GLENDALOUGH STATION PRECINCT STUDY Review December 2005 A new vibrant and attractive Town Centre History Where have we been? The Glendalough Station Precinct Study was commissioned by the City of Stirling in 1999. The study aimed to address a number of key challenges that resulted from the historical industrial land uses in the area and disconnected road network caused by the introduction of the freeway in the late 1980’s. The study also sought to capitalise on the excellent location of the precinct and its accessibility to the wider metropolitan area through its proximity to the Glendalough Train Station. The study found that the area was experiencing a ‘shift’ in the nature of the land uses which has been slowly moving away from industrial land uses, to more commercial and business type developments. The study put forward recommendations which would contribute to the creation of an ‘urban village’ style precinct capitalising on its location adjacent to the Glendalough train station, which would enable landowners the opportunity to develop land uses which would attract people and businesses to the area. Some other objectives of the Glendalough Station Precinct Study were to: • Promote development which would make the best use of the location of the area; • Encourage the use of public transport and provide Present an attractive pedestrian environment; Where are we now? • Promote appropriate land uses such as ofﬁces, service While progress on the study recommendations retail and residential development; has been made, it has been difﬁcult to advance some • Improve the appearance and image of the area through of the broader goals relating to the land use change the creation of a distinct character and a sense of place, occurring in the area. both on public and private land; In September 2005 the City of Stirling carried out a review of the • Establish development standards to guide development Glendalough Station Precinct Study to identify and address some of in the area, ensuring high quality development would occur; the difﬁculties associated with its progress. • Improve the access and vehicular circulation in the area; and • Resolve land use, trafﬁc and environmental conﬂicts. The review acknowledged that although many of the recommendations The study suggested these objectives could be implemented through: of the study were sound in principle, they were difﬁcult to achieve because we could not gain committed support from all stakeholders. • Various changes in the zoning within the area, enabling land use change and new more integrated development; This review has resulted in a more up to date and practical approach • New roads and street upgrades; and being developed, and the City of Stirling is committed to consulting • Landscaping enhancements. landowners and gaining the support of those affected in order The study identiﬁed the beneﬁts the location of Glendalough in relation to to establish a way forward. Perth City, Osborne Park, The Mitchell Freeway and the Glendalough train station, as well as a wide range of recommendations that would coordinate land uses throughout the Glendalough and Osborne Park Industrial Area. These recommendations see the area gradually moving away from traditional City of Stirling Administration Centre Telephone: 9345 8555 industrial uses to a more mixed style development that involves a range 25 Cedric Street Fax: 9345 8822 of different activities, including ofﬁces, retail and potentially a residential Stirling WA 6021 Email: email@example.com component. Website: www.stirling.wa.gov.au Since the 1999 study, a range of initiatives within the study area have been carried out by the City and other government agencies, including; Future ✓ Upgrade of “Triangle Park” (located at the intersection Where are we going? of Scarborough Beach Road and Harborne Street); In an attempt localise the continuing ✓ Increased Park ‘n’ Ride bays at the train station; issues associated with the Glendalough ✓ Redesign of the bus station; area, the City of Stirling has identiﬁed ✓ A detailed design study of road widening along ﬁve speciﬁc ‘quadrants’ within the Scarborough Beach Road; precinct. The City recognises that ✓ Design studies for the remaining upgrade of Main Street these quadrants all have different to Scarborough Beach Road; issues associated with them and ✓ A parking study of Cayley Street and implementation should be dealt with on an individual, of its ﬁndings. yet coordinated fashion. For further information relating to the study, please go to City of Stirling’s To assist in the progression of the website at www. stirling.wa.gov.au and follow the links from Planning study’s objectives, the City has been to City Plans and then select Glendalough Station Precinct. developing a range of strategies and recommendations for each quadrant within the Glendalough Precinct. Map of Proposed Quadrants For many of these recommendations, for Glendalough and East Osborne Park however, landowner support is critical � � �� �� � � � �� � � � � � �� � � � � �� �� � � � �� � � � � � �� � � and further discussions with these stakeholders will be facilitated early � � �� � � � � � � � � � ����������� �� � � � �� � � � � � � � � � � � � �� � � � �� � � � � � � � � � �� � � � �� � in the new year. Some of the initiatives occurring within the quadrants for ���������� � � � � � � � � � � � � � � �� � � � � � � � � � � � � � � � � � �� � � � further discussions with landowners are outlined on the opposite page. � � � � �� � � � � � � � � �������� �������� Have your say ���������������� �� � � � � We’d like your feedback on the Glendalough Station � � � � � ��� Precinct Study. Please ﬁll �� � � � �� � � � � ����������� out the postcard survey and � � � � �� � � � � � � return to us by January 6, 2006 (no stamp required). � � � � � � � �� � � � � � � � � �� � � �� � � �� � �� � � �� � �� �� � � � � � � � � � �� � � � � 1 South East Quadrant � �� � � � � � � � � � � � � �� � � � � � � � � � 2 West Quadrant 3 Main Street 4 North East Quadrant � � �� � � � � � 5 North Quadrant � � � � � ��� � � � Glendalough Station Precinct Boundary 1 South East Quadrant Mixed Residential Cell The ten lots fronting Scarborough Beach Road, bound by Jugan and Brady Streets, are currently the subject of a Rezoning Amendment (423), initiated by the landowners. This ‘cell’ will create a vibrant mix of residential, ofﬁce and retail uses. It will create an entrance to the Glendalough area and encourage an attractive street interface between pedestrians and buildings. The proposal is currently with the State Government for ﬁnal approval. 