INTRODUCTION Australian cities in the 20th century was defined by the format of urban living in suburbs and Sydney is following the same footsteps (Lee, 2016). Sydney being one of the most global cities of Australia has its own goals for attaining sustainability and innovative ways for its upcoming suburbs and precincts. Westmead and Randwick – as the upcoming health and education precinct, Parramatta as the next CBD and Green Square Urban Renewal projects being the most prestigious ones. The new ecology of these projects will have their share of rhetorical possibilities, interests and difficulties (Lee, 2016). The once dominant industrial land was identified as a site for potential development in 1996 and was planned to eliminate the odour of industry and transform it for a better, brighter and glossy outlook (Lee, 2016). The place with no postcode and boundary was envisioned to become one of the most vibrant precincts of Sydney (Alex Sharp, 2004). The revitalisation of the project aims to cater the broader vision by providing hub of residential buildings, retail, cultural amenities like library, aquatic and leisure centre and commercial spaces. This project gives immense design liberty and opens new doors for turning it into a flagship project for Sydney (Sydney, 2013). It has its own champions and detractors which are inevitable to the process. The strategic location of the train station, consideration of maintaining fragile balance of the tall buildings and open spaces and out of the shell postmodern buildings overshadowing the industrial heritage are few of the struggles project has gone and is still going through (Lee, 2016). Through the means of a detailed site analysis, the report aims to understand different shades and multitude of stories of Green Square and its significance. The grasp over the site can be done by understanding the roots of the place, its context, the process it has adopted to grow and the overall goals it aims to achieve. The legacy of the project can be dated back when the obscure, tiny triangular park was renamed in the honour of Frederick Green and taken forward in the 1990’s as a rebadging strategy for brighter future of Sydney (Alex Sharp, 2004). The trails of long transitioning history of the project are now transforming and aiming to be shaped by the medium-to-high-density residential buildings. Green Square is well branded by the interests of State, City of Sydney and private stakeholders such as Landcom and Mirvac (Sydney, n.d.). The report further unfolds with the methodology which is based on secondary research given the present circumstances of Covid’19. The physical profile of the town centre is understood by the means of Google Street View and Google Maps. In order to stitch the past with present, the report further dives into the history and demographic analysis for a better understanding of the transition of place and people. Moving forward, land use survey, desktop research, analysis of census data and planning documents were used for acknowledging the journey of Green Square Town Centre. Finally, the report combines the data, observations by the land use survey and addresses the strategic planning issues and culminates it in the discussion section followed by an overall conclusion. Through the thorough process of analysis, the report concludes that the process of redevelopment for Green Square has been a long one, but the future still remains uncertain (Alex Sharp, 2004). However, through a collaborative approach towards a broader goal can make this ambitious project of Sydney a glorious one. Despite its rough journey the project in itself can be seen as a great learning process and can become a model for better urban future.
METHODOLOGY The site analysis report for Green Square is a result of secondary research methodology. The given circumstance of Covid’19 restricted the physical analysis of the site and its surrounding. The basis of the report and its findings are entirely dependent upon the online data and resources. Data from different
sources, reports, websites and planning documents are referred for basing the argument. The report is structured and researched in the following manner: 1. Case Study Introduction - The case study of the site required the need to understand the project and its vision. The research began with the data provided on Canvas for this module and was followed by keyword research on google – ‘Green Square NSW’. A basic skimming of articles, news, images was conducted on google to set the idea of the project. In order to understand the background and vision of the project, the council’s website – City of Sydney was referred. It helped in understanding the prime location, boundary, vision and overall projection for the site. The video for the vision of the town centre explained the overall context in relation to Sydney CBD. History - After the fathom of present, the history of the project was perceived by the document provided by City of Sydney which explains the timeline of the project dating pre 1788 until 21st century. For a better understanding ‘Histories of Green Square’ a detailed document published by UNSW in relation with City of Sydney was referred along with historical atlas of City of Sydney. These maps from 1938 and 1940’s gave a better visual grasp on the land use transition. Demographic Analysis - In the process of understanding the place and its people, the demographic analysis was conducted. ABS data for the year 2006, 2011 and 2016 was extracted from the Basic Community profile via ABS table builder and compared to comprehend the change in population, people profile, ethnicity, age group, sex ratio, median age and Australian citizens. The table for all three years were collated in a single one to draw parallels in terms of percentages and ratios. The collated tabulation then was further compared on the same factors with Australia by undertaking calculations to understand the growth rate of suburb in relation to the country. Strategic Planning issues – After unfolding the journey of past and present and acknowledging the visions for future, the project was analysed through a critical lens. In order to do so, many articles, reports and presentations were referred which gave an insight on the constraints project has and is still going through. The method used for research was University of Sydney’s database access for Google Scholar and keyword research on google. 2. Land Use Survey The new process of secondary research adopted for this survey was not the easiest ones. In order to understand the physical profile, surrounding, morphology, land use and overall site features the survey was conducted through the means of Google Maps and Google Street view. The site location, entry/exit points, interface, number of floors, ground floor activity, land use, lot and block sizes were understood by documenting every building within the site boundary. The entire data along with observations was documented in a tabular form followed by a brief summary of the understanding of the site. The data was also supported by the Land Use, FSR, Height maps under LEP 2012 of City of Sydney. 3. Discussion and Conclusion Finally, the report stiches all the data, observations and research together and critically analyse the shortcomings, success and failures of the project. It addresses the entire journey and breaks it down to understand the flaws and gaps in the process. The report acknowledges the rough but brave journey of Green Square and the shortcomings in terms of strategic planning. The report concludes on a bitter-sweet note by realising the faults in the planning process and the consequential impact the project has gone through.
