SILVERWATER METRO WEST O C TO B ER 201 8
TOWN PLANNING
DISCLAIMER & COPYRIGHT This document was prepared for the exclusive use of the Client: Harvey Norman & Dexus Property Group. This information is considered 'preliminary' and should not be used for detailed design discussions. RobertsDay acts in all professional matters as a faithful advisor to its clients and exercises all reasonable skill and care in the provision of its professional services. The information presented herein has been compiled from a number of sources using a variety of methods. RobertsDay does not attempt to verify the accuracy, validity or comprehensiveness of any information supplied to RobertsDay by third parties. RobertsDay makes no warranty, express or implied, or assumes any legal liability or responsibility for the accuracy, validity or comprehensiveness of this document, or the misapplication or misinterpretation by third parties of its contents. Reference herein to any specific commercial product, process, or service by trade name, trademark, manufacturer, or otherwise, does not necessarily constitute or imply its endorsement, recommendation, or favouring by RobertsDay. This document cannot be copied or reproduced in whole or part for any purpose without the prior written consent of RobertsDay. RobertsDay Level Four, 17 Randle Street Surry Hills NSW 2010 T: +612 8202 8000 Roberts Day Pty Ltd, 2014 ABN 53 667 373 703, ACN 008 892 135 www.robertsday.com.au
2
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
TABLE OF CONTENTS THE FAST FACTS 6 EXECUTIVE SUMMARY 8 THE VISION & MASTER PLAN
10
TRANSPORT READINESS 12 THE PLAN FOR A BETTER SILVERWATER
14
THE SILVERWATER RENEWAL PRECINCT
22
FINANCIAL ARRANGEMENTS 24 CONCLUSION 24
T H E S I LV E R WATER CENTRA L PRECINCT
3
“Best practice TOD examples, have used TOD investments as a way to bring jobs, activity & life back to their communities. They demonstrate the success of an economic development lever & demonstrate the importance of development potential, carefully targeted interventions and planning for strategic TOD sites.” INSTITUTE FOR TRANSPORTATION AND DEVELOPMENT POLICY, 2009
4
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
EXECUTIVE SUMMARY T H E S I LV E R WATER CENTRA L PRECINCT
5
SILVERWATER IS A UNIQUE PROPOSAL: THE FAST FACTS Delivery of metro infrastructure as part of an integrated transit oriented development Fully funded through a Voluntary Planning Agreement. 20,000 high quality technology and knowledge innovation sector jobs 9,000+ new dwellings, incl. 15% affordable housing 7ha open space, incl. 3.2ha of new parkland & improvement to Duck River
6
7
EXECUTIVE SUMMARY A Metro West Station and associated Transit Oriented Development (TOD) at Silverwater can provide the catalyst to transform the precinct including a significant uplift in jobs, housing and social infrastructure with widespread community support. Our suggested site for a Silverwater Station in collaboration with local landowners could avoid compulsory property acquisitions and fully fund the station through a value capture mechanism such as a voluntary planning agreement (VPA). It is also directly along the proposed alignment of the Metro West route minimising the impact on journey times between Parramatta and the CBD. Currently, the area is poorly serviced by public transport and does not benefit from the Parramatta Light Rail project. A regeneration of the Silverwater precinct would deliver both jobs and housing, maximising patronage for the station as people come and go. In short, the case for a Metro West Station at Silverwater is overwhelming providing a rare city shaping opportunity. How does Silverwater compare with other nearby locations: CAMELLIA
RYDALMERE
SILVERWATER
1.
Existing Train Station
Yes
Yes
No
2.
Benefits from Parramatta Light Rail
Yes
Yes
No
3.
Transformation potential of a Station
Very Limited - lots of constraints & has good public transport links.
Limited - already has good public transport links and some constraints.
High - no mass transport & minimal contraints.
4.
Transformation required to deliver GPOP Vision
Can be delivered by existing transport infrastructure plans.
Can be delivered by existing transport infrastructure plans.
Yes, but requires a catalyst.
5.
Minimises journey times between Parramatta & the CBD
Yes, along main alignment.
No, not along main alignment.
Yes, along main alignment.
Table 1: How Silverwater Compares to other nearby Station Locations
8
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
THE VISION
"The proposal offers a unique opportunity to combine a new Metro station with over station development and the transformation of a broader precinct into the 21st century. Revitalisation will encompass anchor institutions, affordable start-up space, employment and new models for urban living in the heart of Greater Sydney."
T H E S I LV E R WATER CENTRA L PRECINCT
9
THE VISION Once in a generational transport infrastructure investment can act as the catalyst to make Sydney a truly thirty-minute city. Silverwater Central is the opportunity to leverage off Sydney Metro West and transform this part of the Central City. The Silverwater proposal includes a complete TOD around the station including a local metro centre transforming Silverwater around the station into a desirable new area to live and to work.
