City of Tea Tree Gully Draft Modbury Structure Plan February 2013
Contents
Maps
3
Executive Summary
4
Our Vision
5
Guiding Principles
6
Structure Plan
8
Catalyst Sites and Redevelopment Opportunities
9
Major Open Space and Road Networks
10 Gateways 11
Reservoir Road
12
Smart Road
13
North East Road
14
Civic Park
15
Montague Road
16 Background 19
Transforming the Modbury Precinct
20
Residential Developments
23 Investigations
Implementation
24
Appendix 1
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Map 1 Modbury Precinct Plan
Map 2 Structure Plan
Map 3 Catalyst Sites and Redevelopment Opportunities
Map 4
5 6
8 9
Major Open Space and Road Networks
Map 5
Map 6 Regional Context
Map 7 Centre Context
Map 8 Walkable Access Analysis
10 Gateways 16 16 21
Map 9 Road Hierarchy
22
Executive Summary Our 30 year vision is for the Modbury Precinct to become: A thriving centre, buzzing with energy and people. This Structure Plan draws together a wide range of historical, current and future issues that impact on how the Modbury Precinct can cater for its community including: residents, visitors, business owners, landowners and service providers. Change is inevitable and brings opportunities. Forward planning will ensure that, together, we will deliver the best possible outcomes for the benefit of the community by catering for emerging trends in consumer expectations and demands. Live Life Modbury is a Council led major project that aims to create a place that enables business to respond to change aligned to our shared vision. Council’s commitment will be to invest time, leadership, effort and money in improving the public environment to transform Modbury Precinct into the place to be, for both people and business. We will also explore opportunities to develop partnerships with the key stakeholders including the private sector and state government. Our vision for Modbury Precinct is to deliver by a range of initiatives by involving our many stakeholders. These initiatives include: •
Amending the policies in the Development Plan to facilitate the desired land uses and outcomes envisaged in this Structure Plan. Community engagement on the draft Development Plan Amendment is scheduled for July-August 2013.
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Initiating small, manageable projects which demonstrate that the plan can deliver better outcomes for everyone.
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Developing partnerships between business and property owners in the precinct, state government and Council to deliver initiatives.
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Planning in advance for upgrades to infrastructure that will be needed over the next 30 years.
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Identify and applying for external funding opportunities.
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Encouraging the community and local business to identify new initiatives and become involved in the delivery of these.
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Allocation of funding within Council’s annual capital works programs, budgets and Long Term Financial Plan to deliver the vision.
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Ensuring stakeholders share the vision for the precinct and commit to the delivery of this vision.
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Development of a communications approach to ensure key stakeholders are informed throughout the delivery of the project.
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Development of a marketing strategy that will promote the precinct and attract people and business.
Information about Live Life Modbury can be found on Council’s website www.teatreegully.sa.gov.au
Community Engagement The feedback we receive from our community engagement activities will inform the final version of the Structure Plan and set us on the path to delivery. GHD | City of Tea Tree Gully | Draft Modbury Structure Plan | February 2013 | 3
Our Vision
A Thriving Centre Buzzing with Energy and People The Modbury Precinct will be an attractive place for people to live, work and socialise, focused around a major transport and activity hub:
‘A thriving centre, buzzing with energy and people’ The Modbury Precinct Structure Plan builds on the best assets that already exist within Modbury Precinct: •
Modbury is central to the north-east region.
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Welcoming business and investment.
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Civic Park is an important asset and green space.
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A walkable centre with nature as its backdrop, encouraging people to walk, cycle and use public transport.
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Many established trees and creek lines.
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Attractive views over the suburbs and towards the Adelaide Hills.
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Vibrant retail, leisure and cultural scenes, the preferred destination for shopping, entertainment and business both day and night.
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High quality health and education services.
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Offering a wide variety of residential housing styles.
Main roads and the O-Bahn make the Modbury Precinct relatively easy to access from most parts of the region. The O-Bahn is one of Adelaide’s most popular public transport systems connecting Modbury to the CBD in 15 minutes during peak hour and carrying 24,645 passengers a day.
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Well supported by the busy Modbury O-Bahn Interchange.
