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Wauchope Greater CBD Master Plan

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					          WAUCHOPE GREATER CBD
              MASTER PLAN



                    DRAFT 3




Port Macquarie-Hastings       August 2005
Master Plan Preamble
The Wauchope CBD Master Plan is underpinned by Council‟s Retail Policy
Plan. Its major objective is to create a popular, prosperous and well
patronised CBD.

Successful, modern shopping centres are those with a strong sense of
appeal attracting people for a variety of reasons – not just for comparison
shopping.

A key element in increasing the appeal of the Wauchope CBD is to reduce
volumes of „through‟ traffic. This has meant the Master Plan has had to deal
with alternative traffic routes outside of the study area.

The development of the Master Plan has involved considerable consultation
with the local community and interest groups. There have been public
exhibition periods for both Drafts 1 and 2, two public meetings and a meeting
with the Wauchope Chamber of Commerce.

From the submissions received it can be interpreted that the majority view is
to ensure the Wauchope CBD remains an economically healthy, attractive,
pedestrian oriented, and well connected civic and commercial heart of the
community.

A small number of submissions insisted on „leaving things as they are‟
„stopping further development‟ and „enough is enough‟.

This Draft, (Draft 3), has been prepared by Hastings Council. It is based on
the original prepared by King & Campbell, and submissions received during
both public exhibition periods.




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Summary

Draft 2 of the Wauchope CBD Master Plan was exhibited for a six (6)
week period. It included several +amendments suggested during the
public exhibition of Draft 1. The main ones were:

   Deletion of the Waugh/Young Street route as a northern optional
    deviation to High Street.

   Incorporation of a roundabout within the continuous connection
    between Oxley Highway (east) and Cameron Street.


Ten (10) submissions were received following exhibition of Draft 2.
Some of these were again critical of the proposal to use the
Cameron/Blackbutt route as the optional deviation to High Street. This
matter was addressed in some detail in the report to Council on 11
August 2005. Most of the remaining submissions related to safety,
signage and intersection treatments. These have been referred to the
detailed design stage.




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Contents


Summary………………………………………………………………………….3



Background………………………………………………………………….…..5



Site Analysis…………………………………………………………………..…6



Key Components of the Wauchope CBD Master Plan………………..…12

     Traffic and Transport……………………………………………….…12
     High Street Improvement Works……………………………………13
     High Street/Hastings Street Intersection Improvements……….15
     Bain Park Improvement Works……………………………………...16
     Future Retail…………………………………………………………….17
     Car Parking……………………………………………………………...17
     Place-making – Public Art & Heritage Interpretations…………..18
     Existing Figs in Hastings Street…………………………………….18
     Connections to the Hastings River…………………………………19
     Town Entries……………………………………………………………19



Cost and Staging of Capital Works………………………………………...21



Where to From Here?…………………………………………………………22


Attachment 1     Roundabout on Continuous connection between
                 Oxley Highway (east) and Cameron Street




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Background
The requirement for the Wauchope CBD Master Plan has been generated in
large part by Hastings Council‟s Retail Policy Plan.

The objectives of that Plan are as follows:

1.      To provide, within the existing identified retail centres of the Hastings,
        sufficient retail space to cater for a population of 80,000 people and a
        sub-regional population of 150,000 people.
2.      To seek from existing major retailers and other operators within the
        current retail areas a demonstration of their commitment and ability to
        satisfy the objective described in Point 1.
3.      To put in place deliberate planning policies that resist the
        development of any further retail centres, except local convenience
        centres servicing new urban areas, during that period referred to in
        Point 1 and subject to the achievement of Point 2.
4.      To maintain the present hierarchy of retail centres throughout the
        Hastings.
5.      To identify and protect suitable sites for additional major retail
        development and to ensure that development of these sites cannot
        occur until the objective of Point 1 is satisfied.


The purpose of the Wauchope CBD Master Plan

    The purpose of the Wauchope CBD Master Plan is to provide strategic
     guidance to Council, property owners, developers and others interested
     in undertaking works within the study area.