CASE STUDY Green Square Urban Renewal area has a dynamic story including its rich past and transition to a new future of radical transformation (Alex Sharp, 2004). It is known to be the oldest industrial heartland of Sydney now aiming to become a shimmering addition to Sydney’s future (Sydney, n.d.). As a step towards development before 2000 Olympic Games, a dedicated station was proposed in Green Square which became a catalyst for urban transformation in Green Square (Exchange, n.d.). A place with no postcode and no suburb boundary of its own, falls in South Sydney taking parts of five suburbs namely Zetland, Alexandria, Waterloo, Beaconsfield and Rosebery (Appendix 1). Green Square Town Centre (GSTC) covers nearly 13.74 hectares of the total 278 hectare of Green Square Urban Renewal area. The site sits between Sydney’s City Centre (4.5km south) and Kingsford Smith International Airport. The boundary of GSTC comprises for 15 sites which includes significant sites such as Waterloo Incinerator, South Sydney Hospital, NSW Police Service Centre etc and are owned by City of Sydney. At present the boundary of Green Square Town Centre is bounded by major street network of O’Riordan Street, Botany Road, Portman Street and secondary connection from streets like Ebsworth Street, Paul Street and Geddes Avenue. These sites within GSTC are owned by State and Local authorities and stakeholders like Landcom & Mirvac (Sydney, 2012). Landcom and Mirvac in collaboration with City of Sydney have a major contribution in the development of core sites within GSTC and the gateway to the area (Landcom, 2017). The amendments done in the LEP 1998 (Amendment 17, 19, 21) and by challenging the gross floor area, building heights and land use, the GSTC falls under the section of Green Square Town Centre Stage 1 and 2 (GS1, GS2, GS21, GS2P) as per LEP 2012 (Sydney, 2012). The overall vision of the GSTC aims to achieve 142,00 metre square of commercial floorspace, 14,000 metre square of public open spaces and nearly 5000 metre square of community facilities. In addition, Green Square has been rated 6 stars for a sustainable community as it plans to inculcate projects such as Green Square Library, The Drying Green – park, places and plazas respecting different layers of history and heritage such as Banga Community Shed (Sydney, 2019). GSTC aims to accommodate residential population of nearly 6750 by 2030 (Sydney, 2013). The ongoing, constructed and proposed projects includes developers and stakeholders such as Landcom, Mirvac, Crown, BridgeHill, Lateral estate, Meriton, City West housing and City of Sydney (Sydney, n.d.). Green Square with integration of Sustainable Sydney 2030 Vision aims towards place-making, incorporating and protecting the cultural history, encouraging active transport and sustainable measures by green infrastructure (Sydney, 2013). The other planning control documents include South Sydney Local Environmental Plan, Green Square Town Centre Development Control Plan 2012, Green Square Public Art Strategy, Green Square Community Facilities Report, Public Domain Strategy etc. The strategic location of Green Square has been utilised by the State and Local authorities to cater housing, transport corridor and providing jobs in a planned major centre. Thus, Green Square came in limelight for becoming inner Sydney’s next vibrant, sustainable, community driven neighbourhood leaving behind the image of obsolete – industrial – brownfield area. HISTORY The name of the upcoming project of ‘Green Square’ has been taken from the triangular shaped park at the junction of O’Riordan Street and Botany Road. The park itself was named after Frederick Green who served as the mayor three times. The area was known to be a part of South Sydney wetland corridor and also played a vital role as a link between Botany Bay and Sydney Cove during the early settlements. Like many other parts of Sydney, the area also had a long history of Aboriginal settlements. Traditional owners of the land being the Gadigal being of Eora nation occupying lands around Sydney Cove, Botany Bay and