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Technological infrastructure that caters for business innovation and growth that will result from the National Broadband Network.
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Showcasing well-designed and integrated developments.
The Modbury Precinct Structure Plan will guide policy decisions on changes to land use, buildings, and public spaces in the Modbury Precinct. Independent economic analysis predicts that by 2026 the project has potential to generate $300 million of economic activity, including 1,000 housing units and 2,000 new jobs.
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• •
Easy access by road to major advanced manufacturing and defence employment areas in Northern Adelaide including Edinburgh Park. One of only five regional centres in Adelaide that provides access to a wide spectrum of shopping, entertainment, education, community, health, government and transport services to residents and provides over 4,000 jobs.
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An existing community with a collective disposable income totalling $3.3 billion.
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Access to a strong labour force of over 111,000 workers for business to draw upon particularly in the health, manufacturing, retail, construction and education industries.
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Modbury Hospital, GP Plus and other specialist and allied health services are well established.
Growth Targets Over The Next 30 Years Delivering the Structure Plan for Modbury Precinct could result in: •
An increase in the City of Tea Tree Gully’s share of Greater Adelaide apartment growth from 3% to 5%.
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An increase Modbury Precinct’s share of apartment growth in the City of Tea Tree Gully from 50% to 60%.
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Reduction in the average annual growth rate for traditional medium density houses from 2 - 3% to 1.73%.
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Creation of an additional 1,600 jobs in the retail and commercial sectors alone. This growth will also be experienced by restaurant/café, entertainment, health and education sectors.
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Creation of an additional 210 jobs per annum within the residential, retail and commercial construction sectors with an estimated construction value of $284 million.
Source: Market Driven Extension of Market Assessment and Feasibility Study, 2012 - Hudson Howells.
Guiding Principles
The quality of our cities have a significant impact on our daily experiences. Quality urban design and place-making make an ongoing valuable contribution to our economy, our natural and built environments, and the liveability of our cities. The following principles have been used to develop this framework. The principles will continue to guide the future development of the Modbury Precinct and the drafting of new policies for incorporation into the Development Plan. They have been adapted from ‘Places for People’, the Commonwealth Government’s Urban Design Protocol for Australian Cities. A comprehensive overview of the principles can be found in Appendix 1. •
Enhancing - Enhances local economy+ environment + community.
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Connected - Connects physically + socially.
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Diverse - Diversity of options + experiences.
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Enduring - Sustainable + enduring + resilient.
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Comfortable - Comfortable + welcoming.
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Vibrant - Vibrant, with people around.
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Safe - Feels Safe.
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Walkable - Enjoyable + easy to walk + bicycle around.
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Context - Works within the planning+ physical + social context.
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Engagement - Engages with stakeholders.
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Excellence - Excellence, innovation + collaboration.
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Custodianship - Considers custodianship + management + maintenance over time. Map 1 | Modbury Precinct Plan
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Structure Plan
Land Uses and Functions in The Precinct The following overview describes the broad land uses and functions of key parts of the precinct. This helps to manage interfaces with different land use types and also helps business and investors to identify those locations where their enterprise might be most successful.
Central Part of The Precinct •
Tea Tree Plaza and the O-Bahn Interchange features shopping, food and entertainment activities on the periphery, with strong pedestrian connections linking it to the rest of the centre.
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Modbury Triangle will feature a diversity of mixed uses that offer a range of retail services complemented by a community market/square multipurpose space.
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Civic Park and surrounds will feature restaurants and cafés facing the park, accommodation, conference and civic offices.
Mixed Uses Main road frontages surrounding the central part of the precinct will offer opportunities for a mix of activities such as offices, consulting rooms, civic and community uses, specialist retail, shops, townhouses and apartments. •
Montague Road will focus on corporate offices, function spaces, community and civic organisations and residential development. Development will front onto Civic Park with restaurants and cafés.
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Smart Road will support medical and educational uses and include consulting rooms, offices, and services to students, the health industry and patients. Smart Road will be a high-amenity pedestrian link, with convenient connections to the centre of the precinct at key points with public transport and emergency vehicle access a priority. Some commercial buildings will include residential accommodation above the ground floor.
