Mosman Park Place Analysis

MOSMAN PARK PLACE ANALYSIS JUNE 2017

Project:

Town of Mosman Park - Opportunities and Constraints Report

Prepared for:

Town of Mosman Park

Reference:

TMP PLA

Version:

Date of Release:

June 2017

Author:

K.Vizzutti, A. Worth, A. Brodie

Graphic Design:

R. Huynh

Project Manager:

A.Worth

Approved by:

T. Trefry

DISCLAIMER & COPYRIGHT This document was commissioned by and prepared for the exclusive use of the Town of Mosman Park. It is subject to and issued in accordance with the agreement between the Town of Mosman Park and RobertsDay. 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. Except where expressly stated, 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.

CITATION This document should be cited as follows: Town of Mosman Park, Opportunities and Constraints Analysis Reprot (2017) prepared by RobertsDay Pty Ltd. ÂŠ RobertsDay Pty Ltd, 2017 ABN 53 667 373 703, ACN 008 892 135 www.robertsday.com.au

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

CONTENTS INTRODUCTION.......................................................... 5 EXECUTIVE SUMMARY.............................................. 7 URBAN CONTEXT....................................................... 9 TOWN CENTRE PLACE ASSESSMENT...................... 19 OPPORTUNITIES AND CONSTRAINTS...................... 51 APPENDICIES........................................................... 67 APPENDIX 1 - Landowner Audit APPENDIX 2 - Heritage Review APPENDIX 3 - Engineering Servicing Assessment

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

INTRODUCTION

E NU AV E IN RT CU

The aim of this report is to establish the baseline understanding of the Town Centre’s place qualities, characteristics, urban structure and function to identify strengths, weaknesses, opportunities and constraints relevant to the vision. The study area includes the entire Mosman Park Town Centre, defined as being within the boundary of Monument Street to the east, Laing Lane to the south, the Fremantle Railway Line to the west and the Town’s boundary with the Shire of Peppermint Grove to the north (refer to Figure 1).

SALVADO STREET WILLIS STREET

STUART STREET

IRL

ING

HIG

GLYDE STREET

This report presents the findings of the Opportunities and Constraints Analysis through a series of place topics and analysisbased recommendations, from which further work may be progressed to realise Town Centre’s potential as a vibrant and successful transit-oriented place.

DOVE COURT

ECCLES BORNE STREET

While the Town Centre has many existing redevelopment opportunities and the potential to attract a wider range of land uses, activities and user groups, it is recognised that this vision cannot be realised without a comprehensive planning and place making framework to guide the Town Centre’s growth.

REGINALD STREET

MONUMENT STREET

To deliver this vision, the Town has recently adopted a new Local Planning Strategy and proposed changes to its Planning Scheme. These changes aim to encourage appropriate development that enhances the Town Centre and contributes towards Mosman Park’s statemandated infill target of 1,600 dwellings.

JOHNSTON STREET

BROOME STREET

The Town’s vision for the Mosman Park Town Centre is to “create a vibrant attractive town centre and transit orientated development that facilitates denser more diverse dwelling types, is able to support the existing commercial activities, strengthen business activity and local employment and delivers well designed built form outcomes and public spaces that respect the character and amenity of the area”.

LILIAN STREET

An Opportunities and Constraints Analysis was commissioned by the Town as an initial phase to support detailed planning of the Town Centre. Its preparation was led by RobertsDay with specialist input from Prichard Francis (Engineering) and Griffiths Architects (Heritage).

The Town of Mosman Park (the Town) aspires to revitalise its Town Centre as an active, transit-orientated precinct with a lively mix of uses, events and people.

ST LEONA RDS STREET

MURR AY AVENU E

Figure 1: Mosman Park Town Centre study area RD3 002A ACCESS & MOVEMENT

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

EXECUTIVE SUMMARY Mosman Park Town Centre’s proximity to the Mosman Park Train Station presents a significant opportunity to deliver transit-led urban renewal and create a lively, mixed use urban precinct. Examination of the Town Centre through the Place Quality Assessment, Place Analysis and broader research indicates that this is an achievable proposition, if its unique opportunities are captured and constraints addressed through a strong planning and a place-making framework. There inevitably will be challenges with achieving the vision and meeting the Town’s infill dwelling target, but there are significant strengths that can be leveraged to the Town’s advantage. Some of the strengths include, §§ the Town Centre’s strong heritage qualities; §§ laneway access and frontage; §§ clustering of bespoke retail along Glyde Street and Stirling Highway; and §§ large residential and commercial blocks under single ownership, which are prime sites for investment and mixed use development.

Although the Place Quality Assessment indicated there are some significant improvements required to re-define the streets and public realm into a vibrant Town Centre, the mature trees and well-maintained verges on most streets provides a strong character to build upon. Its east-west street grid also provides good solar access to the public realm for alfresco areas and street activation. The nature of a Transit Orientated Development infers the concentration of growth in places close to public transport. However, a key component is that it is anchored by transit, not simply adjacent to it. The integration and importance of access and movement is therefore essential to enabling residents, workers and visitors to travel seamlessly between public transit, and their origins and destinations.

The place potential of the Town Centre is also contingent on broader stakeholder engagement with local residents and businesses in relation to any public realm upgrades, public art and place making efforts. Introducing an informative communication channel for residents and businesses explaining the benefits of higher density mixed use developments (such as improved amenity, investment, diversity of housing) may also be needed to bring the community along and find some local champions. This report provides structured analytical place-based data through graphics and supporting information to assist the Town with understanding the Town Centre’s place potential, inform future decision-making and progress localised planning.

Managing vehicle traffic flow and speed for pedestrian comfort along Stirling Highway, Glyde and Stuart Street, will be essential to the success of the Town Centre – its environment, economy and experience. The longer-term State Government proposition of widening of Stirling Highway is a risk for the Town Centre, as it could severely impact the place character, built heritage and economic viability of the area. A coordinated response by the Town opposing this proposal will be vital to securing the Town Centre’s future.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

URBAN CONTEXT Understanding the Mosman Park Town Centreâ&#x20AC;&#x2122;s broader context and place position.

Aerial Photograph of Mosman Park centred on the Mosman Hotel, 54 Glyde Street. Image 264294PD (Courtesy of SLWA)

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

PERTH CBD SCARBOROUGH BEACH CLAREMONT TOWN CENTRE

BOLD PARK

SWAN RIVER ROYAL FRESHWATER BAY YATCH CLUB

COTTESLOE TOWN CENTRE

COTTESLOE BEACH

MANNERS HILL PARK

SEA VIEW GOLF CLUB

COTTESLOE PRIMARY

ST HILDAâ&#x20AC;&#x2122;S SCHOOL BAY VIEW PARK

10 MIN WALK GLYDE STREET 15 MIN WALK

SALVADO ROAD 8 MIN WALK

MOSMAN PARK TOWN CENTRE

IONA COLLEGE

CAMELOT MOSMAN PARK SHOPPING CENTRE

DAVIS OVAL

MANN OVAL CENTENARY PARK

MOSMAN PARK PRIMARY

FEDERATION PARK

Figure 2: Mosman Park Town Centre and its urban context

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

URBAN CONTEXT The Town of Mosman Park is a district in the heart of Perth’s Western Suburbs, midway between the urban centres of Fremantle and Perth City. Its unique setting with frontages to both the Indian Ocean and Swan River, offers immediate access to some of Perth’s best natural and commercial destinations.

The Town of Cottesloe is also investing significantly to improve its main street environments and Cottesloe Beach experience. Its focus as the relaxed coastal boutique shopping and food destination may be similar to what the Mosman Park Town Centre can also offer.

Like much of the western suburbs, Mosman Park has a unique sense of place drawn from its natural topography, wide and leafy streets, low scale residential character and secluded atmosphere.

A key challenge for Mosman Park will therefore be to establish a clearly defined point of difference and experience to its competing station destinations.

Mosman Park’s Town Centre lies to the north-western corner of the Town, parallel to Stirling Highway and the Fremantle Railway Line. The Town Centre does not look or feel like a typical town centre, with few streetfacing commercial shopfronts, a limited retail offering, no substantial civic facilities and low levels of street activity despite its proximity to Mosman Park Train Station. This is in part due to its close proximity to the Cottesloe Town Centre (10 minute walk and 2 minute train ride), which is the area’s historic heart; home to a wide range of commercial, cultural and community offerings.

Its strong road and rail links to neighbouring centres however puts its cultural and commercial attractions in close reach compared to other areas, providing diversity and choice beyond the immediate Town Centre - an appealing proposition for future residents and investors. The following pages outline the place features of surrounding destinations, a snapshot of the social and economic profile of Mosman Park, and the guiding planning frameworks.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

SURROUNDING DESTINATIONS Cottesloe Town Centre Positioning: Relaxed coastal boutique shopping and food destination PLACE FEATURES:

MANAGEMENT:

§§ Compact slow main street experience – Napoleon Street

The Town of Cottesloe manages the town centre and has recently invested in street improvements and attraction of new shops to Napoleon Street, the main street within the town centre. A place making strategy for Station Street has also recently been developed that aims to improve pedestrian connections, include pocket parks, parklets and street dining along Station Street.

