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GLENDALOUGH STATION PRECINCT STUDY

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					                                                  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: stirling@stirling.wa.gov.au
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
                                                                                                                                                                                                                                    � � �� � � � � � � � � �
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                                                          � � � � � � � � �� � � � �� �                                                                   � � � � � � � � �� � � � �� �                                                                                                    in the new year. Some of the initiatives
                                                                                                                                                                                                                                                                                           occurring within the quadrants for
                                                                                                                              ����������




               � � � � � � � � � � � � � � �� � � �                                                                                                     � � � � � � � � � � � � � � �� � � �                                                                                               further discussions with landowners
                                                                                                                                                                                                                                                                                           are outlined on the opposite page.
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                    ��������                                                                                                                                                                                                                                                               Have your say
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                                                                                                                                                                                                                                                        �� � � � �                         We’d like your feedback
                                                                                                                                                                                                                                                                                           on the Glendalough Station
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                                                                                                                                                                                                                                                                                           Precinct Study. Please fill
                                                                                                                                                                                                                                                                     �� � � � �� � � � �




                                                             �����������
                                                                                                                                                                                                                                                                                           out the postcard survey and
                                                                                                                                                                                       � � � � �� � � � � � �
                                                                                                                                                                                                                                                                                           return to us by January 6,
                                                                                                                                                                                                                                                                                           2006 (no stamp required).
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                                                                                                                                                                                          1 South East Quadrant
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                                                                                                                                                                                          2 West Quadrant
                                                                                                                                                                                          3 Main Street
                                                                                                                                                                                          4 North East Quadrant
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                                                                                                                                                                                          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.

				
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Description: GLENDALOUGH STATION PRECINCT STUDY