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North East Road will showcase Civic Park on the western side and feature well feature high quality buildings on the eastern side.
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Reservoir Road will contain a mix of smaller multi-level buildings to promote a sense of enclosure and create a defined street environment. The frontage to Civic Park makes it ideal for café and restaurant uses and encourages walking and community activities, events and interaction. Balconies for outdoor dining will take advantage of views. Buildings will be designed to a high standard and at the northern and southern end of Reservoir Road, uses will transition to complement adjacent areas. Map 2 | Structure Plan
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Residential Neighbourhoods The density and type of residential development will vary within and between neighbourhoods to reflect the diverse needs of the community. •
The two residential neighbourhoods to the north and south of Montague Road will have predominantly two to three storey townhouses with good links to open space and pedestrian connections. A third neighbourhood to the north of North East Road adjacent Pelican Plaza will support home office/creative activities combined with residential living.
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Sites for residential development between Smart Road and the creek line to the south will have two to three storey townhouses throughout the neighbourhood and two to four storey apartments in locations closer to the centre of the precinct that are conveniently located near health and day-today shopping services.
There are three neighbourhoods where the density of residential development could be increased by encouraging amalgamation of individual properties. These area are: •
North west of the North East Road and Reservoir Road intersection with two to four storey apartments, located very close to the restaurant, café and entertainment areas, with strong connections to the core of the precinct.
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East of the O-Bahn Interchange between North East Road and Smart Road. This neighbourhood will offer opportunities for two to three storey townhouses throughout and two to four storey apartments in locations closer to the centre of the precinct. It is close to the O-Bahn and education facilities and the open space corridor along the creek line offers good pedestrian linkages and open space.
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Southern edge of the precinct south of the creek, offering a mix of two to three storey townhouses, small clusters of units and some three or four storey apartments on larger sites or sites along main roads.
Examples of the kinds of housing envisaged is found on page 20.
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Catalyst Sites and Redevelopment Opportunities
Map 3 | Catalyst Sites and Redevelopment Opportunities
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Major Open Space and Road Networks
Map 4 | Major Open Space and Road Networks
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Gateways
Map 5 | Gateways
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Reservoir Road
Community Square / Space There is an opportunity to provide a community market / square / space within the Modbury Triangle Shopping Centre by converting Modbury Avenue into a pedestrian-oriented street with a gateway connecting the community square to the car park behind Reservoir Road. There is an opportunity to close off Modbury Avenue on Sundays and turn it into a market space by providing moveable street furniture, pop-ups (boutique food vendors that work from small vans or trucks) and street banners that promote the Live Life Modbury initiative. The purpose of this initiative is to offer something new and exciting for a wide range of people that may not otherwise come to the Modbury Precinct on a Sunday. New business could showcase and test their products and help stimulate economic interest and initiatives in the precinct, promoting vibrant retail, leisure and culture scenes.
After
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Smart Road
O-Bahn Gateway The Smart Road / O-Bahn intersection is a key gateway for people coming from the east into the Modbury Precinct. There is a development opportunity for a multi-storey mixed-use building to be developed adjacent to the Modbury Hospital site. The ‘After’ image demonstrates the impact that such a building could have on the eastern gateway of the precinct. The example shows a five-storey building accommodating a mix of uses including residential and commercial with a canopy and verandahs fronting Smart Road. Additional landscaping has been incorporated in the form of strong colourthemed street tree planting and drought-resilient plantings. Street banners promote the Live Life Modbury initiative.
After
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North East Road
North East Road / Reservoir Road Major Gateway The North East Road / Reservoir Road gateway is arguably the major gateway for the Modbury Precinct given the amount of traffic that moves through this intersection every day. This gateway provides the best opportunity to showcase a revitalised Modbury Precinct. The ‘After’ view to the right illustrates a number of urban design improvements. These include the provision of street banners, themed street tree landscaping, improving the visibility of cycle lanes through the use of pavement colour and the use of water wise plantings. All these urban design features can create a positive perception of the Northeast Road / Reservoir Road gateway and the Modbury Precinct.
