James Street Cultural Precinct Concept Designs September 2023

James Street

Cultural Precinct

Concept Design, Business Case and Place Management Plan Report

Introduction

CHRISTOU Design Group were commissioned to prepare the concept design and business case for James Street Cultural Precinct.

The scope involved:

• Stakeholder briefing workshops

• PCG Executive

• Briefing workshop with elected members

• Presentation to elected members

CHRISTOU prepared 4 concept design options. All options were costed.

The PCG directed CHRISTOU to refine Option 1A.

To refine Option 1A, to prepare staging phases for Option 1A and the staging to consider:

• Stage 1 $30.0M

Phase A $22.5M

Phase B $7.5M

• Remaining stages to be determined in the future.

The report consists of 3 parts.

1. Detailed Concept Design Report

2. Business Case

3. Place Management Plan

Executive Summary

The James Street Cultural Precinct concept and business case package will be a major transformation within the Esperance Central Business District, comprising of the following main projects:

1. Cultural and Tourism Hub

Development of a new landmark facility to accommodate a range of important public uses including:

• Library,

• Museum,

• Volunteer Centre,

• Tourist Information Centre

• Café

• Function Centre

• Flexible spaces.

2. Goods Shed Redevelopment

Partial demolition of existing facilities to support heritage preservation, precinct connectivity, flexible spaces and economic diversification that will include:

• Gallery + Arts Spaces

• Creative + Maker Spaces

• Storage areas

• Food & Beverage Tenancies

• New through site link connecting James St to the Community Square

3. Exterior landscape spaces

Creation of welcoming themed spaces for active recreation and performances, supported by environmentally sensitive landscape design celebrating First Nations culture.

• New Plaza to the corner of James St and the Esplanade

• Yarning Circle

• New forecourt to the James St frontage

• New Community Square / Event Space for large events

• New stage / performance area

• Widening of Langham Lane

• New Green Space off Langham Lane

• New carpark off Lanham Lane + Dempster Street

• Removal of existing ponds to Museum Park

All of the elements of this project respond directly to the aspirations of the Shire of Esperance, cultural and historical values along with the unique location and the environmental constraints associated with it.

James Street

Cultural Precinct

Detailed Concept Design Report

This report has ben prepared by Christou Design Group for the Shire of Esperance.

Client:

Architect:

Landscape Architect: Business Case:

Quantity Surveyor:

Civil & Structural Engineers:

Sustainability Engineers:

Traffic Engineers:

Heritage Architects:

1. Introduction

1.1 Executive Summary

This Schematic Design Report encompasses the concept design and preliminary business case for the Shire of Esperance’s James Street Cultural Precinct development.

The Project will be a major transformation within the Esperance Central Business District, comprising seven main packages:

1. Cultural and Tourism Hub – Development of a landmark facility to accommodate a Library, Museum, Volunteer Centre, Tourist Information Centre, and other flexible spaces.

2. Goods Shed Redevelopment – Partial demolition of existing facilities to support heritage preservation, precinct connectivity, flexible spaces and economic diversification.

3. Parklands - Creation of welcoming themed spaces for active recreation and performances, supported by environmentally sensitive landscape design celebrating First Nations culture.

4. James Street Upgrade – Improvements to pedestrian movement and car parking supported by smart technologies, greening and infrastructure relocation.

5. Andrew Street Link – Consolidation of parking areas and creation of new pedestrian links.

6. Other Roads and Parking Upgrades – Creation of overflow parking for tourists and precinct users.

7. Museum Village Revitalisation – Improved functionality and heritage preservation of existing assets to enhance visitor experiences.

Following endorsement from Council of the Master plan, it was agreed by the Shire that the priority work packages to be progressed will include work packages 1, 2 and 3 for this scope stage of the project.

2. Location, Constraints & Opportunities

2.1 High Level Site Analysis

Understanding the site, constraints and environmental factors to shape the design

The site is regarded as the James Street Precinct, primarily bounded by Dempster Street, Kemp Street, Langham Lane and James Street. The entire site encompasses an approx. area of 4.6 ha, however, the focus of Stage 1 is the southern portion of Museum Park, on the corner of James Street and Esplanade.