coastal areas for the proximity to freshwater wetlands. The epidemic of smallpox and expansion of white settlements resulted in catastrophe of these people and pushed them towards the periphery of Alexandria and Waterloo. The industrial heritage can be dated back from 1815 with industries such as grain mills, wool washing, tanneries etc. The readily available source of water supply became the major reason for attracting these industries which was followed by the settlement of blue-collar job workers in Waterloo. This living pattern further resulted in smaller residential subdivision (Alex Sharp, 2004). The impact of which was seen in 1884 when Beaconsfield Estate was promoted as “Working Man’s Model Township” and in 1911 Rosebery which turned out to be a model suburb for residential and industrial settlements (Sydney, n.d.). In the early stage of 1900, the area was known as the manufacturing powerhouse. Post-World War 1 & 2 the area expanded further by catering to the large-scale industries and becoming “the largest industrial municipality of Australia”. The zenith of expansion was hit in 1950’s and hence marked the beginning of industrial decentralisation. The process was followed by the downturn of secondary industries by 1970’s as these industries started drifting towards the western suburbs of Sydney. During 1960’s the area emerged as the waste processing land. The growth and development of Waterloo was unplanned and chaotic and raised issues of poor sewerage and drainage system (Alex Sharp, 2004). As the Green Square was seen as a dumping ground, Waterloo Incinerator was built by Waverly and Woollahra councils in the infilled site of Waterloo Dam which was protested to shut by people for 24 years. In the 21st century, it continued supporting the manufacturing units and Green Square’s character started changing with the influx of high-tech industries, new commercial spaces, offices and showrooms followed by young families and professionals (Sydney, n.d.). Under the alternative governance of South Sydney Council and the City of Sydney Council, the place got in limelight in 1991, when planners and community came together for developing new schemes for Green Square. The boundary of Green Square includes many historic significant buildings such as the Royal South Sydney Hospital which are included in future vision and are preserved by adaptive reuse contributing to the upcoming community creative hub of Green Square. The train station during the 2000 Sydney Olympic games became the heart of the area and a reason for further future investments to change the industrial character and become Sydney’s biggest Urban Renewal project. City of Sydney aiming to make the place a high-residential area with facilities and transformations to accommodate white-collar workers yet keeping the local-identity intact (Alex Sharp, 2004). DEMOGRAPHIC ANALYSIS Demographic analysis has been conducted in order to understand the people of Green Square in Zetland for the year 2006, 2011 and 2016. The suburb of Zetland has gone through significant amount of growth in the past 15years (Australian Bureau of Statistics , 2017) (Australian Bureau of Statistics , 2013) (Australian Bureau of Statistics, 2008). The overall population of Zetland has seen a significant percentage of growth from 2011 to 2016, i.e. nearly 164.3% as compared to only 46% increase from 2006 to 2011(Appendix 3). The enormous high-density growth in Zetland can be seen as one of the reasons for the massive jump in two timeframes. In relation, Australia’s population has increased by 8.3% and 8.8% in 2011 and 2016 respectively which shows a consistent growth pattern (Australian Bureau of Statistics, 2019) (Australian Bureau of Statistics, 2013) (Australian Bureau of Statistics, 2008). The trajectory of growth is vastly different if compared Zetland’s growth with that of Australia (Appendix 4). The sex ratio of Zetland has reached to 0.99 in 2016 from 1.09 in 2011 and 1.18 in 2006 in comparison to Australia, which is a constant of 0.97 reflecting a greater number of females than male. In terms of
Indigenous population growth, Australia has seen an increase of 18% in past 10 years however, the in Zetland, their population has increased from 21 to 33 from 2006-2011 and 33 to 83 during 2011-2016. Zetland has seen a staggering increase in the number of people of age group of 25-54. The increase can be evaluated as there was 43% increase between 2006-2011 (from 1691 to 2432) and it became triple in the period of 2011-2016 (5760 from 2432). The growth pattern for the age bracket of 0-15 (828 from 395) and 55 years (645 from 365) and above has doubled from 2011-2016. Whereas, in Australia, the population of dependent population is more than the of working population (working – 89,81,574 and 1,10,00,00 dependent). The median age group has been constant from 2006-2011 i.e. 31 years but has come down to 28 years in 2016 supporting the argument of increase of young population. The proportion of Australians has been constant in year 2006 and 2011 i.e. 63-65% but has decreased to nearly 42% in 2016. It reflects that the number of non-Australians have increased in 5 years from 2011-2016. As per the country of birth analysis, the dominant groups have been