After
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Civic Park
Civic Park / North East Road Frontage Civic Park is the principle open space within the Modbury Precinct. The medium-sized shrubs that currently characterise the landscaping along North East Road does not provide for a clear and inviting view into the park. The urban design improvements illustrated in the ‘After’ image to the right show the benefit of replacing the shrubs with low level water wise planting. New plantings allow for clear lines of sight into Civic Park, giving the visitor and residents an inviting glimpse of community activities happening in the community space.
After
Before 14 February 2013 | City of Tea Tree Gully | Draft Modbury Structure Plan | GHD
Montague Road
Montague Road / Ladywood Road Gateway Montague Road presents an excellent opportunity to upgrade the streetscape and introduce significant street trees in an area that can stimulate the redevelopment of adjoining residential neighbourhoods. The ‘after’ image to the right illustrates the themed street approach. Treatments include new plantings, banners, water-wise planting and branding, all of which can significantly improve the look of the existing area.
After
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Background
City of Tea Tree Gully
Structure Plan
The Modbury Structure Plan establishes parameters that:
The City of Tea Tree Gully (the City) lies at the foot of the Mount Lofty Ranges northeast of the Adelaide CBD and is a 25 minute drive or 15 minutes O-Bahn ride.
The Modbury Structure Plan sets a long term vision for the Modbury Precinct to develop into a thriving centre, buzzing with energy and people through:
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Create an urban lifestyle that is walkable and offers convenient access and proximity to services and shopping, promoting community interaction.
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Changes in land uses and activities by embracing new investment and business fostering infrastructure to support these activities.
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Provide a much greater variety of high-quality public spaces, café culture and interesting places to go.
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Improving transport corridors and developing inviting walkways to accommodate movement of people and vehicles.
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Supporting a creative and vibrant leisure and cultural scene.
Cater equally for our ageing community and our younger community create easy access to jobs and services, provide forms of housing that are more affordable and less reliant on having and running a car.
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Upgrade streetscapes (street trees, pavements, lighting, landscaping and shop/office fronts) and public spaces (pocket parks, public squares and creek lines).
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Move to medium-density living, which gives people more choices for living an urban lifestyle in sustainable, convenient and enjoyable places.
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Expand the existing retail environment.
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Create a centre that feels welcoming and safe.
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Offer a variety of things to do for people of all ages and tastes.
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Value of surprises.
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Support a variety of jobs and business growth options.
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Include a variety of food, entertainment and special events.
Having experienced rapid growth over the last 40 years, mostly through expansion into its fringe areas, has led to the creation of a suburban city of mainly detached dwellings while significant business, retail, educational and medical services and activities are concentrated in the Modbury Precinct, and a number of day to day shopping facilities and commercial centres scattered throughout the city. Traditionally, the City has attracted first-home buyers and families with children, however the population is ageing and the number of single person households has increased resulting in fewer people living in each house. There is pressure on the housing industry to deliver innovative and different housing styles. In particular, there is a need for smaller houses with fewer bedrooms, closer to public transport and with good access to schools, shops, employment, recreation and entertainment. There is increasing demand for more housing choice, which the existing housing stock cannot meet. The demand is coming from all sectors of the population and across a diversity of age groups. Rental and affordable housing is in high demand but in low supply.
Map 6 | Regional Context 16 February 2013 | City of Tea Tree Gully | Draft Modbury Structure Plan | GHD
Map 7 | Centre Context
Previous Engagement with Our Community
State Government Strategic Context
Council Strategic Plan 2011-2015
Community Engagement conducted by Council during 2010-2011 including the Create20forty project, the development of Council’s Strategic and City Master Plans and the Strategic Directions Report support the need for: • Provision of new housing for current and future generations in carefully planned locations. • Houses designed to meet the needs of an ageing population. • Reduce fringe development by supporting infill approach near major public transport hubs and community services. • Provide high-quality, frequent public transport so that people living and working in these areas have a choice of affordable transport and options. • Create a very high standard of urban amenity, including pleasant streets and high-quality public spaces, gardens and recreation areas. • Offer residents a convenient, vibrant retail, leisure and cultural hub, with close proximity to major shopping, places to meet, socialise and connect with their community. In order to cater for this growing need within our community there is a need to provide housing that enables people to live a different type of lifestyle in a place where they can walk to and have easy access to shops, services and public transport. This does not mean that residents will stop having cars, but they will use them less and walk and cycle more. The Modbury Precinct has a high level of services and infrastructure and is ideally located to accommodate more diverse forms of housing within the precinct. An increase in the resident population in the precinct means that more people will use the precinct throughout the day and into the evening. With more people around, creating more demand and more activity, Modbury would attract more businesses and services. There are a number of important facilities that exist on the periphery on the Precinct. Waterworld aquatic centre is located immediately to the north of the precinct and has undergone a major redevelopment to its facilities and the Dry Creek Linear Park Corridor are both accessible from the Precinct by walking, cycling, public transport and car.
