St Kilda Carpark (Irwell Street, St Kilda) Urban Design Framework Prepared for the City of Port Phillip
April 2014
bladesconsult
Purpose The purpose of this Urban Design Framework (UDF) is to underpin Council’s short and long term planning for the Council-owned Irwell Street carpark site in St Kilda. The UDF will be a strategic planning tool for the City of Port Phillip in the site’s future development. Council’s Irwell Street car park site (the subject site) consists of Council-owned land in St Kilda currently used for metered at-grade car parking. The site is located between Albert St to the north and Belford Street to the south. The car parks - combined with neighbouring existing built form of limited heritage significance - represent a significant equity release redevelopment opportunity for Council in the form of a potential public-private-partnership (PPP). As any development of the subject site is a long term outcome, the potential of the precinct for community benefit must look beyond equity release associated with a straight sale of the land alone and instead focus on the achievement of maximum returns. It is within this context that the City of Port Phillip have identified a potential for the provision of community facilities, the maximisation of capital return and the development of ‘exemplary standard’ public realm works through the future development of the land. This UDF will therefore provide the strategic urban design clarity regarding the form of future development on the subject site as a means of assisting in the creation of environmentally, socially and economically sustainable development (within the broader Council agenda of community embetterment). The following pages provide visual illustrations of key urban design principles, with more detailed concepts outlined in supporting text. UDF Objectives:
Subject site as viewed from Irwell Street, looking south (April 2014)
• To inform Council’s short and long term site planning; • To provide certainty and clarity to stakeholders; • To consider the precinct in a holistic context; • To enhance the overall vibrancy and amenity of the wider Acland Street precinct; • To maximise return to the communtiy within a triple-bottom-line context; and • To identify and guide appropriate development of the site.
Subject site as viewed from Belford Street, looking north (April 2014)
bladesconsult
Existing Precinct St E
C
CARLI
A
t
Multi-Res
C
E B
A
C
E
E
P
Public Open Space
C
*
E
Irw
E
ell
St Multi-Res
P
B
AC
D
N LA
Gv
Be
D
C
P
B
ST
S
s ke ha
e ar pe
rd
St E
E
A B
P
A
Existing Supermarket
ce au Ch
A
lfo
Retail
ST
S rt be Al
SLE ST
Existing Supermarket
A
C
BARKLY
H
ck el o av
rS t
0
25
50
100
The existing Irwell Street carpark precinct is characterised as a diverse and eclectic district adjacent to the vibrant Acland Street local activity centre. The precinct consists of large areas of asphalted at-grade car parking with landscaping, surrounded by a mix of residential and commercial built form of 2-5 storeys in height
D
Existing Conditions A. Retail The subject site’s western interface is characterised by the Acland Street retail precinct, which consists of highstreet style retailers of predominantly two storeys in height. Local anchors (including supermarkets) are located further west and south of the precinct. B. Parking The subject site consists of two (2) at grade, sealed Council owned car parks with landscaping. Further at grade car parking is located south and west of the subject site adjacent to anchor retailers. C. Hospitality A number of licenced and unlicenced hospitality venues located in close proximity to the subject site assist in generating continuous 24/7 activity within the precinct.
D. Regional Node The Acland Street retail precinct is a key regional node within the context of the surrounding area, and attracts locals and tourists alike directly into the heart of the subject site’s immediate area. E. Residential A number of residential land uses and developments exist in close proxmiity to the subejct site, consisting of a mix of dedicated multi-storey contemporary apartment buildings, shoptop housing, and established heritage housing. The resulting neighbourhood character is one of built form diversity.
bladesconsult
Pedestrian Networks H
ck el o av
St
CARLI
A
tS er lb
t
SLE ST C
A
Multi-Res
Future Thoroughfare
D Public Open Space
Plaza
Irw
ell
St Multi-Res
C
AC
D ST
Future Thoroughfare
d or
lf Be
A
St
B Existing Supermarket
Retail
ST
B
Existing Supermarket
ce au Ch rS
D
BARKLY
re ea
N LA
S
sp ke ha
Gv
t
0
25
50
100
The subject site’s central location at the interface of the vibrant Acland Street local activity centre and surrounding residential hinterland entails that the site has a prominent role to play in pedestrian connectivity and wayfinding. The role of the site within this capacity can be enhanced through appropriate development outcomes
Pedestrian Connections A. Future Thoroughfares New local area pedestrian connections between future development and key activity districts holds the potential to futher enhance the connectivity of the subject site with its surrounding context.