§§ A cluster of premier boutique clothing and gift shops, cafés, and restaurants §§ Well maintained heritage buildings and façades that add to the place character §§ Community spaces and the Grove Library §§ Common street aesthetic – street furniture, umbrellas, awnings, solar lights, bollards, paved streets §§ Beautification with art, flower pots and trees §§ Parklets for restaurants and alfresco dining §§ Cottesloe Central shopping centre – woolworths and specialty stores §§ Albion Hotel §§ Access to Cottesloe Beach with its own destination attributes – cafes, restaurants, events, art and culture

There are plans for Cottesloe Beach to undergo a $12 million rejuvenation that will include: §§ 30km/hour shared urban promenade along Marine Parade (vehicles, cyclists and pedestrians) §§ Redesigning Marine Parade to place people before cars and road cyclists §§ A coastal boardwalk with ocean lookout spots, shaded seating, showers and public art §§ Removing parking and replacing with picnic lawns, a larger playground and outdoor exercise equipment §§ Encouraging business investment with extended alfresco dining zones §§ Reducing parking and introducing angled bays

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

North Fremantle (Leighton Beach & Queen Victoria Street) Positioning: Beach life, food and entertainment PLACE FEATURES:

MANAGEMENT:

§§ Leighton Beach and Surf Life Saving Club

§§ Managed by the City of Fremantle

§§ Restaurants / Cafés – Bib and Tucker, The Shipping Lane and kiosk

§§ No place brand and specific marketing

§§ Beach boulevard, grassed open space, beach facilities BBQs and shelters §§ New medium density apartments with ocean views §§ Benefits from access to Train Station §§ Weekend food trucks and community events §§ Queen Victoria Street – range of restaurants, cafes, venues, office, boutique shopping §§ Re-purposed heritage buildings – e.g. The Guildhall, and residential apartments §§ Public Art and built form interpretation §§ Integrated walking and cycling paths

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

Claremont Town Centre Positioning: An urban village - the premier place to shop, dine and be entertained PLACE FEATURES:

MANAGEMENT:

§§ Tree-lined shared main street experience – Bay View Terrace

§§ Town of Claremont employ a place manager/ marketing officer

§§ Benefits from access to Train Station

§§ Marketed with its own website and promotion of businesses

§§ Re-purposed heritage buildings §§ Curated spaces – with laneway activation and community events §§ Supporting culture, heritage and arts with shopfront exhibitions, public art, The Good Shed and heritage restoration §§ Claremont Quarter Shopping Centre – boutique, food, restaurants, café, central square

§§ Defined with precincts: Claremont West, Stirling Highway, Claremont Court, the Laneways, Times Square, Claremont Quarter, St Quentin Avenue §§ Participation and creation of festival programs – e.g. ARTTRA, Perth Fashion Festival, and FORM’s PUBLIC Prototype festival §§ Retail and business support

§§ Multi-storey public car park connected to Claremont Quarter §§ Future residential density around train station with high density development of Claremont Oval (Claremont on the Park) §§ Heritage signage, wayfinding and signage §§ Consistent aesthetic and street infrastructure

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

SOCIAL PROFILE MOSMAN PARK METHOD OF TRANSPORT TO EMPLOYMENT

56%

4% LOWER THAN STATE AVERAGE

6% HIGHER THAN STATE AVERAGE

EQUAL TO THE STATE AVERAGE

1% LOWER THAN STATE AVERAGE

COUNTRY OF BIRTH

MOSMAN PARK POPULATION AGE STRUCTURE

MOSMAN PARK WA 0-4

61%

ENGLAND

10-14 20-24

3% NEW

25-29

SCOTLAND

SOUTH AFRICA

40-44

23% OTHER

MOSMAN PARK AVERAGE HOUSEHOLD WEEKLY INCOME

45-49 50-54 55-59

INCOME $1,496

60% 80% 12% 11% 27% 8% DETACHED

SEMI-DETACHED

FLAT / UNIT / APARTMENT

DWELLING STRUCTURE MOSMAN PARK WA

30-34

ZEALAND

35-39

1% USA

MOSMAN PARK WA

5-9 15-19

AUSTRALIA

MOSMAN PARK MEDIAN AGE

MOSMAN PARK DWELLING STRUCTURE

61% 82% 34% 24% 5% 4% FAMILY HOUSEHOLD

SINGLE HOUSEHOLD

GROUP HOUSEHOLD

TENURE

60-64

24%

22%

HOUSEHOLDS WITH HOUSEHOLDS WITH WEEKLY INCOME WEEKLY INCOME LESS THAN $600 $3,000+

(ABS Census 2011 â&#x20AC;&#x201C; Mosman Park Statistical Local Area)

65-69 70-74 75-79 80-84 85+

38% RENT

60% OWN

OTHER

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

ECONOMIC PROFILE EDUCATION

6SCHOOLS IN

MOSMAN PARK 1. IONA PRESENTATION COLLEGE 2. ST. HILDAâ&#x20AC;&#x2122;S ANGLICAN SCHOOL FOR GIRLS 3. IONA PRESENTATION PRIMARY SCHOOL 4. MOSMAN PARK PRIMARY SCHOOL 5. MOSMAN PARK SCHOOL FOR DEAF CHILDREN 6. THE BEEHIVE MONTESSORI SCHOOL

2 WITH BOARDING

FACILITIES

MOSMAN PARK & PEPPERMINT GROVE COMBINED ECONOMIC SNAPSHOT

1,285

TOTAL BUSINESSES (2015)

HEALTH CARE & SOCIAL ASSISTANCE PROFESSIONAL, SCIENTIFIC & TECHNICAL SERVICES

TOP BUSINESSES BY INDUSTRY TYPE 1. PROFESSIONAL, SCIENTIFIC & TECHNICAL SERVICES 2. FINANCIAL & INSURANCE SERVICES 3. RENTAL, HIRING & REAL ESTATE 4. HEALTH CARE & SOCIAL ASSISTANCE 5. CONSTRUCTION

EDUCATION & TRAINING RETAIL TRADE ACCOMMODATION & FOOD SERVICES CONSTRUCTION

6. RETAIL TRADE

BUILDING APPROVALS

APPROXIMATELY

2,100 STUDENTS 16

MOSMAN PARK TOP INDUSTRY OF EMPLOYMENT

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

$72M VALUE OF TOTAL BUILDINGS (2016)

HOUSES

$1.72M MEDIAN SALE PRICE (2014)

PLANNING FRAMEWORK Perth and Peel @ 3.5 Million

Central Sub-regional Planning Framework

Local Planning Strategy

Perth and Peel @3.5million is a draft strategic land use planning strategy developed by the State government to coordinate the urban growth needed to accommodate Perth’s forecast population of 3.5 million people in the year 2050. To achieve this, the construction of 800,000 new homes will be required across the metropolitan region.

The draft framework applies Perth and Peel @3.5million‘s strategic objectives to the central sub-region, in order to deliver higher densities of residential and employment infill development within the existing built environment by making better use of established infrastructure.

The Town of Mosman Park Local Planning Strategy provides direction in relation to future statutory decision-making processes through the provision of strategic direction for the future development of Mosman Park.

The draft strategy provides guidance on how and where this development should occur over the coming decades to ensure that environmental impacts are minimised, heritage is protected and that the benefits of scarce land and existing infrastructure is maximised. Of relevance to Mosman Park and the surrounding inner-city, the strategy articulates the need for a sizable portion of these new homes to be provided as infill development within existing activity centres, integrated with efficient public transport and community infrastructure. This intention is formalised through a supporting sub-regional framework for Central Perth, which includes dwelling infill targets for individual Local Government Areas.

The framework advocates for greater use of activity centres, transport corridors and station precincts to support a diversity of higherdensity accommodation that is close to jobs and amenities, while ensuring urban development does not encroach on existing industrial centres and the green network. Under the Framework, Mosman Park Train Station is recognised as the heart of a Station Precinct, one of 10 precincts identified as having the potential to accommodate transit oriented development which delivers complimentary commercial and residential land uses, turns transit stations into urban destinations and makes public transit appealing and easy to use. At a population of 3.5 million, the Central Subregion will need to accommodate 215,000 additional dwellings, of which Mosman Park is expected to contribute an additional 1,600 dwellings.

The strategy identifies that the majority of Mosman Park’s infill dwelling target growth should occur adjacent to the Stirling Highway Activity Corridor and in close proximity to the Perth Fremantle Railway line. The strategy that Glyde Street and Stuart Street could develop into main street environments, but provides no rationale or economic analysis supporting this. The strategy considers the significant implications arising from the Stirling Highway Activity Corridor Reservation in the Metropolitan Region Scheme, which significantly impacts upon a number of sites fronting Stirling Highway. It identifies the need for the development potential of these sites to be clarified in order to unlock significant development sites. The Strategy also incorporates a commercial strategy, which identifies the Stirling Highway Commercial Area as a key growth area for retail and office development.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

TOWN CENTRE PLACE ASSESSMENT Findings from the Place quality assessment, place analysis and background research.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

PLACE QUALITY ASSESSMENT A place assessment was undertaken during April 2017 to comprehensively understand the Town Centre from a user perspective and identify key constraints and opportunities on the ground. The areas included all the streets, laneways and places within the boundary of Stirling Highway (east), Glyde Street (south), Monument Street (east), and the southern side of Johnston Street.

PLACE ASSESSMENT PRINCIPLES ATTRACTIVE Do the buildings, landscape and public realm design combine to create an attractive place?

WELCOMING

RobertsDayâ&#x20AC;&#x2122;s place assessment tool was used to guide and measure the existing place quality within the Town Centreâ&#x20AC;&#x2122;s future context, which is based on five key urban principles.

Is the place legible, hospitable and safe to use by people of all backgrounds?

ACCESSIBLE Is the place easily accessible by pedestrians, cyclists and transit users of all abilities?

The map to the right and tables on the following pages shows the results of the place quality assessment. The outcomes of the assessment indicate the majority of the spaces ordinary to poor. A consistent approach to urban realm design and streetscape will go a long way to improving the place quality of the Town Centre. It is worth noting that the study area contains a series of laneways and access ways that are mostly used as service lanes for commercial and residential properties. These areas, typically due to their purpose, tend to receive a low score. Amenity and safety, such as lighting, seamless pedestrian and vehicle access and legibility are however key factors for the success of these areas.

DYNAMIC Are buildings, spaces and activities in the place interesting and rich in character?

LOVED Do people use, maintain and positively interact within the place?