Australians, Chinese and English. There has been a consistent growth from 2006-2016 for Australians (1.5 from 1.2) and English (2 from 1.2) however, a remarkable growth in the number of people born in China, i.e. 4.5 times in 2011-2016 as compared to 1.6 times growth from 2006-2011. It is similar to the language spoken, from 2006-2011, English was the most spoken language however, in 2016 others became dominant by 48%. The number of people gaining education increased enormously between 2011-2016 by nearly 495% and people not attending school have remained consistently low in past 10 years. In Australia, people not attending education have reduced to 1,45,844(2011) from 15,11,694 (2016). In terms of dwelling structure, there has been a significant amount of decrease in the number of separate houses from 2011 (77 houses) to 2016 (8 houses) but a remarkable increase in the number of flats/apartments from 1329 in 2011 to 3839 in 2016 (Appendix 5). This showcases the changing dwelling preferences in 5 years gap. The consistent pattern of labour force participation has been there for 2006 and 2011 but seen a decline of 10% in 2016. Overall, the growth pattern of Zetland has been slow from 2006-2011 but it caught up with the rapid urbanisation in the second phase (2011-2016) (Australian Bureau of Statistics , 2017) (Australian Bureau of Statistics , 2013) (Australian Bureau of Statistics, 2008) (Australian Bureau of Statistics, 2019) (Australian Bureau of Statistics, 2013) (Australian Bureau of Statistics, 2008). STRATEGIC PLANNING ISSUES Green Square envisions for a vibrant future however is lacking behind because of low progress. These strategic planning constraints affecting the desired outcomes are as follow: 1. Land ownership The diversity of lot sizes and irregular shaped plots resulted from existing road pattern creates hurdle for subdivision. Redevelopment of Green Square is also affected by existing land ownership and not every owner is actively participating. South Sydney Development Corporation formed by the State to promote the redevelopment in Green Square was underfunded because of lack of infrastructure (White, 2014). 2. Infrastructure funding Another major challenge faced by both fringe and infill development is infrastructure funding and is similar for Green Square redevelopment. Extended period of development of Green Square raises
the issue of high rates of return on capital for the developers. It also includes the case of Upfront infrastructure funding (White, 2014). 3. Accessibility and connectivity The success rate of Town Centre largely depends upon the transport corridors and its connection with surrounding economic centres. Poor east-west road connections contribute immensely to the above problem. It makes a place ‘a travel through’ than ‘a destination’. Another major strategic issue is congestion and pressure on existing public transport infrastructure. In terms of making the Town centre people and community driven, the place still lacks pedestrian legibility, effective paths promoting walkability and cycling in and around the site (White, 2014). Green Square Train station was the catalyst for Urban Redevelopment however became a barrier as it charged station fee along with regular train fare to support the funding for construction of rail line (Urbis, 2016). 4. Community and Sense of place The general perception of Green Square is that it is desolate and has industrial landscape which makes it unappealing for the users. The current limited facilities and amenities on the site makes it difficult for tenants to comprehend the future plans. The saturation of primary and secondary schools as a result of 41% spike of residents with families in next 10years raises future issues for school-aged residents. The slow progress of the area makes it a difficult choice as compared to the successful competitors such as Sydney Olympic Park, Macquarie Park and Australian technology Park (White, 2014). 5. Flooding The former wetland with a history of flooding, contamination and inadequate drainage infrastructure makes Green Square a tricky site for redevelopment. The damage from floods of 2012 raised concerns as on-site water detention solutions weren’t enough. The site demands major flood mitigation strategies and infrastructure upgrades which further is dependant on strong investments (White, 2014). Other underline issues include the discrepancy amongst different tiers of government bodies like the decision of Light Rail stuck between the Local and State’s misalignment (Australia, 2018). The growth and vision of Green Square has also spiked the land prices further raising issues like gentrification.