    This report has been written to elucidate policy and design proposals
     illustrated graphically in Exhibits 4 to 8, as contained in this report.


References

A number of planning reports have been reviewed and serve as valuable
background information for this Master Plan. These reports include:

    Wauchope Traffic Study, ERM Mitchell McCotter, March 1996

    Wauchope Bike Plan, Arup Transportation in Association with Geoplan
     Urban and Traffic Planning, June 1998

    Wauchope Townscape Plan, Hastings Council and Urban Design
     Consultants, June 1990

    Wauchope Growth Study, Hasting Council, March 1992

    Wauchope Urban Growth Strategy, Hasting Council 2001


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Site Analysis
Development Pressure

Wauchope has a population of approximately 6,000. The town was founded
in 1870 and has a rich heritage based on early timber felling and agricultural
practices. The town has grown gradually since this time and enjoys an
image of a small comfortable and pleasant country town.

However, in recent years and for at least the foreseeable future, the town
has and is projected to continue to be subjected to increasing development
pressure, principally residential development to the immediate west of the
township. This will create additional demands on the traffic, retail and open
space functions of the town and particularly its CBD.


Traffic and Transport Analysis

Based on traffic surveys reported in the Wauchope Traffic Study (1996)
there are approximately 12,000 vehicles per day using High Street within the
Wauchope CBD, on a normal weekday. Approximately 250 of these
vehicles are trucks of which about 15% (40 vehs/day) are large articulated
vehicles.

An analysis of existing development distribution across Wauchope indicates
that approximately 4,400 vehicles per day would be potentially diverted to an
alternative route via Cameron Street and Blackbutt Drive if Oxley Highway
was to be realigned to provide a more convenient connection with Cameron
Street to the south of High Street. This would result in an immediate 35%
reduction in traffic in High Street within the CBD.

Future traffic movements in High Street within the Wauchope CBD will be
primarily affected by the following three factors in descending order of
significance.

   The rate of development in areas to the west, northwest and southwest
    of the CBD.

   The rate of retail and commercial development within the CBD.

   The rate of growth of traffic passing through Wauchope en route to and
    from other locations in the region.

Notwithstanding any future retail/commercial development in the CBD, it is
estimated that there is a potential for traffic in High Street within the CBD to
grow by an additional 4,500 – 6,500 vehicles per day by approximately 2014.
The bulk of this growth will be generated by development in the western and
south-western sectors of Wauchope.




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These estimates indicate that by 2014, traffic volumes in High Street within
the CBD will be approximately 17,500, and up to 20,000 vehicles per day
when development in the western sector of Wauchope is substantially
completed. This level of traffic activity will have a significant impact on the
amenity of the CBD, including an impact on the opportunities to manage
High Street to accommodate CBD parking and pedestrian activity.

The expected future traffic volumes in High Street within the CBD indicate
the need to consider alternative routes, which would allow motorists to avoid
the CBD. The primary opportunity to develop an alternative route is by
improving the convenience of the Cameron Street – Blackbutt Road route by
improving the connectivity of Cameron Street to the Oxley Highway.

This has the potential to reduce existing traffic volumes in High Street within
the CBD by up to 4,400 vehicles per day, and to reduce 2014 volumes by
between 6,500 and 8,500 vehicles per day.

The overall effect of the alternative route would be to maintain traffic
volumes in High Street within the CBD, at existing levels.

The potential to introduce amenity improvements into High Street within the
CBD, including streetscape, pedestrian and parking supply improvements
will depend on the degree to which this alternative route is developed to
attract divertible traffic from the CBD.

If traffic in High Street is allowed to increase to in excess of 15,000 vehicles
per day there will be a need to provide two lanes in each direction within the
CBD in the peak direction of demand. This will introduce pressures to
eliminate kerb parking along the north kerb during the peak morning period
and along the south kerb during the afternoon peak period. Also, the
operation of the intersection of Cameron Street and High Street will
deteriorate at an exponential rate as traffic increases in High Street. The
primary effect will be on the Cameron Street approaches, making access to
the north and south of the centre difficult.