The 30 Year Plan for Greater Adelaide identifies Modbury Regional Centre is one of five regional centres in metropolitan Adelaide and a high level Transit Orientated Development site supported by the Modbury O-Bahn interchange.
The Council’s Strategic Plan 2011–2015 sets out a 30 year vision for the City. The plan is guiding Council’s decisions as it works towards achieving the 30-year vision. The vision statement has nine themes that capture the shared priorities of the community. The ideas and inspirations that were collected as part of the Create20forty process have been considered and used to underpin the development of the Modbury Structure Plan. The key strategic objectives outlined in the plan are: • Our buildings and infrastructure. • Our local economy. • Our environment. • Our transport networks. • Our population. • Our leadership. • Our community. • Our leisure, play and arts.
The 30-Year Plan for Greater Adelaide (The Plan) was prepared by the State Government in 2010 to establish a vision for growth and development across the Greater Adelaide region through to the year 2040. The Plan aims to guide the future development of Greater Adelaide and identify where people will live and work and where transport and infrastructure will be provided. The Plan has three main objectives: • Maintain and improve liveability. • Increase competitiveness. • Drive sustainability and resilience to climate change. With its existing mix of uses and services together with the Modbury O-Bahn Interchange the precinct has the potential to develop into a transit-oriented hub. Modbury is set to capitalise on its advantages. It is located at the intersection of a number of key arterial roads that extend into the surrounding suburbs Adelaide Hills. The roads provide good vehicle access to it adjoining council areas including the Adelaide Hills through to the Barossa. State Government has developed seven strategic priorities for the State’s future. These include: 1. Realise the benefits of the mining boom for all. 2. Every chance for every child. 3. Advanced-level manufacturing. 4. An affordable place to live. 5. Safe communities, healthy neighbourhoods. 6. Premium food and wine from our clean environment. 7. Creating a vibrant city. Of these seven priorities, our approach to the Modbury Precinct aligns well with priorities 4, 5 and 7. In particular, Modbury Precinct is ideally located good location for, high-amenity apartment-style living with its views across the valley and close proximity to health, education services, major shopping and the O-Bahn bus way.
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City Master Plan 2011-2040
Why Choose Modbury?
Like the 30-Year Plan for Greater Adelaide, the City of Tea Tree Gully City Master Plan aims to focus urban renewal activity in specific locations. Most areas within the City will continue as low-density, suburban and residential. However, where there are locations that can offer a combination of services and convenient access, such as Modbury Precinct the intention is to add some mixed-use, medium-density living options for people that wish to enjoy a more urban lifestyle. We will need to upgrade streetscapes (street trees and shop/office fronts) and public spaces.
The majority of the Council area will continue as low-density, suburban and residential. Urban renewal will be focused in specific locations such as Modbury Precinct which offers a combination of services, convenient access to a range of services, activities and public transport, the intention being to offer mixeduse, medium-density living options for people who wish to live a more urban lifestyle.
Many suburbs have been developed on the assumption that everyone accesses services by car. The vision for the new infill areas is that people will be living within walking distance and therefore they will want to walk to local centres for shopping, catching up with friends or just to have a coffee and read the paper. The aim is to improve the streetscape for these residents so that, they will benefit from quality urban living and access to a range of stimulating community-based activities.
Key Facts about the Study Area
To achieve this, we need to improve the design and safety of the public environment while not forgetting the need to retain easy movement of traffic along the key arterial roads. There needs to be a balance between amenity and safety for those residents who cycle or walk, and for those who drive or catch a bus.