LAND USE SURVEY The virtual site visit of the Green Square Town Centre has painted the approx. reality of the progress in development. The understanding is based upon walking along the streets with the help of Google Street View. The broader context of site was understood by Google Earth, Google Maps, interactive construction map by City of Sydney (Sydney, n.d.) and Public Domain Strategy for Green Square Town Centre (Google, 2019) (Sydney, 2013) (Google, 2019). The land use of the site has been categorised as per the three-precinct divided by City of Sydney under their Public Domain Strategy (Sydney, 2013). The Activity Precinct While conducting the survey, it can be concluded that the majority of site at present is unoccupied or underconstruction. Site 2,3 and 4 (Appendix 2) behind the site Green Square Train station are used as commercial spaces by companies like Yardware and Campervan Hire Sydney which have inactive edges. The site 6, 5A,
5B and 5C with mixed-use high-rise towers by Infinity and Mirvac (Ovo Tower and Ovo at Portman) gives a glimpse of how Green Square Town Centre will be in future by well defining the gateway to the project. The ground floor of Ovo tower, dedicated for commercial and retail activities seems unoccupied till date. After walking along virtually, it can be noted that site 7, 17, 15(A, B, C and D), 8(A, B, C and D), 19A and 19B (Appendix 2) are not confirmed/occupied and are under Landcom and Mirvac. The edge along the site 16A and 16B (Appendix 2) is fully active except one corner edge of site 16A (Sydney, n.d.). Also, the site for the upcoming 6000 square metre of park – The Dying Green is well chosen considering the surrounding upcoming residential development. The site 14, owned by Meriton is yet to be confirmed. The glass façade, scale and shape of the Green Square Library and Plaza contributes rightly towards the high public amenities and social heart City of Sydney has envisioned (Sydney, n.d.). The Heritage Precinct The boundary of this precinct takes in the Waranara Early Education Centre and Green Square Community and Cultural precinct (Site 13A and 13B) (Appendix 2). The site of old hospital has been transformed beautifully as promised. The adaptive reuse of the building blends the old and the new well by retaining the essence of the old structure (Sydney, n.d.). The Residential Precinct Site 12B and 13C (Appendix 2) are completed as seen in the virtual tour. The Jade – residential tower by Bridge Hill and the affordable housing by CityWest Housing respects the surrounding heritage significance by responding it by the height achieved. However, Uno – the mixed-use development tower by BridgeHill seems oddly high in respect to the surrounding constructed (Sydney, n.d.). The site 9A and 9B (Appendix 2) are not yet confirmed but the artistic impression of the same from City of Sydney’s website showcases the proposal for 16 and 10 storey building. Along with these, Site 11A and 11B (Appendix 2) are also under construction and are under Lateral Estate expected to be completed by 2020. Lastly, the construction of mixed-use building on Site 10A and 10B are under construction by the developer – Lateral Estate and are expected to be completed by 2021 (Sydney, n.d.). The morphology of the site is quite varying. The constructed buildings on the site ranges from 3-28 storey buildings. The tallest being the Ovo Tower by Mirvac and lowest by Ovo on Portman Street. Along Portman street and Tosh Lane can be seen few terraced housings which are just outside the town centre boundary. The maximum number of residences provided are by the Infinity Tower by Crown (440 apartments) and Uno Tower by Mirvac (330 apartments). The number of affordable housing provided by CityWest housing is 104 apartments (Sydney, n.d.). Overall it can be concluded that the mixed-use development catering to retail and commercial spaces on the ground floor of these new developments are not fully occupied and seems vacant in Google Street view. However, Woolworths and BWS on the ground floor of site 16A and 16B (Appendix 2) aids well. Restaurants and cafes at the ground of Infinity Tower capitalises to its best as it serves as the entry/exit from a transport node (Green Square Train Station) (Sydney, n.d.). The surrounding of the site boundary is a mix of low scale developments ranging from row of terrace houses to large industrial plots. South and North-East of the site encompasses many residences whereas North, West and South-East of the site has large plots like Europcar Sydney, True Alliance etc. The site at present doesn’t exhibit the City of Sydney’s vision of a sustainable and vibrant precinct (Google, 2019). (Sydney, n.d.)