D. Network Connectivity Transit Oriented Development (TOD) planning principles allows local connections to regional public transport connections (light rail) on both Carlisle and Acland Streets.
B. Anchor Connections Wayfinding and capital works improvements to the pedestrian realm are capable of enhancing direct pedestrian connections to neighbouring anchor retailers to the benefit of the local economy. C. Streetscape Experience The role of Irwell Street as a lower order local connector road enables a capacity to prioritise the pedestrian experience along this street, primarily as a key pedestrian connector between Carlisle and Acland Streets. Streetscape improvements and pedestrian prioritisation are key.
bladesconsult
Vehicle Networks St
* *
D
St
rt be Al Basement
*
Public Open Space
SLE ST
P Plaza
B
Irw
ell
D
B
St C
P
AC
ST
Existing Supermarket
Public Basement Parking
d or
C
lf Be
Multi-Res
St
D
ST
*
D
re ea
N LA
S
sp ke ha
Gv
*
D
Multi-Res
Parking
A
CARLI
A
Existing Supermarket
ce au Ch
Retail
BARKLY
H
ck el o av
rS t
0
25
50
100
The subject site is capable of delivering a holistic, accessible and and multi-modal transportation experience that is inclusive and safe for all. Retention of the current car parking land use is to be a priority through careful management of future development
* Transport Connectivity A. Acland Street Transit Corridor As a key light rail transit corridor, interconnectivity between the subject site with Acland Street is to be a key priority through the development of the site. Preservation of existing bicycle lanes along this arterial further enhances mode choice for existing and future residents. B. Irwell Street Connections Local accessibility to public basement parking amenities on Irwell Street can be carefully managed through traffic management mechanisms, such as one-way street signange.
D. Barkly/Carlisle Street Corridors Interconnectivity between the subject site with Barkly and Carlisle Streets is to be a key priority through the future development of the subject site, as a means of facilitating transit access as well as efficient automobile movement. Preservation of existing bicycle lanes along these arterials further enhances mode choice for existing and future residents.
C. Belford Street Connections Local accessibility to public basement parking amenities on Belford Street can be carefully managed through traffic management mechanisms, such as one-way street signage.
bladesconsult
Built Form H
ck el o av
St
CARLI S rt be Al
t
Public Open Space
Multi-Res
D B Plaza
A
Ir
A
*
D
*
t ll S C we
Plaza
C B
N LA D
A
*
Multi-Res
D
d or
lf Be
St
Existing Supermarket
ce au Ch
Retail
Existing Supermarket
BARKLY
ST
ST
re ea
D
B
AC
S
sp ke ha
Gv
SLE ST
rS t
0
25
50
100
The Irwell Street carpark precinct is capable of playing a prominent role in the improvement of social and economic capital within St Kilda, through the development of community-oriented articulated mixed-use development that is reflective of surrounding neighbourhood character
Built Form Key Concepts A. Articulated Interfaces The interface of podium design elements (three storey) to the surrounding streetscape is to be well articulated through the use of a variety of design elements - including built form variety, depth and flow variety, as well as vegetation. Commercial land uses are to be welcoming, transparent and of a high design quality with minimal signage.
D. Sensitive Interfaces Sensitive residential interfaces are to be carefully considered in future design responses as a means of offsetting the potential impact of overshadowing and visual bulk. The relevant ResCode provisions of the Port Phillip Planning Scheme (Clause 55) are to be incorporated and satisfied as required.