However, if traffic within the CBD is maintained at 2004 levels, the existing
High Street road cross section will be able to adequately provide for future
traffic demands. Kerb parking supply could be increased through the
introduction of angle parking along the south kerb. Also, the existing High
Street cross section could potentially accommodate a central pedestrian
refuge throughout the CBD (or median) in combination with angle parking
along the south kerb and parallel parking along the north kerb. Whilst this
has not been illustrated on the attached plans it should be considered as an
option at the detailed design phase of the project.

In summary - It is apparent from existing and estimated future traffic
demands in High Street, within the CBD, that Wauchope is about to
experience an exponential increase in the conflict between the traffic
movement function of High Street and CBD functions and amenity. This
rapid increase in conflict will occur as a result of traffic volumes having



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surpassed 10,000 vehicles per day, at which stage the competition between
the traffic movement functions of High Street and CBD functions and
streetscape amenity increases at a much greater pace.

A more comprehensive road network is required across the township of
Wauchope in order to provide for future development and avoid
development causing a major degradation in CBD functions and streetscape
amenity. This network should include improved arterial road network
connectivity across the southern side of the CBD to the extent that High
Street is reduced to the role of a “limited arterial”. This classification is
synonymous with traffic management techniques, which are sympathetic to
CBD functions and associated economic requirements.

The most effective component of an improved arterial road network and
CBD management strategy will be the development of an Oxley Highway
route, which allows motorists to avoid the CBD. The Blackbutt Drive –
Cameron Street route provides the opportunity for such a route. However
the route is unlikely to feature strongly in motorists‟ choices unless a
continuous connection is provided between Oxley Highway (east) and
Cameron Street.

The development and designation of the Cameron Street – Blackbutt Drive
route as the Oxley Highway will allow the management and responsibility of
High Street within the CBD to be transferred entirely from the Roads and
Traffic Authority (RTA) to Hastings Council. Subsequently, High Street
traffic management, parking management and other streetscape
management measures will be able to be related more strongly to the future
vision and needs of the community of Wauchope.


Retail Analysis

The large majority of Wauchope‟s existing retail function is located within its
CBD, that broadly being an area bounded by Young Street to the north,
Wallace Street to the east, Oxley Street to the south and the mid block
between Hastings Street and Campbell Street to the west.

The Hastings Co-operative Supermarket is the largest retail entity in the
CBD. It is supported by a large number of smaller specialist retail and
commercial businesses.         The projected expansion of Wauchope will
necessitate additional retail floor space, and this will likely include a second
supermarket. The location of this second supermarket is an important
consideration, particularly in terms of its potential impact on the future
viability of existing businesses in the CBD.




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Pedestrian Circulation and Amenity in the CBD

There are a number of issues relating to pedestrian circulation and amenity
in the CBD that have been raised through site inspections and meetings with
the Chamber of Commerce and the general community.

These include:

   The main hub of pedestrian activity is at the corner of Hastings Street
    and High Street. The principal pedestrian movement corridor is from the
    Hastings Co-operative Supermarket in Hastings Street to the newsagent
    and banks on the southern side of High Street.

   The southern side of High Street between Cameron Street and Hastings
    Street is “hot” and uninviting, particularly during summer months. There
    are no trees on this street section nor does it have a continuous building
    awning. Consequently, there is a lack of shade and general amenity.

   Bain Park is an important open space asset for Wauchope. Most people
    in Wauchope identify Bain Park and the intersection of High Street and
    Hastings Street as being the most important civic spaces in town. Bain
    Park, in the vicinity of High Street, has been upgraded in recent years
    and presents well to the street, albeit over a relatively short frontage.

   Road and footpath pavements within the CBD are generally functional
    but plain (at best) in appearance.

   Hastings Street has an established line of Fig Trees (Ficus microcarpa
    var. hillii)) down the centre of the street between High Street and Bain
    Street. Whilst these trees have vigorous root systems and are creating
    some problems in relation to disruption to pavement and services
    infrastructure, they provide invaluable shade and significant visual
    amenity and character for Hastings Street. A number of these fig trees
    are exhibiting poor health; particularly those located near the corner of
    Young Street.