PLACE ASSESSMENT SCORES

0-29

30-49

50-69

70-89 90-100

POOR

BELOW AVERAGE

ORDINARY

PROMISING

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

GREAT

AV EN UE

LILIAN STREET

LEGEND

PROMISING (70-89)

REGINALD STREET

ORDINARY (50-69)

JOHNSTON STREET

CU RTI N

GREAT (90-100)

STIRLING HIGHWAY

(WILLIS TO JOHNSTON)

HARBURN MEWS

HW AY

BELOW AVERAGE (30-49)

HIG

POOR (0-29)

STI RLI NG

28 SALVADO STREET WILLIS STREET 49

30 PRI

STUART STREET

Attractive

Welcoming

Accessible

Dynamic

Loved

TRE

MONUMENT STREET

BROOME STREET

53 40

POOR PLACE QUALITY

OBSERVATIONS GLYDE STREET50

HIG

HW AY

61 ET ST LEONARDS STRE65

40 40

STI RLI N

UE AV EN CU RTI N

§§ §§ §§ §§

MURRAY AVENUE

0 15

OBSERVATIONS §§ Narrow service laneway §§ Conflicting residential and commercial uses §§ Bollards block vehicle access from Monument Street §§ Dominated by fast food drive-thru (within Peppermint Grove boundary) §§ Poorly maintained and strewn with rubbish

MONUMENT STREET

DOVE COURT

29 ECCLESBORNE STREET

High-speed traffic environment Variable paving quality Narrow paths very close to traffic Pedestrian and cyclist crossings extremely limited §§ No vegetation or street trees §§ Bus stops hazardously placed closed to curb §§ No footpath on western side

POOR PLACE QUALITY

Figure 3: Mosman Park Town Centre Place Assessment Results PLACE SCORES

RD3 008A PLACE CONTEXT

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

MONUMENT STREET

(JOHNSTON TO GLYDE)

WILLIS STREET

ORDINARY PLACE QUALITY

HEALING LANE

BELOW AVERAGE PLACE QUALITY

HAYDOCK LANE

BELOW AVERAGE PLACE QUALITY

Attractive

Welcoming

Accessible

Dynamic

Loved

OBSERVATIONS §§ Neighbourhood connector with high but uncongested vehicle traffic §§ Mature but sporadic street trees, canopy constrained by power lines §§ Streetscape positively defined by St Luke’s Church §§ Low scale, residential character §§ Narrow pedestrian footpaths

OBSERVATIONS §§ Cul-de-sac blocks access to Stirling Hwy despite adjacency to Salvado Rd rail crossing §§ Observed vehicle rat-running through service station car park §§ Significant gum trees with good shade §§ Pedestrian footpath to southern side only §§ Significant cultural presence with St Luke’s and Uniting Churches §§ Native planting to streetscape adjacent to St Luke’s well maintained §§ Extensive single residential use

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

OBSERVATIONS §§ Very narrow residential laneway §§ Well maintained road surface §§ Typical garage and fence interface to residential lots §§ Limited interface or surveillance §§ Sufficient lighting

OBSERVATIONS §§ Wide, car dominated environment which feels like a car park §§ Lack of passive surveillance §§ Some commercial frontages but no active uses §§ Large tree of visual interest §§ Frequent foot and vehicle traffic to car parking

STUART STREET

FIDELIO LANE

ORDINARY PLACE QUALITY

FERRIER LANE

ORDINARY PLACE QUALITY

10 GLYDE STREET

(MONUMENT TO ECCLESBORNE)

BELOW AVERAGE PLACE QUALITY

ORDINARY PLACE QUALITY

Attractive

Welcoming

Accessible

Dynamic

Loved

OBSERVATIONS §§ Western end a pleasant and cohesive residential streetscape §§ Not consistent with Town Centre character §§ High quality verge planting and street trees §§ Flat terrain compared to Glyde Street §§ Mixed-use commercial node at western end §§ Shopfront areas dominated by car parking §§ Not an inviting place to linger with no seating, shade or amenities

OBSERVATIONS §§ Short residential laneway §§ Strong sight lines and easy to see from one end to another §§ Well maintained by residents with on-lane landscaping §§ Shaded by surrounding trees §§ Stone paving creates pedestrian feel §§ Sufficient lighting

Observations §§ Quiet residential character to east, commercial parking zone to west §§ Balconies overlooking laneway provide good passive surveillance §§ Signifcant cross-fall to terrain §§ No sense of direction and unclear sight lines §§ Commercial interface from parking area to Stirling Highway tenancies §§ Sloping terrain §§ Degraded pavement quality §§ Loading zone at Stuart Street bottle shop (dangerous as reversing in up hill)

Observations §§ Steep gradient incline west to east §§ Not comfortable to walk, potentially challenging for elderly and movement impaired §§ Largely unkept, suburban-style verge and narrow footpaths §§ Rapid transition to residential uses towards east §§ High quality commercial tenants create compelling reason to visit §§ Lack of commercial shopfronts limits town centre feel

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

11 MONUMENT STREET

12 WAITE LANE

13 ST LEONARD STREET

14 LAING LANE

(GLYDE TO MURRAY AVENUE)

(MONUMENT TO ECCLESBORNE)

BELOW AVERAGE PLACE QUALITY

(MONUMENT TO ECCELSBORNE)

POOR PLACE QUALITY

(MONUMENT TO ECCLESBORNE)

ORDINARY PLACE QUALITY

POOR PLACE QUALITY

Attractive

Welcoming

Accessible

Dynamic

Loved

Observations §§ On-street parking to western side of street only §§ Sporadic trees and vegetation §§ Mosman Park shopping Centre is highly active and acts as Town Centre - meeting place and activity hub §§ Steep drop into lower shopping centre with car park facing road

Observations §§ Inactive and poorly surveilled §§ Lots of Parking not being used §§ Several empty lots suitable for development §§ Sloping terrain provides good views to west

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

OBSERVATIONS §§ Differing built form on each side of the street (medium density 1960s) vs. single storey dewllings §§ Peppermint street trees provide extensive canopy cover §§ Character street and well shaded §§ Sloping to the east §§ Wide verge and path on both sides §§ High quality native verge vegetation in some lots

OBSERVATIONS §§ Garage doors and exposed parking fronting lane §§ Some surveillance from rear houses fronting lane §§ High fences §§ Pedestrian level lighting needed

15 LAING LANE

16 ECCLESBORNE STREET

17 CENTENARY PARK

18 ST LEONARDS STREET

(STIRLING HIGHWAY TO ECCLESBORNE)

POOR PLACE QUALITY

(CNR ECCLESBORNE & ST LEONARDS)

BELOW AVERAGE PLACE QUALITY

(STIRLING HWY TO ECCELSBORNE)

ORDINARY PLACE QUALITY

BELOW AVERAGE PLACE QUALITY

Attractive

Welcoming

Accessible

Dynamic

Loved

Dynamic Loved OBSERVATIONS §§ Some dwellings fronting street §§ Wide lane - opportunity for future development fronting lane §§ Peaceful §§ Car parking fronting lane with exposed cars §§ Most bays not utilised §§ Inconsistent setbacks §§ High walls at the western end §§ Pedestrian level lighting needed

5 20

OBSERVATIONS §§ Low overhead power lines §§ High fence on northern side §§ Lack of continuation of commercial trading area §§ Good tree coverrage western side §§ Urban brick paving provides town centre feel §§ Centenary park poorly integrated with street and lacks activity

OBSERVATIONS §§ §§ §§ §§ §§ §§

BBQs, shade and seating Sump area but well designed for use Nice paved path Dog park Good shade Sloping path - access could be difficult for elderly

OBSERVATIONS §§ §§ §§ §§ §§ §§ §§

Some areas not maintained Sloping street Tree lined Wide verges No consitency with set backs Inconsistent built form Street furniture left on verge for council collection §§ Pathways on both sides

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

19 WAITE LANE

20 GLYDE STREET

21 STIRLING HIGHWAY

22 STIRLING HIGHWAY

(STIRLING HWY TO ECCLESBORNE)

POOR PLACE QUALITY

(STIRLING HWY TO ECCLESBORNE)

ORDINARY PLACE QUALITY

(LAING LANE TO GLYDE STREET)

(GLYDE TO WILLIS)

POOR PLACE QUALITY

BELOW AVERAGE PLACE QUALITY

Attractive

Welcoming

Accessible

Dynamic

Loved

OBSERVATIONS §§ Wide laneway §§ Opportunity to develop portions of larger blocks §§ Private car park fronting laneway underutilised §§ Service laneway for commercial business highway end §§ Poorly maintained verges (unloved) §§ Pedestrian level lighting needed

OBSERVATIONS §§ Ad-hoc tree planting §§ Hostile on corner of Stirling Highway §§ Hostile back of buildings - not maintained §§ Some character evident - good boutique tenants §§ Busy traffic

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

OBSERVATIONS §§ §§ §§ §§ §§ §§

Bus and train access Hostile highway environment Very noisy Poor path maintenance Verge not well maintained Very low safety - nothing between people and traffic

OBSERVATIONS §§ §§ §§ §§ §§ §§ §§

Some good tenants Three empty shopfronts Noisy Difficult to cross Highway Waiting time long to get to train Car dominated and very low safety Parking fronting highway in most areas

PLACE ANALYSIS AND RESEARCH PLANNING AND LAND USE Zoning §§ Town of Mosman Park Town Planning Scheme No. 2 (TPS2), first gazetted in 1999, has applied stable and limiting zoning controls to the Town Centre for many years. §§ Its proposed replacement, Draft Town of Mosman Park Local Planning Scheme No. 3 (TPS3), is currently with the WAPC for assessment and is anticipated to be adopted in 2017. §§ TPS3 proposes a number of changes to Town Centre planning controls to enable commercial and residential development.

Max. Height

7.5m wall height on street frontages Maximum building height shall not exceed 10.5m Building components above 7.5m shall be set back a minimum of 4m

Min. Open Space

45%

Min. Street Setback

2m (Buildings are to be set back from the street alignment such distance as is determined by the local government having regard to the streetscape and the building setbacks on adjoining land in the immediate locality.)

Proposed Scheme Controls

4m setback from boundaries for building components above 7.5m

Commercial (R-AC3) Max. Plot Ratio

2.0

Max. Height

18m-21m

Min. Open Space

Not specified

Min. Street Setback

Min. Side Street Setback

Max. Boundary Wall Height

7m (av. 6m)

Tenancy Size

Max. 1000sqm floor space limit applies to showroom development adjacent to Stirling Hwy Max. 500sqm floor space limit applies to ‘Shop’ uses

Mixed Use (R60) Max. Plot Ratio

0.7

Min. Side Street Setback

2m 4m setback from boundaries for building components above 7.5m

Max. Boundary Wall Height

3.5m (av. 3m)

Tenancy Size

Max. 500sqm floor space limit applies to ‘Shop’ uses

Residential (R40) Max. Plot Ratio

0.6

Max. Height

6-9m

Min. Open Space

45%

Min. Street Setback

Min. Side Street Setback

1.5m

Max. Boundary Wall Height

3.5m (av. 3m)

Table 1: Proposed Zones and Development Provisions

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LILIAN STREET

Reserves §§ The recently adopted MRS Scheme Amendment 1210/41 established a significant Stirling Highway Reservation relating to the proposed widening of the Stirling Highway Activity Corridor which significantly impacts lots fronting Stirling Highway.

AV EN UE

LEGEND COMMERCIAL (R-AC3)

RTI N

MIXED USE (R60)

JOHNSTON STREET

HW AY

RESIDENTIAL (R40) REGINALD STREET PLACE OF WORSHIP

HIG

REGIONAL ROADS RESERVE

§§ During consultation, the WAPC advised that no budget presently exists for State government acquisition of land within the Stirling Highway reservation, and that it may be decades until significant roadworks commence.

PUBLIC PURPOSES RESERVE ZONE INTERFACE AREAS

SALVADO STREET WILLIS STREET

Interfaces §§ Substantially different building height and plot ratio requirements between Mixed Use and Commercials zones may result in poor building interfaces where these zones directly abut on another.