B. Clause 55 (ResCode) Setbacks Upper storey setbacks of proposed residential components are to be fully compliant with the relevant setback provisions of the Port Phillip Planning Scheme as a means of preserving the amenity and privacy of existing and future dwellings. C. Passive Surveillance Active edges are to provide passive surveillance of the public realm as a means of preserving perceptions of safety. Design elements are to particularly concentrate passive surveillance over proposed plaza areas.
bladesconsult
Land Use H
ck el o av
St
CARLI
A
tS er lb
E
E
t
E
E A
Plaza
D
Irw
D
B
AC
D
*
St
Plaza
C
E
Multi-Res
A
A B
D
E E
D
d or
lf Be
St
Existing Supermarket
ce au Ch
Retail
Existing Supermarket
BARKLY
ST
ST
re ea
N LA
S
sp ke ha
Gv
ell
Multi-Res
B
D Public Open Space
SLE ST
rS t
0
25
50
100
Concentration of a diverse mix of land uses within the subject site improves opportunities for interaction and spatial efficiency. Retention of existing land uses within a mixed-use development scenario will provide a range of socio-economic benefits to the existing and future St Kilda community
Land Use Analysis A. Residential Upper level ‘shop-top’ residential housing components will assist in bolstering the local activity and economy of the precinct whilst assisting the municipality to accomodate an increased metropolitan population in appropriate locations. At least 20% of the total yield of the residential component should be designated affordable housing. B. Commercial/Retail Podium commercial components allow for the expansion of the Acland Street retail precinct whilst generating local employment and ongoing capital return for developers.
D. Existing Retail Existing retail within the subject site precinct (located along Acland St) will be bolstered through future local residents associated with the development of the subject site. E. Existing Residential Existing residential land uses within the east of the subject site will be bolstered by future development of the subject site through a diversified local retail base, and the provision of a hub for Council community services in close proximity.
C. Community Centre The incorporation of a new communtiy centre within the ground level of future development will enhance social outcomes for the local community, and assist in the provision of vital Council services (maternal health, social activities, senior citizens, child care etc.) to all aspects of the St Kilda community.
bladesconsult
Street Character H
ck el o av
St
CARLI S rt be Al
SLE ST
t
E
D
Public Open Space
C
St ell
Plaza
Plaza
Irw A
Multi-Res
A
AC lf Be
D
St
Existing Supermarket
ce au Ch
Retail
Existing Supermarket
BARKLY
ST
ST
re ea
d or
N LA
S
sp ke ha
Gv
Multi-Res
B
rS t
0
25
50
100
The Irwell Street car park precinct is capable of demonstrating an overall commitment to New Urbanist planning principals through the development of a pedestrian-oriented and high quality public realm experience. Section A below demonstrates an acceptable pedestrian scale to Irwell Street, achieved through the use of vegetation, podium interfaces and plaza setbacks.
Streetscape Character Precincts A. Irwell Street Precinct As the key connection through the subject precinct, streetscape capital improvements such as sidewalk treatments, street planting and street furniture will assist in enhancing the pedestrian-oriented ‘village feel’ of the wider development. B. Belford Street Precinct Belford Street is to be provided with generously landscaped streetscape improvements as a means of offsetting potential built form bulk whilst enhancing the pedestrian experience.
C. Southern Plaza Precinct As a key source of communal open space for future local residents and communtiy centre patrons, the southern plaza should be landscaped with high quality finishes and established vegetation as a means of creating an inviting and safe attraction within the precinct. D. Northern Plaza District The Northern Plaza district should be accessible directly off Irwell Street, visible from Acland Street, and finished with established vegetation and street furniture. E. Northern Interface Key interfaces between future development and existing built form should be generously landscaped with established native vegetation.
DISCLAIMER All work within this document is the work of the author, and may not be reproduced or replicated without prior written permission. This document represents a possible urban design analysis of the site only, and is in no way endorsed by or representative of the views of the City of Port Phillip or any of it’s employees.
bladesconsult