THE LAND USE TABLE – refer APPENDIX 2 for site numbers (Google, 2019) (Google, 2019)
DISCUSSION Green Square has a long history of planning visions. The redevelopment schemes and responsible authorities for the area has fallen multiple times through the cracks (Alex Sharp, 2004). There has been a significant impact on the character of Green Square after decentralisation, becoming the oldest industrial area of Sydney. The career and consumer driven lifestyle of the upcoming population were attracted to the inner suburban life. It further gave rise to the need of a cohesive plan by South Sydney City Council which in collaboration with NSW Government made an amalgamated plan for what is known to be, Green Square today (Alex Sharp, 2004). The location of the site with its proximity to Sydney CBD and the airport works in its favour and the proposal for developing a town centre with strong neighbourhood identity can be seen as the best strategic decision. The amendments done to accommodate the provisions and change in land use has also been done strategically by controlling the FSR around the town centre which further concentrates the growth at a point. The height within the town centre ranges up to 80m and the FSR in surrounding plots is 1-2 at most (Sydney, 2019). The location of Green square Train station at the gateway is a strong catalyst and acts like a backbone to the development. The boundary for the town centre has also been strategically marked as the development is aligned along one side of Botany Road. This conscious effort helps in restricting the traffic which otherwise would have penetrated through the core of the centre (White, 2014). In terms of the surrounding, it encompasses various low-density residences, commercial facilities like Bunning Warehouse, Coles East Village etc. City of Sydney has envisioned a skyline for Green Square Town Centre complimenting that of Sydney CBD in its aerial view as seen in the video at City of Sydney website but what it fails to address is the impact of these glass facades, shimmering skyscrapers on the existing fine grain urban fabric (Alex Sharp, 2004). The journey of designing and creating a unique identity of a place with its limitless design options failed to take in consideration the heritage significance Waterloo Incinerator carried for years and how its presence would have significantly contributed to the sense of belonging for the residents of Green Square. The demolition of Waterloo Incinerator was based on the argument that it would have been a detracting element to the attraction and success the council had envisioned (Group, n.d.). “Green Square or Urban nightmare” was the catchcry used for their action instead of retaining it by adaptive reuse and promoting it as a ‘landmark building’ like the UTS building 11 giving the Sydneysiders a sense of direction (Alex Sharp, 2004). However, the heritage interpretation of the ‘Shea Stream’ of preEuropean times by reimagining and incorporating it as a linear water element becoming the soul of the centre retains the essence of past. Along with the planning of Heritage precinct which includes the Royal South Sydney Hospital site readapted for community activities (Sydney, 2013). The result of the land use survey on the present site has showcased that the majority of sites are under construction or unoccupied. This exhibits a huge gap in comprehending the envisioned version of City of Sydney. The pace of development in the broader context of timeline has been inconsistent which can be tied back to the fragmented governance structure and lack of coordination (White, 2014). Collaboration across different sector-based agencies became a challenge which has greatly impacted the decision making for Green Square Town Centre development in terms of infrastructure and transport delivery. The development right scheme was one such innovative solution proposed by the local government to retain the confidence of developers and investor (White, 2014)s. However, when it comes to public transportation such as the proposal of Light Rail as a foundation for attracting more investments to fast pace the growth of centre, it is stuck between the Local and State government. The link between Sydney CBD and Green Square Town Centre has been identified as a priority under the Infrastructure Priority list and Light rail can be seen as a solution to the existing and anticipated congestion issues on the site, however, Local pushes it to be under the medium term timeframe (5 – 10 years) and State insisting on investigating upon the mass
transit links for future (10 – 20 years) (Australia, 2018). The integrated approach promoted at the start of the project seems imbalanced as the involvement and voice of strong developers like Landcom and Mirvac are focused towards providing bulk housing but the delivery of communal places, parks and plazas by City of Sydney don’t go hand-in-hand. This imbalance in the system further discourages people to invest in the area along with high land prices. The luxury and flamboyance of the centre might also result in gentrification of the neighbouring suburbs with fine grain fabric. Although, as per the LEP 3% of residential and 1% of commercial space should be offered for affordable housing by the developer but they can get away with monetary contribution instead (Alex Sharp, 2004). The daunting upcoming high rise buildings in contrast to the low scale surrounding can create disparity amongst the people in terms of income further raising issues of social exclusion and language barrier (Hazel Easthope, 2014). Another issue which will be raised and affect the people in and around Green Square is the