PRI

STUART STREET

§§ Greater height and plot ratio standards of Commercial zone may also result in overshadowing where situated north of lesser zones.

TRE

§§ Variable zoning along western side of Monument Street may result in inconstant built form and uneven streetscape on the eastern side.

WA Y

SALVADO ROAD CROSSING TO BE CLOSED

HIG H

DEMOLITION OF HERITAGE SHOPFRONTS REQUIRED

GLYDE STREET

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

Figure 5: Proposed Zones and Interfaces ZONING

MURRAY AVENUE

MONUMENT STREET

DOVE COURT

ECCLESBORNE STREET

Figure 4: MRS Scheme Amendment 1210/41 - Concept Design (WAPC)

ST LEONARDS STREET

STI RLI

RTI N

AV EN

GLYDE STREET ENTRY SLIP LANE

MONUMENT STREET

BROOME STREET

§§ The WAPC also advises that previously planned Urban Design and Land Use analysis committed to by the WAPC to identify how land impacted by the Stirling Highway reservation could be redeveloped, is not presently a Department of Planning project priority, but may be reviewed by the new Minister for Planning.

STI RLI NG

RAILWAY RESERVE

RD3 008A PLACE CONTEXT

LILIAN STREET

Land Use and Activity

LEGEND

JOHNSTON STREET

AV EN

COMMERCIAL

§§ Wide variety of residential typologies, with concentrations of single detatched dwellings to the north and large apartment blocks to the south.

RESIDENTIAL

§§ Commercial uses are concentrated within western half of the study area reflecting a historical pattern of development around Stirling Highway.

RAILWAY RESERVE

RTI N

§§ Current land uses do not support town centre functions, with majority of the study area residential.

INSTITUTIONAL

HW AY

REGINALD STREET

§§ No vertically integrated mixed use development currently located in the study area.

STI RLI N

ACTIVITY NODE

SALVADO STREET WILLIS STREET

§§ Current non-residential activity concentrated along Stirling Highway and adjoining nodes on Stuart Street and Glyde Street.

PRI

MONUMENT STREET

BROOME STREET

§§ St Luke’s Anglican Church and Uniting Church are the only significant cultural uses in the study area.

HIG

PUBLIC OPEN SPACE

STUART STREET

TRE

LIN

ST LEONARDS STREET

STI R

CU RTI N

AV EN

HIG

HW AY

GLYDE STREET

Prevailing quiet residential character

Figure 6: Current Land Uses LAND USE

MURRAY AVENUE

MONUMENT STREET

Limited extent of commercial land uses

ECCLESBORNE STREET

DOVE COURT

RD3 005A LANDUSE & TENURE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

COMMERCIAL PROFILE §§ The Town Centre currently contains approximately 60 commercial businesses, including retail, professional service, medical and food and beverage operators. §§ Significant personal service offering with several hairdressers, health and wellness and beauty operators. §§ Concentration of design-related uses including architectural offices, antique furniture stores, art and craft retailers and fashion boutiques. §§ Notable concentration of medical services including general and specialist practitioners, optometrists, dentists, orthodontists and physiotherapists. §§ Limited food and beverage offering dominated by Highway-oriented fast food, with some appealing restaurants and bars with a nighttime emphasis. §§ Some convenience retailing including supermarket and bottle shop. §§ Lack of basic services such as post office, banks and ATMS. §§ Mosman Park Shopping Centre is a major commercial centre immediately outside of the designated Town Centre boundary which offers a Coles, Australia Post and range of minor tenancies which directly compete with the Town Centre.

OFFICE

RETAIL

§§ Clark Settlements (Property Conveyancing)

§§ Chemmart Pharmacy

§§ Bird Lifestyle (Homewares)

§§ David Weir Architects

§§ In Clinic Physiotherapy

§§ Brans (Antiques)

§§ Mosman Consulting Rooms (Medical Specialist)

§§ Calico and Ivy (Craft supplies)

§§ Mosman Drive In Chemist

§§ Gallows Gallery (Art Gallery)

§§ Donovan Payne Architects §§ Taylor Landscaping (Landscape Design)

SERVICES §§ Gumblossum Childcare §§ Mosman Park Vetinary Hospital §§ 5Glyde (Wellness Centre) §§ Glo Spa (Wellness Centre)

§§ Mosman Park Family Practice (GP) §§ Mosman Park Orthodontics §§ Smile Design Studio (Dentist) §§ Star Physiotherapy §§ Western Eye (Optometrist) §§ Mosman Dental Centre §§ Mosman Park Chiropractic

§§ Jessica Twamley (Hairdressers) §§ Nitalie Delouse (Lice removal)

§§ Fun form & function (Children’s Toys) §§ Ginger Owl (Fashion) §§ Godfrey’s Vacuums §§ Hunters and Collectors (Antiques) §§ Iridescent Sea (Boutique Fashion) §§ Liquor Barons (Bottle Shop) §§ Love and H (Fashion) §§ Mosman Fresh IGA §§ Pool & Spa Mart (Pool Supplies)

§§ Home of Yoga (Wellness Centre)

FOOD & BEVERAGE

§§ Posh Dog Grooming §§ Power Dive (Diving Supplies)

§§ Secrets Hair Studio (Hairdressers)

§§ #Coffee (Fast Food)

§§ Remede (Wellness)

§§ Studio Lux (Hairdressers)

§§ Domino’s Pizza (Fast Food)

§§ Save The Children (Charity Store)

§§ Synergy Travel (Travel Agent)

§§ Himalayan Nepalese (Restaurant)

§§ Shell (Service Station)

§§ The Healing Tree (Wellness Centre)

§§ Jester’s Pies (Fast Food)

§§ St Luke’s Op Shop (Charity Store)

§§ Young Turks (Barber)

§§ Nasi Lemak Korner (Restaurant)

§§ V Kool Design (Antiques)

§§ Pizza Express (Fast Food)

§§ Whitworths (Marine Supplies)

COMMUNITY §§ Uniting Church (GKI) §§ St. Luke’s Church §§ Anglican Rectory

§§ Lack of lifestyle outlets concentrated in an attractive streetscape location.

MEDICAL SERVICES

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

§§ Rodney’s Bait n Tackle (Small Bar) §§ Samson’s Paddock (Resturaunt/Bar) §§ Suburban Table (Restaurant) §§ Tsunami (Restaurant)

LILIAN STREET

LEGEND

AV EN

JOHNSTON STREET

CU RTI N

SERVICES FOOD & BEVERAGE

HW AY

REGINALD STREET

HIG

RETAIL MEDICAL

BROOME STREET

STI R

LIN

OFFICE COMMUNITY

Young Turks

SALVADO STREET WILLIS STREET

PRI

STUART STREET

TRE

GLYDE STREET

Super IGA

G RLI N DOVE COURT

Figure 7: Current Commercial Operators

MURRAY AVENUE

MONUMENT STREET

Hunters and Collectors

ECCLESBORNE STREET

Calico & Ivy

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

Samsons Paddock

MONUMENT STREET

Tsunami Ko

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017 COMMERCIAL TENANTS RD3 005A LANDUSE & TENURE

UNITING CHURCH PROPERTY TRUST

NOMET PTY LTD

KELLY YATES

9 10

TOWN OF MOSMAN PARK CHARLES DALLEY CHAPMAN FAMILY SEARLE INVESTMENTS PTY LTD

BANDA PTY LTD

DODD SALVADO FAMILY STREET

WA HOUSING AUTHORITY

EUSEBIO FERNANDEZ

STATE OF WA

PRI

LIN

7 8

HIG

HW AY

PRIMEWEST PTY LTD PERTH DIOCESAN REGINALD TRUSTEES STREET

JOHNSTON STREET

MONUMENT STREET

§§ Strata titled ownership is significant throughout southern half of the site, potentially complicating and increasing the cost of land acquisitions

1 2

BROOME STREET

§§ Noteworthy landholdings include the St Luke’s Church estate, a group of heritage shopfronts on Stirling Highway, several small landholdings on Glyde Street, two wholly owned apartment blocks on St Leonards Street, and a State Housing Authority site on Stirling Highway.

STRATA TITLED

STI R

§§ Single and groups of sites held in single ownership by individuals, families or companies have been identified as significant ownership sites.

SIGNIFICANT OWNERSHIP

AV EN

§§ Consolidated landholdings are limited and largely outside of areas zoned for the most intensive development.

LEGEND

CU RTI N

LAND OWNERSHIP AND STRATA

LILIAN STREET

WILLIS STREET

STUART STREET

TRE

GLYDE STREET

HW AY HIG STI

RLI N

UE AV EN RTI N CU

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

ST LEONARDS STREET

DOVE COURT

Figure 8: Sites of significant ownership and Strata-titled sites

STRATA PROPERTIES SIGNIFICANT OWNERSHIP AND SIGNIFICANT OWNERSHIP

MURRAY AVENUE

MONUMENT STREET

Strata-titled Multiple Dwellings

ECCLESBORNE STREET

Strata-titled Grouped Dwellings

RD3 005A LANDUSE & TENURE

LILIAN STREET

INFRASTRUCTURE

LEGEND

§§ The Town Centre is fully serviced by sewer and water reticulation. Further liaison with Water Corporation is required to ensure that adequate capacity is available for proposed densities.

JOHNSTON STREET

RTI NA VE N

WATER CORPORATION 610-760mm WATER MAIN

HW AY

WATER CORPORATION REGINALD STREET 460mm WATER MAIN

§§ Sewer pump station on Ecclesbourne Street services surrounding catchment area.

HIG

WATER CORPORATION DISTRIBUTION NETWORK

§§ A high pressure gas pipeline runs east-west along the northern side of Willis Street.

STI

RLI

ATCO HIGH PRESSURE GAS LINE WESTERN POWER HIGH VOLTAGE POWER LINES WATER CORPORATION PUMP STATION

SALVADO STREET WILLIS STREET

§§ The site is serviced by low voltage underground power, and a high voltage overhead transmission lines run north south along the western side of Monument Street.

PRI

MONUMENT STREET

BROOME STREET

§§ Large water distribution mains are present along Stirling Highway and Johnston Street.

WATER CORPORATION SEWER NETWORK

STUART STREET

TRE

G LIN DOVE COURT

Figure 9: Existing Infrastructure

MURRAY AVENUE

MONUMENT STREET

Willis Street gas pipeline

ECCLESBORNE STREET

Monument Street high-voltage power line

ST LEONARDS STREET

STI R

RTI N

AV EN

HIG

HW AY

GLYDE STREET

INFRASTRUCTURETOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT RD3 007A INFRASTRUCTURE - JUNE 2017

LILIAN STREET

BUILT FORM

LEGEND

Building Height

2 STOREY

REGINALD STREET

HW AY

3 STOREY

§§ Majority of buildings are single storey, reflecting suburban scale and character.

