof Mosman while improving the sustainability of the Junction as a commercial centre.

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