impact of overdevelopment and overcrowding which will be a result once the project is conceived as planned (Hazel Easthope, 2014). The project at present has already started witnessing the impact of congestion which also is a biproduct of existing road networks. Also, the long industrial past of the place has left behind large, impermeable blocks which at present discourages people to walk further misaligning with the sustainable neighbourhood vision of Green Square. Currently, the site lacks strong East-West connections, which are addressed by the proposal of new bus stops and Light rail. The public domain strategy of Green Square also addresses the existing streets and proposal of new ones addressing the above-mentioned issue. Drawing parallels from the demographic analysis as seen from 2011-2016, the spike of young population with families attracted by the lifestyle of apartment living will further raise concerns about the saturation of community infrastructure such as primary and secondary schools. However, NSW Government has planned to deliver four new schools catering to the anticipated growth demand (Australia, 2018). The land zoning around the Green Square Town centre as Business Park is complimenting to the proposal as it fits well with the vibrant imagery of the centre by activating the edges and overall footfall of the area (Sydney, 2019). It can be seen as a good initiative which in future, will help support and boost the local economy. The complexity of the site can be seen through the lens of its rich historic past however to change that image from an industrial to a new branded vibrant precinct of Sydney creates an immense pressure on the government. The exemplar government aims the project to become has gone through a fair share of barriers and is still in flux. Despite facing unique problems at every stage of development, Green Square redevelopment is a project which is one of a kind and has exhibited innovative solutions. The collaborative effort of the Local and State for flood mitigation strategy for the site is one of the examples which can be seen as a solution towards resolving problems raised by fragmented governance structure. It can encourage the government bodies and different stakeholders to find the missing gap which is the cause of concern for Green Square. The outcomes remain uncertain for how the project unfolds in future considering the existing lack and slow progress along with the current impact of Covid’19. The collaborative and balanced approach can fight the myth of ‘white elephant’ Green Square has been referred too (Alex Sharp, 2004).
CONCLUSION The reflection of site analysis report is the journey Green Square has stitched from its rich past to attain a vibrant future. Its strategic location between Sydney CBD and the airport became the foundation for its transformation from large industrial lands to an upcoming vibrant, cohesive and sustainable neighbourhood. This report along with land use survey helped understand the existing, present and future goals of the area. This exclusive project is further complimented by how different stakeholders and governance bodies have and are still tackling strategic planning issues. The picture painted by City of Sydney for Green Square has an aim to be completed by 2030 but the pace of growth until now has raised questions on its completion. One of the major concerns is the involvement of strong private stakeholders who have shaped the project towards residential developments. The major learning from its one of a kind journeys would be the need and importance of a cohesive and collaborative approach at strategic level. The success of the project of such status is dependent upon all three tiers of the system which are the government, private developers and community involvement. This project thus is unique in its own way as it gives huge liberty to the City, planners and designers to come up with a model which can be seen a flagship project for future endeavours. Another learning can be translated from the developments happening in brownfields such as our site, which requires an approach for responsive growth. As our site exhibits flaws in fulfilling the envisioned need of communal spaces and transportation requirements. These problems can further discourage people from investing in the area and losing confidence in the council’s vision disrupting the overall transformative development of Green Square. Despite these constraints, the project is still responding to these contingent factors and is estimating its completion on due time. Although, the current precedented situation of Covid’19 might impact and change the course of action. The report is based on secondary data collection and had its share of limitation because of Covid’19 restrictions. One such impact has been the lack of physical access to the site. In addition, the limited access of data online has also impacted in the report completion. In conclusion, the fate of the project is uncertain and the process at present, is not as desirable as anticipated. It is highly based on the pace of growth it has achieved until now, however it is important to take in consideration the ambiguities which are inevitable in a project of such a status. The journey hence is an important learning for us, the upcoming planners and designers to evaluate the outcomes from every success and failure of this flagship project to finally work towards a bright urban future.
APPENDIX
APPENDIX 1: The context map for understanding the boundary of Green Square Town Centre (Sydney, 2013)
APPENDIX 2: The map showing site/plot numbers as per City of Sydney construction guide (Sydney, n.d.).