JOHNSTON STREET

CU RTI NA VEN

1 STOREY

6 STOREY

HIG

§§ No multi-storey commercial land uses indicates limited commercial activity.

STI RLI NG

BROOME STREET

§§ Considerable difference between north and south of Town Centre, with significant presence of three storey apartment buildings to south of Glyde Street.

WILLIS STREET

PRI

MONUMENT STREET

SALVADO STREET

STUART STREET

TRE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

NG DOVE COURT

Figure 10: Building Heights

BUILDING HEIGHTS

MURRAY AVENUE

MONUMENT STREET

Six storey residential apartment

ECCLESBORNE STREET

One storey residential building

ST LEONARDS STREET

STI RLI

RTI N

AV EN

HIG

HW AY

GLYDE STREET

RD3 003A BUILT FORM

LILIAN STREET

LEGEND

Building Setbacks

3-5

REGINALD STREET

HIG HW AY

6-9

§§ Variable building setbacks reflect mix of commercial and residential land uses with a variety of styles.

JOHNSTON STREET

CU RTI NA VEN

0-2

10 +

§§ Heritage residential buildings set back 2-5 metres and commonly fenced. §§ Many Stirling Highway fronting tenancies are well set back with parking at the front.

SALVADO STREET WILLIS STREET

PRI

MONUMENT STREET

§§ Few commercial frontages with traditional nil setbacks.

STI RLI NG

BROOME STREET

§§ Most apartment buildings set back significantly (6-10 metres) from street, resulting in poor interface.

STUART STREET

TRE

G RLI N

DOVE COURT

Figure 11: Building Setbacks

MURRAY AVENUE

MONUMENT STREET

Nil commercial shopfront setback

ECCLESBORNE STREET

6 metre apartment setback

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

GLYDE STREET

FRONT BUILDINGTOWN SETBACKS OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE RD3 003A2017 BUILT FORM

LILIAN STREET

Frontage Quality

AV EN

GOOD OK

HW AY

REGINALD STREET

POOR

HIG

§§ Heritage residential dwellings presenting good street quality.

JOHNSTON STREET

NON-RESIDENTIAL ACTIVE

§§ Some heritage shopfronts have active street interfaces. §§ Although limited active frontages on larger residential blocks, the quality of the frontage is good with substantial trees and landscaping located in some of the forecourts.

SEMI-ACTIVE INACTIVE

SALVADO STREET WILLIS STREET

§§ A number of residential properties are recently subdivided and new homes front laneways. PRI

MONUMENT STREET

BROOME STREET

§§ 1970-80s apartment blocks engaging poorly with the street with large setbacks and inactive ground floors.

STI RLI NG

§§ Majority of frontages are residential, which do not add activity nor visually engage with street.

RESIDENTIAL

CU RTI N

§§ Variable frontage quality with only a small proportion of frontages classified as good or active.

LEGEND

STUART STREET

TRE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

NG RLI

DOVE COURT

Figure 12: Frontage Quality

FRONTAGE QUALITY

MURRAY AVENUE

MONUMENT STREET

Poor quality commercial frontage

ECCLESBORNE STREET

High quality commercial frontage

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

GLYDE STREET

RD3 003A BUILT FORM

LILIAN STREET

Awnings

LEGEND

JOHNSTON STREET

AV EN

§§ Awning network provides relatively consistent coverage between Stuart and Glyde Streets along Stirling Highway. §§ No awning coverage for key north-south routes or eastern portions of the Town Centre.

CU RTI N

AWNINGS

HIG HW AY

REGINALD STREET

STI RLI NG

BROOME STREET

WILLIS STREET

PRI

MONUMENT STREET

SALVADO STREET

STUART STREET

TRE

G RLI N

Figure 13: Awnings

AWNINGS

DOVE COURT

MURRAY AVENUE

MONUMENT STREET

Unsheltered suburban conditions

ECCLESBORNE STREET

Awnings provide shade and weather protection

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

GLYDE STREET

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 37 RD3 003A2017 BUILT FORM

LILIAN STREET

AV EN UE

IDENTIFIED HERITAGE SITE STATE REGISTER MUNICIPAL INVENTORY - CATEGORY 2

REGINALD STREET

UNLISTED SITE OF IDENTIFIED SIGNIFICANCE

NG RLI

WILLIS STREET

2. Municipal Heritage Inventory (Category 2) – have a measure of protection under the Town Planning Scheme

3. Municipal Heritage Inventory (Category 3) – a desired conservation outcome with some encouragement associated with management of chance, but are not protected under scheme provisions

PRI

TRE

6 20 5 GLYDE STREET

RLI

ST LEONARDS STREET

STI

CU RTI N

AV EN

HIG

HW AY

HERITAGE

MURRAY AVENUE

MONUMENT STREET

DOVE COURT

Figure 14: Identified Heritage Sites

ECCLESBORNE STREET

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

16 17 18 19

Loss of places within category three and four would be regrettable and have an impact on the critical mass of heritage in places within the Town Centre. If all places identified in these classes were lost, the Town would be the poorer.

14 15

STUART STREET

4. Other places that together contribute to a sense of place

It would be useful to consider the protection of these places in the Municipal Heritage Inventory as individual places or smaller clusters, as the map suggests.

2 3 1

SALVADO STREET

1. State Register – have statutory protection under State Legislation

Their stories will be simple and tell the tales of ordinary humble existence in the main heritage places. Heritage in Mosman Park tends to focus on bigger stories. The stories of ordinary existence are there, but not widely recognised.

10 11 12

MONUMENT STREET

BROOME STREET

There are four categories identified:

HIG HW AY

MUNICIPAL INVENTORY - CATEGORY 3

The adjacent map details salient information with respect to heritage. From the site visit, it is found that the municipal heritage inventory is fairly narrowly drawn. It is suggested that a small number of additional places might be considered for protection in future planning, if that is possible.

Places identified as category four, comprises of a cluster of timber cottages along Monument Street, and one or two masonry houses. Together represent the development of the area and the residential heart of the town in the period from its beginnings up to about the First World War.

JOHNSTON STREET

STI

A brief survey of the study area was undertaken by Griffiths Architects, to identify places of cultural heritage significance. Taking into account the range of listings that apply, the gaps in the existing assessments were identified and mapped for further consideration.

LEGEND

CU RTI N

Heritage

RD3 006A HERITAGE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

AV EN UE

Landform

LEGEND

60m

50m

40m

30m

20m

10m

REGINALD STREET

HIG

HW AY

§§ Town centre is situated in a natural depression, with surrounding topography rising significantly to the west and east.

JOHNSTON STREET

CU RTI N

PUBLIC REALM AND ENVIRONMENT

LILIAN STREET

§§ No known risk of Acid Sulphate Soils identified.

RLI

SALVADO STREET WILLIS STREET

PRI

MONUMENT STREET

§§ Groundwater sites at approximately RL 1.0m AHD.

STI

§§ Geological mapping identifies site soil type as medium-course grained sand.

BROOME STREET

§§ Steep east-west gradient along Glyde Street rising from approximately RL 11m to 20m AHD.

STUART STREET

TRE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

DOVE COURT

Figure 15: Site Topography

CONTOURS

MURRAY AVENUE

MONUMENT STREET

Significant gradient along Glyde Street

ECCLESBORNE STREET

Centenary Park low point

ST LEONARDS STREET

STI RLI NG

RTI N

AV EN

HIG

HW AY

GLYDE STREET

RD3 004A PUBLIC REALM & ENVIRONMENT

LILIAN STREET

Open Spaces §§ Centenary Park is the only public open space within the Town Centre, accounting for approximately 1% of the area.

RTI N

PUBLIC OPEN SPACE

REGINALD STREET

HIG

HW AY

§§ As a converted sump, Centenary Park is subject to inundation and is disconnected from surrounding street environment due to level changes.

STI RLI NG

BROOME STREET

§§ Outside of the study area, Federation park is located directly south and the playing fields of Cottesloe Primary School directly North.

Cottesloe Primary Oval JOHNSTON STREET

AV EN UE

LEGEND

WILLIS STREET

PRI

MONUMENT STREET

SALVADO STREET

STUART STREET

TRE

GLYDE STREET

HIG HW AY RLI

ST LEONARDS STREET

STI

CU RTI N

AV EN UE

Centenary Park

Federation Park is located south of the study area

Figure 16: Public Open Space

MURRAY AVENUE

MONUMENT STREET

Centenary Park is the area’s only POS

DOVE COURTT

ECCLESBORNE STREET

Federation Park

RD3 004A PUBLIC REALM & ENVIRONMENT TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017 41

PUBLIC OPEN SPACE

LILIAN STREET

Public Amenities

STREET LIGHT

(53)

BENCH

(7)

BIKE RACKS

(3)

POTTED PLANT

(6)

BUS STOP / SHELTER

(6)

HW AY

REGINALD STREET

§§ Bicycle racks provided near the train station but are not in a secured structure. §§ One bicycle rack noted along Glyde Street, but located on an exposed corner.

RLI STI

§§ Minimal wayfinding and no Town Centre specific signage identified.

TELSTRA PHONE/WIFI (2) BIN

(10) SALVADO STREET

ALFRESCO

PRI

WILLIS STREET

(1)

MONUMENT STREET

BROOME STREET

§§ Some street pot plants in limited locations outside of commercial buildings add street amenity.

HIG

§§ Basic amenities such as bins and seating are limited and concentrated to the west of the study area.

JOHNSTON STREET

CU RTI N

§§ Most streets and laneways within the study area are well illuminated with street lighting.

AV EN UE

LEGEND

STUART STREET

TRE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

DOVE COURT

Figure 17: Public Amenities

PUBLIC AMENITIES

MURRAY AVENUE

MONUMENT STREET

Seating is scarce

ECCLESBORNE STREET

Potted plants enliven some areas

ST LEONARDS STREET

STI RLI NG

RTI N

AV EN

HIG

HW AY

GLYDE STREET

RD3 004A PUBLIC REALM & ENVIRONMENT

LILIAN STREET

Trees §§ The study area contains significant tree coverage within private lots.

AV EN UE

LEGEND PUBLIC REALM TREES

§§ Extent of tree canopy cover declines towards Stirling Highway, with few to no trees abutting Stirling Highway.