• Estimated 4,500 residents
The Modbury Precinct has been identified in Council’s City Master Plan and Strategic Plan and supported by the 30 Year Plan for greater Adelaide as the location where these objective can be achieved.
• High proportion of single-person households
The City Master Plan has been developed following extensive community consultation to ensure it fully captures the community’s vision and expressed needs. The plan also reflects the objectives of Council’s Strategic Plan 2011–2015. To access a copy of our City Master plan please go to:
• 1,850 approximate dwellings • Average 2.4 person/dwelling
www.teatreegully.sa.gov.au/citymasterplan
• Medium density dwellings are single storey retirement living • Primarily detached dwellings (70%) • High proportion of aged persons • Low income & small household levels
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Transforming The Modbury Precinct
The Modbury Precinct will be transformed into a thriving centre, buzzing with energy and people through a variety of initiatives. These will require input and commitment from all sectors of our community including Council, local residents, property owners, business owners and the state government. The following key initiatives will help us to create a place where people will gather and business will prosper.
Business & Economy •
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Create a destination that attracts more people, both day and night. This will attract more businesses, jobs and a greater variety of activities where people can spend their leisure time, meet and socialise and combine this with shopping and browsing, such places include: cafés, restaurants, boutique shops, markets. Develop a strong ‘brand’ and promotional program in association with local businesses. Encourage ‘temporary’ activities that act as incubators, attracting more people to Modbury, and thus build a foundation for new and expanding activities and business. More flexible rules about the location and design of land uses and building heights. Amendments to the Development Plan to introduce policies that will help us to deliver the vision. Coordinate our approach to parking and access. Provide an environment where people can walk along and decide what they feel like doing at the time or be surprised by an event or display that they did not expect to encounter. Embrace the high speed National Broadband Network which has the potential to transform the way education, business, entertainment and health services are delivered in the future, including the way we communicate. Modbury is scheduled to join the NBN in the first half of 2013.
Retail, Leisure and Cultural Scenes • • •
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Buildings along the edge of Civic Park designed to face into the park encouraging activity and taking advantage of views. Use art and creative features to promote a sense of fun and recognise diversity. Hold cultural and community events in locations throughout the precinct in both indoor and outdoor locations such as Modbury Avenue and Civic Park. Use main road frontages to promote the precinct and what it has to offer.
Education and Health •
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Torrens Valley TAFE will focus on offering courses in the creative and digital sectors. As TAFE evolves to cater for new needs, so too will its potential for more integrated links with the precinct and its activities. State government commitment to upgrading the Modbury Hospital to include a new emergency department and rehabilitation services. The hospital employs approximately 8,500 people in addition to the many hundreds of employees in allied practices and supported services and the many patients and visitors that visit daily. GHD | City of Tea Tree Gully | Draft Modbury Structure Plan | February 2013 | 19
Residential Developments
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Connect residential neighbourhoods to local parks and creek lines.
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Residential developments designed to respect existing developments and minimize adverse impacts.
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Residential neighbourhoods designed to support a range of housing styles.
Categories
Description
Two to Three Storey Townhouses
Located in residential areas throughout the precinct
Apartment Sites
A small number of larger sites for apartment living
(2, 3 or 4 storey)
Mixed Use
Examples
Residential apartments located above shops and offices
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•
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Locate medium density residential developments within 5 minutes walk of the centre of the precinct by taking into account obstacles such as limited crossing points across creek lines, fences, steep topography and the road layout. 2-3 storey housing throughout the residential neighbourhoods and up to four storey apartments in locations closer to the centre of the precinct.
Housing Styles The Modbury Precinct Structure Plan envisages a change to the housing styles currently found within the Modbury Precinct. The table below provides an example of the housing types that are envisaged by the Structure Plan within the various residential neighbourhoods in the precinct.
Quality Design •
Multi-level buildings, up to five storeys in the centre of the precinct, that take advantage of views, including using platforms for outdoor activities such as restaurants, cafés, rooftop bars and function spaces.
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Design buildings to frame the edge of roads and where possible protect the people-orientated activity taking place in the precinct.
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Design new developments that incorporate stormwater recycling and reuse.