Population increase - Zetland 12000 10000 8000 6000 4000 2000 0 Population 2006
2011
2016
Appendix 3
Population increase - Australia 24000000 23000000 22000000 21000000 20000000 19000000 18000000 Australia 2006
2011
2016
Appendix 4
Dwelling Structure 9000 8000 7000 6000 5000 4000 3000 2000 1000 0 2006 Separate House
2011 Semi Detached
Appendix 5
2016 Flats & Apartments
BIBLIOGRAPHY Alex Sharp, A. G. C. L. E. N. J. D. J. F. M. R. S. C. S. V. S. O. S. F. T. E., 2004. Histories of Green Square 2004, Sydney: UNSW Printing & Publishing Services & City of Sydney. Sydney, C. o., n.d. Green Square Vision. [Online] Available at: https://www.cityofsydney.nsw.gov.au/vision/green-square Sydney, C. o., 2012. Planning Proposal - Sydney Local Environmental Plan 2010 (Green Square Town Centre), Sydney: City of Sydney. Landcom, 2017. Green Square Town Centre, Sydney: Landcom. Sydney, C. o., 2013. Green Square Town centre - Public Domain Startegy, Sydney: City of Sydney & McGregor Coxall. Exchange, U. S., n.d. Case Study - Green Square. [Online] Available at: https://use.metropolis.org/case-studies/green-square Sydney, C. o., 2019. 6 stars for Green Square town centre. [Online] Available at: https://news.cityofsydney.nsw.gov.au/articles/6-stars-for-green-square-town-centre Sydney, C. o., n.d. The Streets of Green Square - The past shapes the future, Sydney: City of Sydney. Lee, T., 2016. The Conversation. [Online] Available at: https://theconversation.com/move-over-suburbia-green-square-offers-new-norm-for-urbanliving-57633 White, D. A., 2014. Green Square Town Centre: the making of a sustainable town centre in a city. The Sustainable City IX by WIT Transactions on Ecology and The Environment, Volume 1, pp. 75-86. Urbis, 2016. Sydney Strategic Centres - Barriers to Growth, Sydney: Urbis. Australia, A. G. -. I., 2018. Planning Liveable Cities, Sydney: Infrastructure Australia . Hazel Easthope, N. M. &. S. T., 2014. Green Square Community Survey 2014, Sydney: City Futures Research Centre, UNSW Australia. Sydney, C. o., 2019. Sydney Local Environmental Plan 2012 - Land Zoning Map - Sheet LZN_018. [Online] Available at: https://www.legislation.nsw.gov.au/maps/6fe725a5-945b-446d-b2a5bc33241224bc/7200_COM_LZN_018_005_20181012.pdf [Accessed 1 May 2020]. Group, I. P., n.d. Barriers to Development in Green Square Town Centre. [Online] Available at: https://www.planning.org.au/documents/item/5025 [Accessed 30 April 2020]. Sydney, C. o., 2019. Sydney Local Environmental Plan 2012 - Floor Space Ratio Map. [Online] Available at: https://www.legislation.nsw.gov.au/maps/316faba4-3cd3-4d26-b4c945053e92b369/7200_COM_FSR_018_005_20200121.pdf Google, 2019. Google Maps. [Online] Available at: https://www.google.com/maps/place/Green+Square+Community+Hall/@33.9088171,151.2036713,365m/data=!3m1!1e3!4m6!3m5!1s0x6b12b1c09dd3dca3:0xc055ab51cf5d7336! 4b1!8m2!3d-33.9082009!4d151.206991 [Accessed 30 April 2020].
Google, 2019. Google Street View. [Online] Available at: https://www.google.com/maps/place/Green+Square+Community+Hall/@33.9088171,151.2036713,365m/data=!3m1!1e3!4m6!3m5!1s0x6b12b1c09dd3dca3:0xc055ab51cf5d7336! 4b1!8m2!3d-33.9082009!4d151.206991 [Accessed 30 April 2020]. Sydney, C. o., n.d. Construction and you. [Online] Available at: https://www.cityofsydney.nsw.gov.au/vision/green-square/construction [Accessed 1 May 2020]. Australian Bureau of Statistics , 2017. 2016 Census Community Profiles. [Online] Available at: https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2016/communityprofile/SSC 14524?opendocument [Accessed 30 April 2020]. Australian Bureau of Statistics , 2013. 2011 Census Community Profiles. [Online] Available at: https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2011/communityprofile/SSC 12626?opendocument [Accessed 30 April 2020]. Australian Bureau of Statistics, 2008. 2006 Census Community Profiles. [Online] Available at: https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2006/communityprofile/SSC 12095?opendocument [Accessed 30 April 2020]. Australian Bureau of Statistics, 2019. 2016 Census Community Profiles. [Online] Available at: https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2016/communityprofile/036 ?opendocument [Accessed 30 April 2020]. Australian Bureau of Statistics, 2013. 2011 Census Community Profiles. [Online] Available at: https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2011/communityprofile/0?o pendocument [Accessed 30 April 2020]. Australian Bureau of Statistics, 2008. 2006 Census Community Profiles. [Online] Available at: https://quickstats.censusdata.abs.gov.au/census_services/getproduct/census/2006/communityprofile/0?o pendocument [Accessed 30 April 2020].