   The Hastings River is an invaluable part of Wauchope‟s heritage as well
    as being an important visual and recreational asset. The main streets
    connecting the river to the CBD are Cameron Street and Hastings Street.
    Neither of these streets exhibit particularly good streetscape amenity and
    pedestrian access, which would otherwise make them attractive
    pedestrian routes.




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Heritage Value

Wauchope has a rich heritage, which has been well documented, in a
number of publications. A number of items of heritage significance remain in
the CBD. These include:

   Jacaranda House on Cameron Street
   Bain Park Memorial Gates on High Street
   The Courthouse in Hastings Street
   Uniting Church building in Hastings Street
   Star Hotel and Blue Cow building in Cameron Street
   Hastings Hotel on Cameron Street
   Saddle world building on High Street

These are items which contribute positively to the character of Wauchope




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Planning Context

Hastings Council Local Environmental Plan (LEP) is the principal planning
instrument for Wauchope. An extract from the LEP covering the CBD
Master Plan site is provided below.

The implementation of certain aspects of the Master Plan may require the
rezoning of some land parcels and amendments to the LEP.

In order that a rezoning can be considered it is likely that a Local
Environmental Study may be required. A Local Environmental Study will
need to address a range of local and state government environmental
planning provisions.

A Development Control Plan (DCP) for certain aspects of the Master Plan
may also be required.




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Key Components of the Wauchope CBD Master Plan
Key components of the Wauchope CBD Master Plan are as follows:


   Traffic and Transport
   High Street Improvement Works
   High Street/Hastings Street Intersection Improvements
   Bain Park Improvement Works
   Future Retail
   Car Parking
   Place-making – Public Art and Heritage Interpretation
   Existing Figs in Hastings Street
   Connections to the Hastings River
   Town Entries

These components of the Wauchope CBD Master Plan need to be
considered together in view of holistic nature of the proposals. The text
hereunder should be read in conjunction with the following exhibits, Exhibit
4: Desirable Future Road Network, Exhibit 5: Strategic Actions Plan No 1,
Exhibit 6: Strategic Actions Plan No 2, Exhibit 7: High Street and Bain Park
Improvements Plan, Exhibit 8: Hastings Street/High Street Intersection Plan.


Traffic and Transport

The key components in the plan are:

   The proposed development of an improved arterial road network within
    Wauchope, through upgrade of the Cameron Street – Blackbutt Drive
    route.

   The transfer of the Cameron Street – Blackbutt Drive route to RTA
    control and the designation of that route as a state highway, with
    associated removal of the state highway designation for High Street.

   In association with the above – the introduction of traffic management,
    parking management and streetscape management measures into High
    Street which are more sympathetic to CBD amenity and improving the
    economy of the CBD.




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    The most effective network improvement in respect of CBD amenity
    improvements would be the development of the Cameron Street –
    Blackbutt Drive route and designation of the route as a State highway.
    The development of the Cameron Street – Blackbutt Drive route will
    require the realignment of Oxley Highway to the immediate west of the
    North Coast railway to intersect Cameron Street to the south of High
    Street. This would have the effect to orientate motorists away from High
    Street and towards the alternative route whilst retaining a convenient
    connection to the CBD.

    A roundabout at the intersection with High Street (as illustrated
    schematically in Attachment 1 is included so as to assure businesses
    between the railway line and the Cameron and High Street intersection
    are not negatively impacted upon.

    Subsequent to, or in advance of implementing the above improvements,
    angle parking could be introduced along the southern kerb of High Street
    within the CBD together with an at-grade median treatment, as described
    in more detail below. In conjunction with this, significant streetscape
    treatments could be introduced into the CBD, including potential major
    modifications of the Campbell Street/High Street and Cameron
    Street/High Street intersections.

    It is doubtful that the above treatments could be implemented in the short
    term or sustained in the long term if an alternative route about the CBD is
    not to be developed in the way described.