2 West Quadrant Mixed Business The area west of the freeway along Scarborough Beach Road to Frobisher Road bounded by Cayley and Neil Street, contains a wide range of land uses ranging from medium to high-density residential dwellings in the southern area, to car yards, ofﬁces and food manufacturing in the north. There is relatively new, substantial, privately owned infrastructure located in this area, particularly in the north, which is likely to remain in place for some time. This quadrant is currently the subject of a separate Scheme Amendment, which is being prepared to be advertised. Amendment (492) proposes a ‘Mixed Business’ zone along Scarborough Beach Road into the heart of Shopping Centre – the Innaloo Shopping Centre. This Amendment proposes to bring parts of this quadrant into line with the rest of Glendalough by assisting its evolution from industrial land uses to more commercial based land uses. As a result of the study review no major infrastructure enhancements have been proposed for this area in the short term; however, there is a long-term vision for the renewal of this quadrant as part of the Glendalough Precinct and Scarborough Beach Road corridor. 3 Main Street Quadrant Town Centre The small commercial area on Main Street, extending from the Scarborough Beach Road intersection to Baden Street currently operates under two different zonings – ‘General Industrial’ on the western side of Main Street and ‘Business’ on the eastern side. With the quadrant operating under these different zones, the development occurring within them is becoming disjointed. The review process identiﬁed the desirability of possibly rezoning the entire area to a consistent “Town Centre” or “Business” zone that would allow a greater mix of land uses to be established and to begin operating within the quadrant. This proposal would require clear support from the landowners for it to proceed. 4 North East Quadrant Business/Mixed Business/Mixed Use The quadrant to the north east of the freeway, bound by Scarborough Beach Road, Donovan and Baden Streets is characterised largely by industrial uses such as automotive repairs and food-manufacturing. One of the primary constraints for this quadrant is the poor road network which has resulted from east-west roads being severed with the construction of the freeway (isolating many of the lots and providing poor access). Due to its age and fragmented development, the City of Stirling sees this pocket as having the greatest redevelopment opportunity and would like to create a partnership with landowners in determining the best course of action for its future development. A potential objective for this quadrant is to increase the opportunity for a greater variety of land uses and improved access within the quadrant. These changes would increase property values. The consultation due to occur with landowners will explore the available options and hopefully assist in developing a consensus on the future direction of this area. 5 North Quadrant Mixed Use In this area, to the north of Powell Street to McDonald and east to Main Street, the predominant land uses are older warehouses and multiple workshops. In the immediate surrounding residential area, there is a noticeable trend towards higher quality residential apartment style developments, reﬂecting the desirability of this area for residential use. Although not previously included within the 1999 study, the review identiﬁed that any zoning changes to the southern adjoining quadrant would leave this area as an isolated industrial pocket on the western side of the freeway. This is not desirable from a planning and local amenity perspective. This area would most likely beneﬁt from a change of land uses from the current industrial uses to a mix of ofﬁces and residences and streetscape enhancement. Other changes ... Other changes ... The City of Stirling’s Planning, Engineering and Parks Units The City of Stirling is committed to working with the Department are committed to working together to improve the attractiveness for Planning and Infrastructure, Main Roads, Perth Transit Authority of the Glendalough area as a whole. Initiatives such as landscaping and Bike West to progress options for the future of the area. and road upgrades throughout the area would support the long-term We aim to work together with these agencies and landowners vision for a vibrant, attractive and inviting locality. to formulate a revised strategy, based on the current trends of the area and a shared vision for its future. The original study proposed a number of new roads to improve both vehicle, pedestrian and bicycle access through the area, primarily Some of the new roads and other upgrades recommended in the 1999 in a north-south direction, aiming to provide better connectivity within study have been removed in light of the difﬁculties we face in their the Precinct as a whole. The east and west of Glendalough were implementation. Those retained (primarily in the North east quadrant) isolated with the introduction of the freeway, and movement through will form the basis of future discussion at a State Government the Precinct has since suffered as a result. and landowner level to progress the study goals and objectives. Glendalough What next? In order to implement the revised study recommendations the City of Stirling needs your support. The City of Stirling will seek further direction from landowners immediately affected by these proposals in a workshop proposed to be held early 2006. We believe that the Glendalough area has the equivalent potential of similar station orientated precincts that are in the same proximity to Perth, such as Leederville, Subiaco and East Perth. The development occurring in and around the Glendalough train station is already heading in this direction. Progressing the study now will provide the infrastructure and capacity to establish the area and deliver a diverse mix of land uses for landowners. It is now up to all of us to work together to achieve a balance of existing and new land uses, which will promote and develop the area to its full potential. The outcomes of consultation will help direct us in our discussions with the State Government as to progressing the study. Further information regarding where and when this consultation will occur will be available in due course. In the meantime we are seeking indications of support from the broader community for the Glendalough study and its recommendations. The attached survey postcard has been provided for you to indicate your priorities and preference for improvement in the study area. Please complete and return to the City of Stirling via post (no stamp required). For further information on the Glendalough Station Precinct Study please follow the links from our homepage, www.stirling.wa.gov.au STR14863 12/05 from Planning to City Plans and then select Glendalough Station Precinct.