CU RTI N

PRIVATE LOT TREES

JOHNSTON STREET

HW AY

REGINALD STREET

HIG

§§ Street trees within study area are limited but include concentrated areas of significant value. RLI STI

SALVADO STREET WILLIS STREET

PRI

MONUMENT STREET

§§ A diverse mix of trees were noted: Ficus, Eucalyptus, Callistemon and Lophostemon

BROOME STREET

§§ St Leonards Street is the greenest in the Town Centre.

STUART STREET

TRE

GLYDE STREET

Callistemon

G RLI N

DOVE COURT

Figure 18: Trees on Public and Private Land

TREES

MURRAY AVENUE

MONUMENT STREET

Lophostemon confertus

ECCLESBORNE STREET

Eucalyptus

ST LEONARDS STREET

STI

RTI N

AV EN

HIG H

WA Y

Agonis flexuosa

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS REPORT - JUNE 2017 43 RD3ANALYSIS 004A PUBLIC REALM & ENVIRONMENT

LILIAN STREET

Climate and Comfort §§ The study area is made up of urban blocks arranged in a long east-west grid, with development mostly following this orientation.

SUMMER PM BREEZE

§§ The orientation provides continual solar access to public realm throughout the day.

SUMMER PM SUN

AV EN UE

LEGEND

JOHNSTON STREET

CU RTI N

WINTER BREEZE

HIG HW AY

REGINALD STREET

§§ The north-east aspect of Stirling Highway is highly exposed to the weather and is a hostile environment, particularly in summer.

STI RLI NG

BROOME STREET

§§ The depressed location of the western portion of the study area partially shelters it from strong coastal breezes.

WILLIS STREET

PRI

MONUMENT STREET

SALVADO STREET

STUART STREET

TRE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

DOVE COURT

Figure 19: Climatic Conditions

CLIMATE AND COMFORT

MURRAY AVENUE

MONUMENT STREET

Stirling Highway exposed to direct sunlight during summer

ECCLESBORNE STREET

East-west streets capture coastal breezes

ST LEONARDS STREET

STI RLI NG

RTI N

AV EN

HIG HW AY

GLYDE STREET

RD3 004A PUBLIC REALM & ENVIRONMENT

LILIAN STREET

ACCESS AND MOVEMENT

AV EN UE

LEGEND 1 - 2m FOOTPATH

Pedestrian Routes and Facilities

CU RTI N

2 - 4m FOOTPATH SIGALISED CROSSING

HW AY

REGINALD STREET

§§ Study area provides strong east-west pedestrian movement between Stirling Highway and Monument Street.

JOHNSTON STREET

LANEWAY

HIG

THROUGH-LOT LINK

§§ Pedestrian crossings over Stirling Highway and Fremantle Rail Line are limited.

§§ Limited north-west connectivity between key streets, with laneways car dominated.

RLI SALVADO STREET WILLIS STREET

§§ Limited opportunities for pedestrians to cross Stirling Highway.

PRI

MONUMENT STREET

§§ Western end of Glyde Street is wide and paved in a main street style.

STI

§§ Pedestrian footpaths are generally narrow and suburban in style.

BROOME STREET

§§ Most streets have pedestrian paths on both sides.

STUART STREET

TRE

GLYDE STREET

Some wide urban pavements

NG RLI

MURRAY AVENUE

MONUMENT STREET

Urban streets abruptly transition to suburban footpaths and verges

DOVE COURT

Figure 20: Pedestrian Access and Movement

ECCLESBORNE STREET

Stirling Highway and Train Station disconnected and degraded

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

Exposed and car-dominated pedestrian crossings

PEDESTRIAN ROUTES FACILITIES RD3 002A ACCESS & 2017 MOVEMENT TOWN&OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE

LILIAN STREET

Cyclist Routes and Facilities §§ No formal cycling routes exist within the study area and infrastructure is limited.

AV EN UE

LEGEND ON ROAD CYCLLING

§§ A designated cycle route within marked shoulders exists on Curtin Avenue, but connection over Stirling Highway and the Fremantle Line is highly constrained.

CU RTI N

ROAD SHOULDER CYCLE PATHS SIGNALIZED INTERSECTION

HIG

§§ No public end of trip facilities such as changing rooms or drink fountains within the study area.

REGINALD STREET

HW AY

RAIL CROSSING

JOHNSTON STREET

STI

RLI

BROOME STREET

WILLIS STREET

PRI

MONUMENT STREET

SALVADO STREET

STUART STREET

TRE

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

DOVE COURT

Figure 21: Cyclist Access and Movement

CYCLE ROUTES & INFRASTRUCTURE

MURRAY AVENUE

MONUMENT STREET

Just two bike racks within the Town Centre

ECCLESBORNE STREET

Dangerous conditions on Stirling Highway

ST LEONARDS STREET

STI RLI NG

RTI N

AV EN

HIG

HW AY

GLYDE STREET

RD3 002A ACCESS & MOVEMENT

LILIAN STREET

LEGEND MOSMAN PARK TRAIN STATION

BUS STOP

REGINALD STREET

HIG HW AY

§§ Train service generally operates at a 10-20 minute frequency.

JOHNSTON STREET

AV EN

§§ The Town Centre falls within a 5 minute walking radius (400m) of the Mosman Park Train Station

CU RTI N

Public Transport and Vehicle Movements

§§ Train patronage data shows declining use of Mosman Park Station between 2009 (1,214 per day) and 2016 (1,081 per day).

§§ Bus services operate on Stirling Highway but duplicate existing train route.

SALVADO STREET

§§ A number of schools within Mosman Park provide a private school bus service to pick up and drop off students within the catchment area.

WILLIS STREET

§§ Main Roads vehicle counts (2016) for Stirling Highway record an average of 25,370 vehicles per day north of Town Centre and 31,356 south of Town Centre. §§ Cumulative northbound and southbound vehicle movements along Stirling Highway from the two closest survey points are shown at Figure 23.

PRI

STUART STREET

§§ Site observations indicate a high level of traffic on Glyde Street; a key neighbourhood connector.

MONUMENT STREET

§§ No local bus route connects the Town Centre to the wider Mosman Park area or coastal suburbs to the west.

400m

STI RLI NG

BROOME STREET

§§ Train user patronage over an average day is shown at Figure 24.

TRE

§§ Low levels of vehicle traffic observed on Stuart, Willis and St Leonards Streets. 200m

RLI NG

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

GLYDE STREET

MURRAY AVENUE

MONUMENT STREET

ECCLESBORNE STREET

DOVE COURT

Figure 22: Public Transport Services

PUBLIC TRANSPORT TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS - JUNE& 2017 RD3 REPORT 002A ACCESS MOVEMENT

Stirling Stirling HwyHwy Traffic Traffic (Jarrad (Jarrad St, June St, June 2016) 2016)

25002500 Number of Vehicles

20002000 Number of Vehicles

Number of Vehicles

25002500

30003000

Southbound Southbound Northbound Northbound

1500 1500 1000 1000 500 500

Southbound Southbound Northbound Northbound

20002000 Number of Vehicles

30003000

Stirling Stirling HwyHwy Traffic Traffic (Wellington (Wellington St, August St, August 2016) 2016)

1500 1500 1000 1000

Stirling Highway bus routes

500 500

0 0 24002400 02000200 04000400 06000600 08000800 1000 1000 1200 1200 1400 1400 1600 1600 1800 1800 20002000 22002200

TimeTime of Day of Day

Figure 23: Stirling Highway Vehicle Movements

Mosman Park Train Station Boardings and Alightings (Feburary 2017) 35

Alightings Boardings

Number of Passengers

Mosman Park Train Station

25 20 15 10 5

4:00 4:30 5:00 5:30 6:00 6:30 7:00 7:30 8:00 8:30 9:00 9:30 10:00 10:30 11:00 11:30 12:00 12:30 13:00 13:30 14:00 14:30 15:00 15:30 16:00 16:30 17:00 17:30 18:00 18:30 19:00 19:30 20:00 20:30 21:00 21:30 22:00 22:30 23:00 23:30 0:00 0:30 1:00 1:30 2:00 2:30 3:00 3:30

Time of Day

Figure 24: Mosman Park Train Station Use

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

Stirling Highway vehicle traffic

LEGEND

NO PARKING

2 HOUR PARKING

REGINALD STREET UNRESTRICTED PARKING

2 HOUR PARKING (CLEARWAY 7-9am)

5 MINUTE PARKING

2 HOUR PARKING (CHILDCARE PICKUP/DROPOFF 8-9am, 5-5:30pm)

3 HOUR PARKING

NO PARKING

HW AY

LEGEND

§§ 406 commercial parking bays available on private lots within the study area, TRAIN PARKING ONLY largely along Stirling Highway and within Mosman Park Shopping Centre.

3 HOUR PARKING

HIG

§§ Approximately 262 on street parking bays within the study area.

JOHNSTON STREET

TRAIN PARKING ONLY

CU RTI N

Parking Availability and Controls

AV EN UE

LILIAN STREET

2 HOUR PARKING

BROOME STREET

§§ 40 bays available in the Transperth Car Park within rail reserve for use UNRESTRICTED by train PARKING patrons. 5 MINUTE PARKING

STI

RLI

2 HOUR PARKING (CLEARWAY 7-9am)

§§ All parking is free within the town centre and is largely unrestricted by time limitations.

SALVADO STREET WILLIS STREET

PRI

MONUMENT STREET

2 HOUR PARKING (CHILDCARE PICKUP/DROPOFF 8-9am, 5-5:30pm)

STUART STREET

TRE

G RLI N DOVE COURT

Figure 25: On-street parking controls

MURRAY AVENUE

MONUMENT STREET

Stuart Street parallel parking

ECCLESBORNE STREET

Glyde Street on-street parking

ST LEONARDS STREET

STI

RTI N

AV EN

HIG

HW AY

GLYDE STREET

PARKING RESTRICTIONS RD3REPORT 002A ACCESS MOVEMENT TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS - JUNE&2017

THE VISION “to create a vibrant attractive town centre and transit orientated development that facilitates denser more diverse dwelling types, is able to support the existing commercial activities, strengthen business activity and local employment and delivers well designed built form outcomes and public spaces that respect the character and amenity of the area”.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

OPPORTUNITIES AND CONSTRAINTS Defining the Mosman Park Town Centreâ&#x20AC;&#x2122;s opportunities and constraints to achieve its vision and future development potential.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

BUILDINGS AND URBAN FORM Strengths

Weaknesses

Future Opportunities

Potential Constraints

§§ Strong heritage character in some areas with several notable buildings. §§ Distinct character materials such as red brick, white masonry and weatherboard. §§ Vehicle access and servicing accommodated by laneways. §§ Small clusters of commercial shopfronts activate areas with strong street interfaces. §§ Mid-century apartment blocks with residual site area for infill development.