High Street Improvement Works

The majority of improvements to High Street, as illustrated on Exhibit 7 –
High Street and Bain Park Improvements Plan, cannot be implemented until
the above-described southern optional deviation becomes operational. The
key objectives of proposals in High Street between Hastings Street and
Cameron Street are as follows:

   To slow traffic speeds

   Make pedestrian crossing safer

   Provide a more attractive streetscape generally

   Provide more shade trees, particularly on the southern side of High
    Street

   Minimise on-street car parking loss




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The following design solutions are recommended in response to these
objectives:

   Reconfiguration of travel lanes and on-street car parking formats – it is
    recommended that on-street parking on the southern side of the road be
    changed to angle car parking. This has the advantage of allowing for
    significant street tree planting without any net loss in car spaces.
    Narrower travel lanes (3.5 metres) will slow traffic speeds and allow for
    shorter and safer pedestrian crossing of the street generally.

   Angle car parking may be either nose to kerb or rear to kerb format. This
    issue should be debated at the detailed design phase of the project.

   Whilst not illustrated on the drawings, there also exists the potential to
    provide an at-grade pedestrian median separating the two traffic lanes
    (configuration of dimensional properties required). This will have the
    effect of improving pedestrian crossing safety generally in the CBD by
    slowing traffic speeds and providing a continuous pedestrian refuge in
    the middle of the street.

   Minor road realignment works on the road bend to the west of the
    Hastings Street intersection - These minor road realignment works are
    aimed at reducing the excessive carriageway width at this location to
    assist in the reduction of traffic speeds, particularly for traffic entering the
    CBD from the west.

   Footpath pavements - Existing footpath pavements are old and
    generally of low visual appeal. It is recommended that new footpath
    paving be installed. Investigation of a suitable footpath material should
    be investigated at the detailed design phase of the project.

   Pedestrian crossings - Existing marked pedestrian crossing locations at
    Brandson Street and Hastings Street have been retained. With the
    reconfiguration of travel lanes and on-street car parking formats above
    described, pedestrian crossing distances will be shortened which will
    result in less disruption to traffic.

   Street furniture - New seating and litterbins are proposed to be located
    at strategic positions on the street. These are nominally at street corners
    and pedestrian crossing points.

   Street lighting - New street lighting is proposed to be implemented in
    High Street and on streets in the CBD connecting into High Street.
    Street lighting levels will be significantly improved in line with current best
    practice standards.

   Street trees and other planting - Significant street tree planting is to be
    installed in pavement blisters. Claret ash (Fraxinus “Raywood”) is
    proposed, a medium sized semi-deciduous tree with attractive claret
    coloured foliage in autumn. This tree is currently planted in seating
    circles at the northern end of Bain Park.

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    Other planting that is proposed to be incorporated into streetscape works
    will be colourful ground plane mass planting. This planting will offer
    visual relief from the existing dominance of hard paving in the street. The
    planting will be less than 1 metre in mature height to allow for traffic
    sightlines over and to prevent potential security concerns.

   Shop awnings - A continuous building awning on both sides of High
    Street is desirable, both in terms of weather protection and general
    streetscape amenity. Shop owners should be encouraged to maintain
    existing awnings and/or to construct new awnings (where they do not
    occur) in the redevelopment of buildings fronting the street.

   Outdoor dining areas - The existing and proposed footpaths are 4.2
    metres wide. This generous width will allow for both pedestrian
    movement and the establishment of outdoor dining areas associated with
    restaurants and cafes.       It is likely that, once fully implemented,
    streetscape works will create the impetus for shop owners and retailers
    to establish outdoor dining areas. This activity should be encouraged.


Hastings Street/High Street Intersection Improvements

Improvement works to this intersection, as illustrated on Exhibit 8 – Hastings
Street/High Street Intersection Plan, were based on the following design
objectives:

   To recognise this intersection as an important civic space for the town,
    with strong connections to Bain Park and Hastings Street.

   To effectively and safely manage pedestrian crossing.

   To calm traffic speeds, particularly for motorists entering the CBD from
    the west.

The implementations of design proposals relating to this intersection are not
contingent upon the implementation of the southern optional deviation.