Walkability •
Widen and smooth pathways, provide places to stop and sit, places that offer shade and shelter and way-finding signs.
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Create gateways to create a sense of arrival and to highlight pedestrian environments.
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Trees, streetscapes and park landscaping that creates a unique and strong identity. Avenues of large trees and green spaces can be integrated into and through the precinct’s connecting corridors, such as creek lines and the O-Bahn.
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Create a ‘window’ into Civic Park along North East Road frontage with a very high standard of landscaping treatment allowing those passing to ‘see in’.
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Link pedestrian and bicycle paths throughout the creeklines to connect to more formal tree-lined pedestrian paths.
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Upgrade landscaping in the surrounding creek lines and parks to provide green spaces for people living on smaller residential properties.
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Improve the amenity and safety of the main road environments through streetscape improvements tailored to the functional aspects of those roads.
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Emphasise the natural features of the precinct including the large trees and creeks that give Modbury its special character.
Map 8 |
Walkable Access Analysis
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Roads, Buses & Cars •
North East Road will continue to be a high-volume traffic route. Access points will be limited to a few key points and be well signposted. This will be the window to the precinct, inviting people to explore more.
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Smart Road will become an increasingly important road for public transport and is critical for access to medical sites. It has the potential to become a designated pedestrian environment connecting the education, health and O-Bahn activities to shopping, food and entertainment at the centre of the precinct.
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Locate more civic, office and corporate uses along Montague Road facing onto Civic Park that take advantage of views and create strong connections with Civic Park.
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Carefully design development along Reservoir Rd to manage safety for pedestrians in a high-traffic environment.
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Explore the possibility of a bus circuit extending from the O-Bahn Interchange and looping around the centre of the precinct back to the O-Bahn Interchange.
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Move away from vast expanses of car parks to more multi-level parking.
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Create a pedestrian friendly environment at the intersection of Smart Road and Reservoir Road to facilitate more convenient access between Modbury Hospital and the nearby retail, restaurant and banking services located in the Modbury Triangle. Provide clear and safe pedestrian links through car parks.
Map 9 |
Road Hierarchy
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Investigations
Implementation
In developing a Structure Plan for the Modbury Precinct we have undertaken the following studies and considered feedback from various stakeholders including:
Much is already happening in the precinct and this will help to stimulate more activity and change:
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A review of feedback from the create20forty engagement process and consultation on the draft City Master Plan. Workshops with key stakeholders and specialists. Meetings with state government Ministers and representatives of government agencies. Meetings with key land owners. Meetings with the Live Life Modbury Steering Group (comprised of representative of Council and state government land owners) and External Key Stakeholders Reference Group (comprised of representatives of Council, key private land owners and developers). Property market analysis to understand opportunities for changing the mix of land uses, urban design and catalysts to trigger redevelopment. National and state government directions specifically relevant to Metropolitan Adelaide. Accessibility analysis to ensure that target precincts are within walking distance of the centre. Understanding the potential future population by conducting a Market Segmentation Study within a 10km radius to identify markets and new forms of housing that will facilitate intensive urban renewal in the precinct.
Key Initiatives Some key initiatives will include:
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The NBN rollout is planned to commence in Modbury in the first half of 2013.
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Some of Modbury’s buildings and houses are reaching an age where they are being replaced.
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An $8.7 million investment into public transport is occurring at the Modbury • O-Bahn Interchange with the multi-deck Park and Ride scheduled to open in December 2012. • A $47 million upgrade is scheduled for Modbury Hospital.
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Westfield is proposing a $200 million investment at Tea Tree Plaza and Tea Tree Plus in the coming years.
• New flexible planning policies will be incorporated into the Development Plan. Council’s commitment will be to invest time, effort and money in improving the public environment to transform Modbury precinct into the place to be, for both people and business. We will also explore the opportunities to develop partnerships with the private sector and state government to deliver the outcomes for the Modbury Precinct.
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Amending the policies in the Development Plan to facilitate the desired land uses and outcomes envisaged in this Structure Plan. Community engagement on the draft Development Plan Amendment is scheduled for July-August 2013. Start initiating small, manageable projects that demonstrate the plan can deliver better outcomes for everyone. Develop partnerships between business and property owners in the precinct, state government and Council to identify projects and initiatives and plan for their delivery.