§§ Does not look or feel like a Town Centre. §§ Limited commercial shopfronts on key streets. §§ Varying setbacks between commercial and residential uses on same streets. §§ Limited awning coverage for pedestrian weather protection. §§ Mid-century apartment buildings provide poor street frontage quality in some areas. §§ Lack of consistency with significant variation of built form heights, built form style and lot sizes. §§ Recent residential development does little to activate the public realm. §§ East-west street grid results in south-facing lots with poor solar access.

§§ Several potential development sites of generous size and single ownership. §§ Some under-developed or vacant lots suitable for redevelopment. §§ Potential to embrace diversity through range of built form scales and styles. §§ Retain and/or heritage buildings for adaptive re-use, including sites without formal heritage listing.

§§ Acquisition costs of small lots with fragmented ownership discourage redevelopment. §§ Unlisted sites of heritage significance at risk of demolition. §§ Proposed widening of Stirling Highway may result in demolition of heritage commercial buildings. §§ New development could negatively impact on existing character without adequate controls. §§ Heritage adaption could be costly and prohibitive for developers. §§ Potential limitations of water and sewage supply for additional dwellings.

…delivers well designed built form outcomes…

Strength - Strong heritage character in some areas

Weakness - Poor quality residential building stock

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LEGEND

High-level Recommendations

WILLIS ST

STUART ST Adaptive Reuse

GLYD E ST

IRL

ING

Consider inclusion of heritage places currently not protected under the scheme (category 3) and newly identified places (category 4) within the TPS.

To encourage an approach that is sensitive to heritage values, consider development transfer rights for the retention and enhancement of heritage places.

New Offices

DOV E CT

ECCL ESBO RNE ST

Provide weather protection and shelter through extension of awnings along main streets (Glyde and Stuart Streets).

Infill Housing

SALVADO ST

Work with the Anglican Archdiocese to explore significant development potential of St Lukeâ&#x20AC;&#x2122;s church grounds and adjacent Churhc properties for residential and community uses.

Orient new buildings to maximise solar penetration to southfacing lots.

SOLAR ACCESS PRESERVATION

AV E

HERITAGE RETENTION

Encourage additional commercial shopfronts to create a larger Town Centre environment.

BUILDING HEIGHT TRANSITION

Transition form and scale of development between Stirling Highway and Monument Street to concentrate intensive development close to the train station and preserve established low-density residential areas.

MONUMENT ST

Facilitate redevelopment of key development sites to increase commercial and residential use, while planning for a diversity of scales and styles through effective planning controls.

BROOME ST

BUILDING ORIENTATION

JOHNSTON ST

ACTIVE STREET EDGES

Lively Shopfronts

ST LEON ARD S ST

MUR RAY AVE

Figure 26: Buildings and Urban Form Opportunities

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

BUILT FORM

RD3 001A BASE PLAN

HERITAGE From a heritage perspective, there are more opportunities than constraints in the Town Centre. Protecting the heritage values of identified places does not preclude further development of those places by way of further additions, or adaptive re-use and the creation of additional development. In respect of places on the State Register, development requires a development application and must be referred the State Heritage Office for its advice prior to the application being determined. Remaining places noted in the consultant report (Refer Appendix B) either have encouragement statements attached to the or in the case of places not included in lists, will simply be dealt with as a development application without a heritage layer. It is suggested that the Town might wish to reconsider this latter group of the place and determine whether an extension of protection under the TPS is warranted. It is a general principle that development on or adjacent to heritage sites should be responsive to heritage values and that the new development should not detract from the heritage values or presentation of those places. This may impact on height, massing, scale, set-backs and the general nature of additional development, including modelling, and materials. All development in the Town Centre needs to be responsive to the context, and development in connection with heritage places requires a further level of sensitivity. However, there are large tracts of the Town Centre, where heritage is not a constraint and that other factors will drive the creation of a new character.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LAND USE AND PLANNING Strengths

Weaknesses

Future Opportunities

Potential Constraints

§§ Diverse range of commercial land uses. §§ Strong presence of medical and wellness services. §§ Unique cluster of creative businesses including architects, antiques, fashion and galleries. §§ Existing high residential density located south of Glyde Street. §§ Proposed planning framework supports mixed-use Town Centre outcome.

§§ Commercial land uses along Stirling Highway rapidly transition to residential to the east. §§ Mosman Park Shopping Centre draws visitors away from Town Centre. §§ Railway reserve is a significant state government land asset that is poorly utilised. §§ Poor transition between residential and commercial land uses in some areas. §§ Stirling Highway Primary Regional Roads Reserve limits development potential of land fronting Stirling Highway.

§§ Potential to expand areas of commercial activity within proposed Mixed Use zones. §§ Transition residential areas to mixed use areas and expand the Town Centre. §§ Flexible planning controls in place that encourage mixed use development with public benefit. §§ Timely to work with Main Roads WA to re-design and address impacts of SHACS reservation on lots fronting Stirling Highway. §§ Expand existing commercial tenant mix to create a strong focus on medical services and creative industry.

§§ Prolonged uncertainty over SHACS widening may prevent redevelopment or improvements of lots fronting Stirling Highway over the long term. §§ A variety of residential and commercial land uses may result in conflict as redevelopment occurs. §§ Strata-titled lots may constrain development opportunities and development is a longer term outcome.

…Facilitates denser more diverse dwelling types, is able to support the existing commercial activities, strengthen business activity and local employment…

Strengths - Diverse mix of commercial uses along Stirling Highway

Weakness - Key streets dominated by single residential uses

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LEGEND

High-level Recommendations

MIXED-COMMERCIAL EMPHASIS

Work with landowners to deliver short-term improvements to lots fronting Stirling Highway. Additionally, engage with State Government to progress a reduction or removal deletion of widening.

MIXED USE EMPHASIS REFINED MRS RESERVE LONG TERM DEVELOPMENT OPPORTUNITY SHORT TERM DEVELOPMENT OPPORTUNITY

AV E

Revise the proposed profile of Stirling Highway to reduce its overall width and allow heritage buildings to be retained, potentially by removing the separate bus lane.

Encourage the reorientation of active uses along Stirling Highway to rear laneways to create immersive new destinations which are active day and night.

Develop effective planning guidelines to ensure that mixed uses are well integrated and maximise safety and amenity.

JOHNSTON ST

RESIDENTIAL EMPHASIS

MONUMENT ST

Residential

STUART ST

GLYD E ST

IRL

ING

Commercial

ECCL ESBO RNE ST

Review economic development activities and supporting policies to encourage investment and street activation and attract new businesses to the Town Centre.

WILLIS ST

BROOME ST

SALVADO ST

Combine planning efforts for the Town Centre and Mosman Park Shopping Centre area to deliver a complimentary approach to commercial development.

Mixed Uses

ST LEON ARD S ST

DOV E CT

MUR RAY AVE

Figure 27: Land Use Opportunities

LAND USE OPPORTUNITIES RD3 001A 2017 BASE PLAN TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE

PUBLIC SPACES AND ENVIRONMENT Strengths

Weaknesses

Future Opportunities

Potential Constraints

§§ Mature trees on some streets and private lots. §§ Diverse mix of street tree varieties including Ficus, Eucalyptus, Callistemon and Lophostemon. §§ Variety of streets and laneways contribute to a diverse public realm in most areas. §§ Underground power allows for mature tree growth. §§ Public realm is clean and well maintained. §§ Centenary Park provides space for relaxation. §§ East-west street grid provides good solar access to public realm.

§§ Steep east-west topography. §§ Discontinuous pedestrian network with variable pavement quality. §§ Topography limits opportunity for views to river or ocean from sites with low elevation. §§ Lack of public open space. §§ Centenary Park is disconnected and potentially underutilised. §§ Stirling Highway exposed to hot sun without shade. §§ Lack of consistent street tree planting and canopy cover. §§ Inconsistent streetscape treatments between and within streets. §§ Narrow footpaths and grassed verges inconsistent with Town Centre environment. §§ Stirling Highway footpaths and crossings are poorly maintained. §§ Railway reserve is poorly maintained and disused.

§§ Make streets more pedestrian friendly. §§ Utilise public land to create more public spaces. §§ Provide additional street trees to increase canopy cover. §§ Upgrade street paving and landscaping to a Town Centre standard. §§ Enhance the public realm with seating, lighting and other amenities. §§ Create points of interest that encourage pedestrians to stay and linger. §§ Create additional public space within road reserves. §§ Encourage future developments to provide public spaces as a community benefit.

§§ Mature trees on private land may impact redevelopment of sites or be removed. §§ Investment in public realm without equal investment in placemaking will not generate activity. §§ Loss of private open space through redevelopment may impact drainage, urban heat island and fauna habitat. §§ Lack of maintenance to Stirling Highway may result in further degradation and worsen impression of Town Centre. §§ Limited Town owned land for the creation of public spaces.

…public spaces that respect the character and amenity of the area...

Strength - Mature street trees in some areas

Weakness - Lack of high quality usable public space

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LEGEND

High-level Recommendations

JOHNSTON ST GREEN FRAME PARKLETS/MICRO PARKS

Develop a street tree strategy to increase tree planting and canopy coverage.

Invite more pedestrian activity by upgrading streetscapes as part of a coordinated Public Realm Plan.

LANDSCAPED SPACE HARDSCAPED SPACE STREETSCAPE ENHANCEMENTS

IN RT

TREE/PRIVATE GREEN SPACE RETENTION

AV E

PUBLIC OPEN SPACE

St Luke’s Park

THROUGH-SITE LINK RAIL RESERVE ENHANCEMENTS

SALVADO ST

Replace some parking bays on key streets (Glyde and Stuart Streets) with pocket parks and parklets to create additional public spaces.

WILLIS ST

MONUMENT ST

Upgrade the laneway network through lighting, art, activity and infill development to encourage use by pedestrians.

Stuart St Plaza STUART ST

Raised Intersection

GLYD E ST

Station Square

ING

Implement trafficcalming design features such as raised intersections and speed bumps along Glyde Street to extend the public realm and prioritise pedestrian activity.

Play Space

Create a public plaza within the Stuart Street road reserve at the Stirling Highway intersection.

Explore the potential to create a new public park through masterplanning of the St Luke’s Church Site.

IRL

ECCL ESBO RNE ST

Create a green landscaped frame along Monument Street to buffer the Town Centre from surrounding suburban areas.