Design proposals include:

   The narrowing of traffic lanes to 5.0 metres and the provision of a
    designated right hand turning lane into Hastings Street. This will have
    the effect of making traffic movements clearer at the intersection and will
    assist, in conjunction, with other design proposals, in reducing traffic
    speeds.

   All existing traffic turning movements at the intersection will be retained.
    This is necessary to maximise traffic flexibility in and around the CBD
    generally.




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   Retain the existing pedestrian crossing point - the existing pedestrian
    crossing point is proposed to be retained in its current location but will be
    reduced in length by the incorporation of traffic blisters in the centre and
    on the edges of the street. This will shorten the length of time it will take
    for pedestrians to cross the street and hence will reduce disruption to
    traffic flows.

   The provision of traffic blisters in the centre and on the edge of the
    intersection. These traffic blisters are proposed to be planted with
    colourful ground plane mass planting and street trees. Street trees are
    proposed to be Claret Ash (Fraxinus “Raywood”), a medium sized semi-
    deciduous tree with attractive claret coloured foliage in autumn. This tree
    is currently planted in seating circles at the northern end of Bain Park.

   All ground plane planting will be less than 1 metre in mature height to
    allow for traffic sightlines over. All trees will be pruned up to 2 metres so
    as to achieve traffic sightlines under.

   New fig tree - An additional fig tree is proposed at the southern end of
    Hastings Street. This tree will be planted as an extension to the existing
    avenue of trees in Hastings Street. Appropriate planting techniques,
    including root barriers, drainage and generous extent of garden bed, will
    be required to ensure the ongoing health of the tree and to minimise the
    risk of medium and long-term damage to pavement and services
    infrastructure.

   Change of road paving - A change of road paving is proposed over the
    extent of the intersection. This paving change will be at the same grade
    as the existing road. The paving change is intended to contrast markedly
    with existing road pavement leading up to the intersection. This will have
    the dual effect of assisting in the calming of traffic speeds and denoting
    the intersection as an important civic space in town. Investigations of a
    suitable paving material should be undertaken at the detailed design
    phase of the project.

   New footpath paving - Existing footpath pavements are old and
    generally of low visual appeal. It is recommended that new footpath
    paving be installed. Investigation of a suitable paving material should be
    undertaken at the detailed design phase of the project.

   Street lighting - New street lighting is proposed to be implemented at the
    intersection. Street lighting levels will be improved in line with current
    best practice standards.


Bain Park Improvement Works

Because of the importance of the Bain Park area and the diverging views on
the manner in which it should be further developed, if at all, the development
of a Master Plan for Bain Park is proposed.



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Future Retail

As previously stated, Wauchope is currently experiencing development
pressure, principally relating to new and future residential subdivision to the
west of the town. This will likely be followed by an increasing need for
additional retail floor space, including a second supermarket. New retail
floor space should be contained within the current CBD to ensure its ongoing
viability. In this regard, it is very important to define the boundaries of the
CBD and to provide clear guidelines in relation to the location of all new core
retail floor space.

Exhibit 5 - Strategic Action Plan No 1 indicates the extent of the CBD in
which core retail floor space is to be contained, including a new
supermarket.

The plan also indicates areas of possible future core retail expansion. One
of these areas is located on land adjoining the eastern side of Bain Park.
Whilst this area does not currently have any retail function it should be
considered as a possible extension to the retail core of the CBD in the
future. Other areas are nominated north of Young Street where existing
uses are conducive to retail expansion in the future.


Car Parking

A number of opportunities exist for the provision of additional off street car
parking in and adjacent the CBD. These are as follows:

   Reconfiguring the car parking layout in Council‟s car park on the corner
    of Brandson and Young Streets to increase car parking capacity.

   Investigate the potential for the acquisition of existing vacant land in
    Brandson Street for a new car park.

   Investigate the potential for the establishment of long-term car parking for
    CBD workers in Avondale Street, on the southern edge of Bain Park. It is
    submitted that the generous width of Avondale Street can accommodate
    the needs of existing residents, the existing school (in terms of bus
    turning circles and peak time pick up and drop off) and CBD workers,
    given appropriate car and bus circulation/parking layout design and
    implementation.