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Any upgrades to infrastructure that will be needed over the next 30 years can be planned for, well in advance.
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Identify external funding opportunities.
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Encourage the community and local business to identify new initiatives and become involved in the delivery of these.
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Council’s annual capital works programs, budgets and Long Term Financial Plan to include initiatives that will deliver the vision.
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All stakeholders share the vision for the precinct and commit to the delivery of this vision.
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Develop a communications approach to ensure key stakeholders are informed throughout the delivery of the project.
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Develop a marketing strategy that will promote the precinct and attract people and business.
Following endorsement of the Structure Plan, we will prepare a detailed implementation program that captures the initiatives outlined above, establishes timelines and priorities for implementation.
GHD | City of Tea Tree Gully | Draft Modbury Structure Plan | February 2013 | 23
Appendix 1
Guiding Principles
Comfortable
Custodianship
The following principles have been used to develop this Structure Plan and will continue to guide the future development of the Modbury Precinct and when drafting new policies for incorporation into the Development Plan. They have been adapted from ‘Places for People’, the Commonwealth Government’s Urban Design Protocol for Australian Cities. Enhancing
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Recognises that communities, environments and cities are continually evolving and adapting.
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Considers wider environmental, social and economic costs and benefits of development and maintenance.
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Ensures that the design of the place is appropriate for ongoing maintenance, operations and upkeep.
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Incorporates strategies to adapt to climate change.
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Respects the needs and aspirations of the community that live and work there. • Creates opportunities for people and businesses to prosper and thrive. • Enhances the natural environment and the built environment. • Celebrates unique characteristics to create a sense of place and identity. Connected • •
Well connected to jobs, schools, shops, facilities and services. Visually connected – you can see where you are going and navigate the area easily. • A range of transport options including public transport, walking and cycling. • Connected with the natural environment, heritage, the community and its culture. Diverse • •
Retains and enhances unique features, character or qualities. A rich range of experiences – interactions with others, the look and feel of buildings and spaces, and the cultural, social and physical things you can do. • A range of facilities and services. • Despite the diversity there is also a harmonious blend. • You can take different routes dependent on mood or to visit different places on your way. • Meets different peoples needs including a diversity in housing types. • There is biodiversity. Enduring • • • •
There is a sense of quality in terms of design and built form. Considers both current and future activities in the area and can evolve and be adapted over time. Both practical and visually and aesthetically pleasing. Resilient to extreme weather events and a changing climate and minimises impact on the environment.
24 February 2013 | City of Tea Tree Gully | Draft Modbury Structure Plan | GHD
Feels comfortable for a range of activities such as walking, sitting, standing, talking, reading, relaxing. • Not too exposed to unpleasant noise, wind, heat, rain, traffic, or pollution. • You can freely use the place without needing to pay. • You can be yourself and feel included as part of the community. • Caters for people with various physical capabilities, the old and the young. Vibrant • A place that you want to visit, experience, or live in. • You can see that there are other people around. • People are enjoying themselves in other peoples company. • There are places to meet and interact, play, explore, recreate and unwind. Safe • •
Feels safe and secure, even at night or on your own. There aren’t signs of decay such as weeds, rubbish, graffiti or derelict places. • Roads and paths are safe for adults or children to walk or ride bikes. Walkable • •
Prioritises walking or riding before vehicles. Easy to get around on foot, bike, wheelchair, pushing a pram or wheeling luggage. • Encourages physical activity and social interaction and promotes a healthy lifestyle through opportunities for walking and cycling, outdoor recreation, shade, comfort and visual interest. Context • Works within the Federal, State and local strategic planning framework. • Integrates with the physical environment, incorporates heritage and culture. • Compatible with surrounding social and economic activities. Engagement • Primarily about making places for people. • Engages people in the development of their community. • Adopts a multi-disciplinary and collaborative approach. Excellence • • •
Prioritises best practice. Champions universal design and accessibility. Integrates design from the earliest stages of the plan and engages skilled professionals.
Source – Adapted from ‘Creating Places for People: An Urban Design Protocol for Australian Cities’.