BROOME ST

ST LEON ARD S ST Piazza

DOV E CT

MUR RAY AVE

Figure 28: Public Spaces and Environment Opportunities RD3 001A BASE PLAN TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017 59

LAND USE OPPORTUNITIES

ACCESS AND TRANSPORT Strengths

Weaknesses

Future Opportunities

Potential Constraints

§§ Central location within the western suburbs. §§ Close proximity to major destinations like Cottesloe Town Centre, Cottesloe Beach and Swan River. §§ Direct connection to Perth and Fremantle from Mosman Park Train Station. §§ Easy regional access by car from Stirling Highway and Glyde Street. §§ Frequent bus service along Stirling Highway. §§ Railway crossing at Salvado Road connects to Cottesloe.

§§ Limited pedestrian accessibility due to hightraffic streets and narrow footpaths. §§ Lack of north-south pedestrian connectivity between streets. §§ Train station is separated from Town Centre by Stirling Highway. §§ Train station entry is poorly designed and services are not highly used. §§ Poor pedestrian connectivity to areas west of rail line. §§ Lack of pedestrian crossings and signalised intersections on Stirling Highway. §§ No local bus routes through the Town Centre. §§ No public parking facilities beyond street parking. §§ Limited and inconsistently regulated street parking. §§ No infrastructure to support cycling.

§§ Better connections within the Town Centre destinations - to and from the train station and bus stops. §§ Encourage patronage of the train station by improving accessibility. §§ Implement traffic-calming features on Glyde and Stuart Street to prioritise pedestrians and cyclists. §§ Create better walking and biking connections across Stirling Highway and the rail line. §§ Improve car parking management and supply by creating additional parking within the road reserve, managing and expanding on street parking and providing additional public parking in private development. §§ Improve pedestrian connections between Willis, Stuart and Glyde Streets. §§ Better integrate bus and train services.

§§ Planned closure of Salvado Road rail crossing by PTA will limit access to coastal areas. §§ Proposed slip lane into Glyde Steet as part of SCHACS plan will create car-dominated environment. §§ Continued decline in patronage of train station may compromise objective of creating a transit-oriented precinct.

… create a vibrant attractive town centre and transit orientated development…

Strength - Strong transit connectivity to Perth and Fremantle

Weakness - Poor quality cyclist and pedestrian connections

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LEGEND

High-level Recommendations 2

EXPANDED BUS NETWORK

Work with the PTA to re-route local bus routes to service the Town Centre and connect surrounding residents and students to the train station.

IMPROVED TRAIN SERVICE PEDESTRIAN CONNECTIONS

Additional Parking

ADDITIONAL PUBLIC PARKING TRAFFIC CALMING

AV E

Create a second signalised intersection between Salvado Road and Willis Street to improve vehicle and pedestrian circulation.

JOHNSTON ST CYCLING LANES

SIGNALLED INTERSECTION VEHICLE MOVEMENT

New Intersection

SALVADO ST

Develop a parking management strategy to regulate parking availability, time limits and cost.

WILLIS ST

Optimised Circulation

MONUMENT ST

Consolidate and expand on-street parking in key areas through streetscape upgrades.

STUART ST

Upgraded Station

GLYD E ST

Introduce public through-links in private development to improve north-south pedestrian movement.

Improve pedestrian priority on Glyde and Stuart Streets, and upgrade pedestrian connections across Stirling Highway and the rail line to define key pedestrian desire lines.

ECCL ESBO RNE ST

Work with the PTA to enhance the design of the train station entrance to improve access, upgrade landscaping and create a better waiting environment to encourage use.

ING

IRL

Rent railway reserve land from the PTA to create a public car park.

BROOME ST

Pedestrian Priority

ST LEON ARD S ST

DOV E CT

MUR RAY AVE

Figure 29: Access and Transport Opportunities

MOVEMENT OPPORTUNITIES RD3 001A 2017 BASE PLAN TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE

PLACE-MAKING AND ACTIVATION Strengths

Weaknesses

Future Opportunities

Potential Constraints

§§ Presence of heritage buildings influences local identity and character. §§ Some heritage buildings supported by informational signage. §§ Interesting spaces with potential for public events and activities. §§ Good mix of businesses in the Town Centre to build upon. §§ Neighbouring primary and high schools. §§ Significant number of established community groups that could contribute to placemaking and activation of the Town Centre (Ratepayers and Residents Association, RSL, church groups, and School P&C etc.)

§§ Lack of defined place identity evident in the Town Centre. §§ Lack of community infrastructure, broader services or central meeting spaces. §§ Lack of wayfinding and interpretative signage. §§ Surrounding destinations such as Claremont and Cottesloe have stronger commercial and retail offering. §§ Stirling Highway creates significant noise disruption creating an unpleasant environment.

§§ Better define character areas and the destination offer within the Town Centre. §§ Collaborate with local businesses and groups to develop strategies, host events and plan improvements. §§ Create a strong entry statement through public realm, built form or public art. §§ Make the Town Centre more welcoming to the types of people who would make it a dynamic place. §§ Use wayfinding elements to improve navigability and perceived barriers between the train station and different streets. §§ Activate under-utilised spaces such as laneways, parking lots and commercial back yards. §§ Enhance blank walls and inactive edges with public art.

§§ Competing effort to develop Cottesloe Town Centre may challenge the viability of Mosman Park Town Centre as an active destination. §§ A coordinated approach to place development and activation by the Town, with supporting recurrent resources will be needed. §§ Community-led placemaking and activation through a stewardship approach may be difficult to foster without an overarching plan. §§ Activation will need to be carefully considered and clustered in core activation areas so to not disturb quiet residential areas to the east.

Strength - Strong heritage character to build upon

Weakness - Lack of strong place identity and town centre feel

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

LEGEND

High-level Recommendations

SERVICE EMPHASIS FOOD + BEV EMPHASIS RETAIL EMPHASIS

AV E

RESIDENTIAL TRANSITION

OFFICE EMPHASIS

Promote the use of rear gardens and disused spaces on commercial lots to deliver amenities such as beer gardens, outdoor cinemas, etc.

BUILT FORM / ART LANDMARK

PLACE EXPERIENCE NETWORK

COMMUNITY EMPHASIS

Encourage commercial uses along Stirling Highway to front rear laneways with temporary and permanent enhancements which connect the commercial areas along Glyde

Support the establishment of start-up and creative businesses to build on the presence of architectural practices, art galleries, fashion and craft boutiques to create a unique Design

SALVADO ST

Support the expansion of alfresco dining along Glyde Street to promote an active dining destination with supporting events, activities and amenities.

WILLIS ST Food Festival

MONUMENT ST

STUART ST

Community Hub

GLYD E ST

IRL

ING

Engage with St Luke’s Church to understand opportunities for potential use of land for community events and activities.

Consider the acquisition of the two storey building at the corner of Glyde Street and Stirling Highway currently impacted by the MRS reserve to provide a community hub for the short-medium term. Adapt the backyard as a public plaza fronting Glyde Street.

Outdoor Yoga

Laneway Activation

ECCL ESBO RNE ST

Analyse current service gaps within surrounding areas and the Town Centre to focus efforts on improving amenity and social connection. (I.e. child care, coworking spaces, art galleries and community meeting places)

BROOME ST

Create a Place-making Strategy and Activation Plan with stakeholder input that defines the place offer and a way forward for developing the Town Centre’s unique offer and place experience into the

SUPPORTING ACTIVATION AREA

JOHNSTON ST

CORE ACTIIVATION AREA

ST LEON ARD S ST

DOV E CT

MUR RAY AVE

Figure 30: Place-making and Activation Opportunities

PLACE OPPORTUNITIES TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT JUNE 2017 RD3- 001A BASE PLAN

PLACE-MAKING PRINCIPLES

Connecting People to Place

A Productive Place

The Mosman Park train station provides an opportunity to connect people to the Town Centre through investment in the improvements of walkability and ease of access to/from the rail line. There are also communication opportunities to promote the Town Centre to a broader catchment.

This principle seeks to attract skilled workers and specialised businesses to the area, and provide greater opportunity to provide jobs closer to homes. A productive place also embraces the ‘maker’ culture and supports the evolution of the Town Centre towards a destination that has potential to embrace new technologies and techniques aligned to contemporary urban lifestyles and employment patterns.

Creating People Places

Density Done Well

Retrofitting Suburbia

Any transformation of the Town Centre should focus on creating places for people. This means that investment in the built form, public realm and activation will need to be driven by creating engaging places that support health, wellbeing and social connection.

Delivering the Town’s housing diversity and targets will rely on higher density urban form within the town centre. Focusing on residential density within close proximity to the station will ensure that future residents will have housing choices within walking distance of active transport.

A smaller footprint home, in a well serviced location and a vibrant neighbourhood is a desirable proposition and is increasingly shifting the idea of the ‘Australian Dream’. Retrofitting suburbia has a role in reducing locational disadvantage as it supports a transition towards a greater mix of uses in a community, encouraged active lifestyles and urban housing for an urban lifestyle.

These principles are provided to guide future place development and planning for the Town Centre.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

The 20 Minute Neighbourhood

Complete Streets

Modal Shift

An aim for the Town Centre should be to develop it as a successful place that is defined beyond commuting activities. The 20 minute neighbourhood is anchored by transit and provides a rich variety of functions to support the community’s daily activities and needs within a 20 minute walk or cycle from home.

Streets make up a significant portion of the public domain. Prioritising people by applying a ‘road diet’ to existing streets can transform streets into active places for people. Complete Streets dedicate the most space to people, followed by bicycles, transit, then finally private vehicles.

Overcoming the existing car dominance of the Town Centre thoroughfare to/from Stirling Highway will require a shift in thinking. Investment in bike infrastructure, slowing of streets and pedestrian connectivity is an integral part of providing safe streets. Likewise, there will be a need to communicate the public benefits of higher density mixed use development around train stations.

Catalyst and Hybrid Projects

Agency Coordination

Capturing Hearts and Minds

It will be important to identify a number of catalytic developments and Town-led projects for kick-starting appropriate investment and interest in the place. These projects and activities will drive innovation, and set the benchmark for high quality development throughout the Town Centre.

A changing landscape of the Town Centre and Stirling Highway will require not only investment in the physical infrastructure, but a commitment to an inclusive approach to engage across agencies and local governments to plan holistically for the growth of the area.

The community are major stakeholders in the Town Centre and should be part of its changing landscape, development, conservation and place-making efforts. Ongoing engagement with businesses and residents will be key for the success of the Town Centre and its future ability to adequately provide for the needs and desires of the community.

TOWN OF MOSMAN PARK - OPPORTUNITIES AND CONSTRAINTS ANALYSIS REPORT - JUNE 2017

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