   Investigate the potential to extend the existing carpark northwards at the
    Cameron St playing fields

It is proposed that these opportunities are considered as part of the
development of a long-term car parking strategy for the Wauchope CBD.




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Place-making - Public Art and Heritage Interpretations

Wauchope and the greater Hastings area has a rich and intriguing heritage,
significant environmental attributes and a dynamic arts and cultural
community. The Wauchope Master Plan study provides an excellent
opportunity to incorporate place-making projects into the study area.

Place-making celebrates and promotes a site‟s natural and cultural assets
by integrating site specific public art and heritage interpretation within
proposed Master Plan works.

It is recommended that a Public Art and Heritage Interpretation study be
undertaken as part of the detailed design phase of the project. It is
important that this be undertaken collaboratively with the development of
urban design and engineering aspects of the Master Plan. As part of this
study, it is recommended that consideration be given to the long term
conservation and management and interpretation of, as a minimum, the
following buildings and features of the town:

   Jacaranda House on Cameron Street
   Bain Park Memorial Gates on High Street
   The Courthouse in Hastings Street
   Uniting Church building in Hastings Street
   Star Hotel and Blue Cow building in Cameron Street
   Hastings Hotel on Cameron Street
   Saddle world building on High Street



Existing Figs in Hastings Street

The avenue of existing fig trees (Ficus microcarpa var. hillii) on Hastings
Street between High Street and Bain Street are an important feature and
asset of the town.

The vigorous root systems of these trees are creating some disruption to
paving and services infrastructure. However, it is considered that the shade
and general streetscape amenity that the trees provide far outweigh any
negative impacts.

Some of the trees, particularly a number on the corner of Young Street, are
exhibiting poor health, which can likely be attributed to recent road works.

It is recommended that a study be undertaken by a suitably qualified aborist
to investigate the following issues in relation to the trees:

   The health of the trees and any measures that may be employed to
    improve their health.

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   Measures that may be incorporated to reduce existing and future
    disruption to pavements and services.

   The longevity of the trees, given the incorporation of specific measures,
    and any associated re-planting program.


Connections to the Hastings River

The Hastings River is an invaluable part of Wauchope‟s heritage as well as
being an important visual and recreational asset. The main streets
connecting the river to the CBD are Cameron Street and Hastings Street. It
is proposed to improve connections to the river via these streets through the
following proposed measures:

   Continue the avenue of trees in Hastings Avenue from Bain Street to the
    river. The continued planting of Fig trees is not recommended due to the
    species characteristic vigorous root system. However, a large evergreen
    tree species is recommended in generous (3 metre wide) planting blisters
    down the middle of the street. Tree species which may be considered
    are Native Teak (Flindersia australis), Queensland Box Tree
    (Lophostemon confertus), Native Quandong (Elaeocarpus grandis) and
    Giant Water Gum (Syzygium francisii).

   New street tree planting in Cameron Street - New street tree planting
    should (in time) replace existing Callistemon species, which are
    considered of inadequate size in relation to the scale of the street. The
    street tree selected for this planting may also be selected from the above
    list.

   Improved footpaths in both Cameron and Hastings Streets.


Town Entries

The implementation of the southern optional deviation will necessitate
consideration of the appropriate location and treatment for the main town
entries. Main entries include Oxley Highway from the west and east and
Cameron Street from the south.

It is considered that the location of town entry statements are generally as
follows

   Oxley Highway from east - along the new optional deviation connection
    between the railway line and Cameron Street.

   Oxley Highway from west - near Timbertown.

   Cameron Street - before Blackbutt Drive when approaching the town
    from the south.

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The appropriate treatment of these entries should be carefully considered as
part of the southern optional deviation design and the recommended Public
Art and Heritage Interpretation study.