8
The area would transform into a mixed-use precinct containing 9,000+ new homes including significant numbers of affordable housing. Employment space will generate 20,000+ advanced technology and knowledge sector jobs whilst maintaining core essential services. At the same time, the precinct would see a major uplift in social infrastructure with a huge increase in high quality public realm such as access to the Duck River and a metro plaza. This vision would transform the Silverwater area providing a huge uplift in the economic value of the area, a proportion of which can be used to cover the entire incremental cost of placing a Metro station in the area.
2 MASTER PLAN KEY
NTS
1
Silverwater Central Station & Metro Quarter
2
Transit Plaza
3
Silverwater Canal Spine
4
Central Parklands
5
Riparian Corridor & Canal Improvement Area
6
Outdoor Urban Laboratories
7
Duck Square
8
Duck River Corridor
Figure 1: Silverwater Transit Oriented Development Master Plan Concept
10
1
5
4 6
3
6
6
7
11
TRANSPORT READINESS The current Silverwater precinct suffers from a huge deficit in public transport options with no mass transport option available. In addition, unlike much of the GPOP area, Silverwater will not benefit from Parramatta Light Rail. Obviously, a metro station in the Silverwater precinct would dramatically improve mass transit options. However, there are other good transport reasons why a station at Silverwater makes sense. The proposed location for a Silverwater station is directly along the proposed route for Sydney Metro West minimising the impact on journey times between Parramatta and the CBD. In addition, for safety reasons, the area of Silverwater will require an evacuation exit in the vicinity, meaning that only the incremental cost of a station needs to be found.
the Metro station at zero cost to Government will be combined with significant increases in jobs and housing, multiplying the economic benefits and patronage of Sydney Metro West. A TOD also enables the delivery of transport infrastructure well beyond the Metro Station supporting first and last mile connections including pedestrian facilities, cycle paths, and drop-off zones. These additional elements will be particularly useful in a future that includes autonomous vehicles. As seen in Figure 2 below, Silverwater Central Station can be delivered without modifying the central rail line and will still achieve a journey time of approximately 20 minutes.
Working with landowners, this approach removes the need for compulsory acquisition. Delivery of
FIGURE 4: 15-MINUTE TRAVEL TIME IMPACTED SA2S Scenario 1 Proposed Stations Assumed Rail Line 1km Station Buffer Impacted SA2s 2016 SA2 Boundaries
Approx. Travel Times
Silverwater
SIL
>P AR
15min
Sydney to Silverwater
5min
Silverwater to Parramatta
5m
in
SYD > SIL 15min
0km
2.5km
5km
Figure 2: Silverwater Travel Time Scenario 1 (Source: Business Chamber Report, 2018 amended)
12
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
Figure 3: Pedestrian perspective of Derby Street looking towards the Station and cycle path.
Figure 4: Bus Interchange area directly adjacent to Derby Street with readily accessible bicycle parking.
T H E S I LV E R WATER CENTRA L PRECINCT
13
THE PLAN FOR A BETTER SILVERWATER I N F R A ST R UCT UR E | L IVE ABILITY | PRODUC TIV ITY | SUSTA INA B ILIT Y
14
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
“The Innovation District evolution can be seen in the increased clustering, often around universities, medical centers, and other anchors of firms, intermediaries, and innovative workers in dense urban enclaves or districts.” BROOKINGS INSTITUTION
T H E S I LV E R WATER CENTRA L PRECINCT
15
THE PLAN FOR A BETTER SILVERWATER Positive urban transformation will be delivered via the Silverwater Central Metro Station. Integrating transport infrastructure with coordinated land-use will deliver key NSW Government priorities and create a transit orientated destination. A metro station at Silverwater will expand the footprint of Sydney’s burgeoning transport network with this location encompassing a catchment that includes the suburb of Newington. Silverwater Central is the opportunity to provide a transformative destination for the local community and improve liveability. Silverwater Central will be a fully integrated mixed-use station development, encompassing retail, residential and creative industries and act as the catalyst for the wider region. This investment will also underpin the delivery of the Duck River Open Space Corridor, identified as a priority within the Central City District Plan – enhancing sustainable, ecological and recreational outcomes as part of this green grid opportunity. A metro station would support the following NSW Government priorities: PREMIER’S PRIORITIES •
Creating Jobs
•
Delivering infrastructure
•
Encouraging business investment
STATE PRIORITIES •
Boosting apprenticeships
•
Increasing housing supply
•
Making housing more affordable
Longer term, Silverwater Central could be the catalyst for a precinct wide urban renewal. Coordinated land use planning with the local council, State Government and private landowners would result in a significant urban transformation within the Central City District, supporting a growing population and creating a better Sydney.
16
17
1
INFRASTRUCTURE
A WORLD CLASS INTEGRATED STATION DEVELOPMENT • Metro station at zero cost to Government • No compulsory acquisition required
CURRENT
FUTURE
Figure 5: An elegant, vibrant and playful Metro Quarter replaces the existing Harvey Norman factory on Stubbs/Derby St.
18
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
2
PRODUCTIVITY
INVESTMENT & CONSTRUCTION OF SILVERWATER CENTRAL • 20,000 permanent new jobs • 400,000m2 employment land. • 100,000m2 creative industries and affordable start up space.
CURRENT
FUTURE
Figure 6: Existing fenced off Flood zone transformed into a vibrant and activated canal / public open space.
T H E S I LV E R WATER CENTRA L PRECINCT
19
3
LIVEABILITY
GREAT URBAN DESIGN & ARCHITECTURE WILL CREATE A BETTER PLACE FOR SILVERWATER • An Urban Plaza, a local community destination • 15% Affordable Housing • 70,000m2 Open Space • Housing Choice & Build to rent opportunities
CURRENT
FUTURE
Figure 7: A central green space that links and provides connection to the ecological network & key public open spaces.
20
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
4
SUSTAINABILITY
INTEGRATED URBAN DESIGN, PLANNING AND CONTRIBUTIONS WILL FACILITATE: • Green Grid Opportunities • Enhancing the outcomes of Duck River Open Space Corridor • Increased urban tree canopy
CURRENT
FUTURE
Figure 8: The canal acts as an important axis and view corridor with other networks feeding off the central spine.
T H E S I LV E R WATER CENTRA L PRECINCT
21
THE SILVERWATER RENEWAL PRECINCT A metro station at Silverwater Central would be an additional catalyst in Western Sydney and the Central City District of Sydney. This significant private sector-led transport investment will contribute and underpin the ability for Sydney to be a truly 30-minute city. 150 hectares of coordinated land use revitalization could pave the way for significant public open space networks, social infrastructure and better liveability outcomes. Five minutes to Parramatta and 20 minutes to the Sydney CBD will importantly not compromise the efficiency of the Sydney Metro West service, whilst expanding the footprint of public transport across Sydney. Green grid, pedestrian and public bus links could service the existing population at Silverwater, but also a wider catchment including Newington and surrounds.
LEGEND
NTS
Silverwater Central Master Plan Silverwater Central Master Plan Area Open Space Water Body Silverwater Urban Renewal Precinct Indicative Block Structure & Development Potential (within 400m catchment) Indicative Block Structure & Development Potential (within 800m catchment) Parramatta Road Transformation Corridor
22
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
N WESTER
4) WAY (M MOTOR
PAR R
AM
ATT A
RIV
ER
D
RR ATE ERW SILV
ER ST
80
0m
HOLK
CK
DU
ER
RIV
DAY S TN
LA ST
40
HASLAMS CR
0m
FARIO
TON EGER
ST
EEK
ERILL
WETH
DERBY ST
ST N
DERBY ST
DEAKIN ST
MELTON ST N
STUBBS ST
SKARRATT ST N
ASQUITH ST
BEACONSFIELD ST
SILVERWATER RD
NEWTON ST N
CARNARVON ST
WESTE
RN MO
TORW AY (M 4
)
Figure 9: The Silverwater Renewal Precinct (Indicative Illustration of Future Precinct Wide Development)
T H E S I LV E R WATER CENTRA L PRECINCT
23
FINANCIAL ARRANGEMENTS Given Silverwater’s proximity to both the CBD and Parramatta its current land values are surprisingly low. This is predominantly due to the lack of transport options in the precinct. A Metro station alongside a TOD would transform the land values around the station and surrounding area. This provides a myriad of viable options as to how the entire incremental cost of a station at Silverwater could be paid for. For example, a standard VPA would be one option that would deliver the funding required. By comparison, a standard over station development would only cover a fraction of the incremental cost of a station.
CONCLUSION The case for a station at Silverwater as part of the Sydney Metro West project is overwhelming. Not only will it solve the existing major public transport deficit in the Silverwater region but it will do it at no incremental cost to the NSW Government. In addition, the project will deliver significant increases in housing, jobs and social infrastructure without compromising the vision of the Greater Parramatta and Olympic Peninsula. Being on the direct route for Sydney Metro West, a station at Silverwater has a minimum impact on journey times between Parramatta and the Sydney CBD whilst maximising current and future patronage.
24
25
26
H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
T H E S I LV E R WATER CENTRA L PRECINCT
27
T H E SI LV E RWATER CENTRA L PRECINCT H A RV E Y N O RMA N & DEXU S S U BMIS S IO N
TOWN H APLANNING RV E Y N O RMA N & DEXU S S U BMIS S IO N