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Costings and Staging of Capital Works

Staging of work for consideration as part of the preparation of Council‟s 2006 – 07
Management Plan

Item          Item Description             Estimated                Funding Options **
 No.                                         Cost          1      2   3    4    5      6               7
1.      Upgrading of the
        intersection of Hastings         $600,000                                                   
        Street and High Street
2.      Southern bypass, including
        provision of all turning         $950,000                            
        lanes, intersections,            (not including
        pedestrian crossings and         roundabout
        entry statement                  option)
3.      Upgrading of High Street
        between Hastings Street          $800,000                            
        and Cameron Street
4.      Development of Bain Park                                                            
        Master Plan                      $350,000 -
                                         $400,000
5.      Development of Long Term                                              
        Car Parking Strategy
6.      Minor road realignment
        works on High Street west        $60,000+                                                    
        of the intersection of           property
        Hastings Street to reduce        acquisition
        carriageway width
7.      Investigation of existing Fig
        trees on Hastings Street         $10,000           
                                         (investigation
                                         costs only)
8.      New tree planting on
        Hastings Street between
        Bain Street and Hastings         $120,000                                           
        River
9.      Streetscape upgrading
        works on Cameron Street,
        including street tree            Nominal                             
        planting and footpath            $200,000
        improvements
10.     Intersection improvement
        works on the corners of
        Campbell Street and High         $250,000                            
        Street and Range Street and
        High Street
Notes
*       All of the above costings are indicative only and are subject to detailed design.
**      Funding Options
1.      Normal Rates
2.      Special rate for residents or businesses
3.      Section 94 contributions – existing inclusion in S94 plan
4.      Section 94 contributions – new inclusion in S94 plan
5.      State Government Grant
6.      Sponsorship/private finance
7.      Works in conjunction with development (road and footpath upgrade in front of buildings)


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                                                                                       Page 21 of 25
Where to From Here?

Following its adoption by Council, a Funding Strategy and Works
Programme will need to be prepared as part of the preparation of the
2006/07 Management Plan.

The following actions are proposed:

1.   That Council adopts Draft 3 of the Wauchope CBD Master Plan and, in
     so doing, notes that it is obliged to consider all of the traffic, safety and
     residential amenity issues raised in the submissions, as part of the
     Review of Environmental Factors associated with the detailed design
     planning for the Blackbutt/Cameron Streets optional deviation and
     upgrade works in High Street;

2    That a funding strategy and works program for the following prioritised
     projects is prepared as part of the preparation of Council's 2006/07
     Management Plan:

     Stage   1(a)    -   Upgrade     of    southern    optional  deviation
     (Cameron/Blackbutt route) including incorporating a roundabout within
     the continuous connection between Oxley Highway (east) and
     Cameron Street (Railway Link);

     Stage 1(b) - Development of a long term carparking strategy for the
     Wauchope CBD and a Master Plan for Bain Park;

     Stage 2 - Upgrade of High Street in accordance with the
     recommendations contained within draft CBD Master Plan;

3    That as part of the 2006/07 Management Plan, Council provides for the
     preparation of a Master Plan for Bain Park and, in so doing, considers
     the suggestions raised in the submissions received during the public
     exhibition stage;

4    That a Public Art and Heritage Interpretation study is undertaken as
     part of the detailed design stage.

5    That a Taskforce is formed to assist Council to:

        provide oversight, review and co-ordination of the preparation of the
         next stage of the Master Plan;

        to act as a communication conduit between Wauchope CBD
         stakeholders, Council and the Economic Board;

        to act as an advocate of the Master Plan to the community;

        to ensure an adequate level of community consultation.



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6   That the submissions, received during both public exhibition periods
    and referred to the detailed design stage, are transferred to the Design
    Office for consideration when appropriate




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                                                                              Page 23 of 25
      ATTACHMENT 1




ROUNDABOUT ON CONTINUOUS
   CONNECTION BETWEEN
 OXLEY HIGHWAY (EAST) AND
     CAMERON STREET




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                                                           Page 24 of 25
Wauchope CBD Master Plan – Draft 3 Attachment 1
Roundabout on continuous connection between Oxley Highway (east)
and Cameron Street




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                                                                               Page 25 of 25

				
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