The key assets proposed to be redeveloped are:

•Goods Shed Museum

•Esperance Public Library (currently located offsite)

•Amphitheatre

•Museum Park landscape - removal of existing ponds

Some of the key constraints of the existing assets were noted:

•Lack of connection through the site between the various assets

•Limited interaction with the foreshore

•The site is exposed to the elements (high winds)

•Limited opportunity for commercial enterprises to thrive

•Uninviting presence (the landscape hides the features of the area)

•Underutilised public open space

•Ageing infrastructure

•Poor connection to the broader town centre. Opportunities recognised for the site include:

•Renewal / integrations of community and civic assets

•Revitalisation of an underutilised public open space

•Central location surrounded by major visitation nodes

•Complementary to the redeveloped foreshore

•Flexible zoning allowing for a variance of uses

•Strong tourism sector to support utilisation and activation

•Preserving and promoting the local heritage of the surrounds

•Improved connection to the foreshore and town centre

•Opportunity for commercial integration or private sector support (upfront capital and on-going).

While the challenges that the project will introduce include:

•Site is a Crown Reserve (i.e. potential additional planning conditions / obligations subject to final use)

•Exposure to the natural elements

•Ongoing financial and operating viability

•Development of a strong staging and funding strategy

•Ensuring connection across the whole precinct

3. Concept & Vision

5.1 Separation into the key stages

Using staging to create an economically viable project that still fulfils the immediate needs of Esperance

THE GREATER VISION FOR ESPERANCE

The project recognises the importance of the well connected location to the Esperance CBD and foreshore it was imperative that the design vision and objectives exceed the community’s expectations. The key design drivers were:

1.CONNECTIONS - Connecting Precinct to Esplanade, Foreshore, CBD and Ocean Pool

2.CELEBRATING HISTORY - Create the Goods Shed as a “building in the round:”

3.GATEWAY – Connection to Goldfields and Port.

4.RESPOND TO PLACE – Patterning / Materials & Organic Forms

5.RECOGNITION OF COUNTRY - create meaningful connections with the First Nations People of the land and celebrate their rich history and traditions

6.IDENTITY - Incorporate The Past, The Present & Emerging Identity that is unique to Esperance

This concept design works on developing these key principles whilst adding further emphasis on the ‘end user satisfaction’ as part of the placemaking.

•A SENSE OF BELONGING - The precinct will be a unique space that fits in with Esperance rather than trying to change it.

•INTERGENERATIONAL CONNECTION - The Precinct will be a space for all to enjoy regardless of age, interests and abilities.

•COMMUNITY SPIRIT, PRIDE, EMOTIONAL RESILIENCE

- The precinct embodies the strong community spirit that exists within Esperance and will build on the sense of pride that is already felt whilst also symbolising the strength through adversory that the community has endured over its rich history

•ENJOYMENT & HAPPYINESS - The Precinct intends to fulfill a number of key principles and objectives, but ultimately one of the most important aspects simply comes down to the enjoyment and happiness.

4. Precedent Imagery

Heritage Adaptive Reuse

Museum

Visitor Centre

Events / Outdoor

5. Functions , Links & Connectivity

5.1 Analysing Functions & Connections

LINKAGES

The project works by creating key pedestrian links that connect the Foreshore to the Esperance Central Business District and the surrounding community areas by establishing a number of key pedestrian links.

The new building is split between the Visitors Centre and the Cafe which then connects to the future F&B tenancies of the Goods Shed.

Cross site connections are also established via the Heritage Plaza on the corners of James St and the Esplanade and a secondary link through the Goods Shed connects CWA precinct on the opposite site of James Street

FUNCTIONAL ZONES

The ground level is intended to be adaptable to not only blend key areas together like the visitor’s centre with the library, Indigenous with the new museum but also promotes interaction and true activation to the spaces.

The Goods Shed with its food and beverage tenancy also has the ability to blend and join up with nearby spaces like the gallery, however it’s also able to be contained and operate on its own. Key back of house areas like kitchens, bathrooms, stores and service routes are all shared to optimise efficiencies whilst also remaining discrete, functional and can be managed effectively by staff.

6. Development Staging Plan

6.1 Separation into the key stages

Using staging to create an economically viable project that still fulfils the immediate needs of Esperance

As documented within the business case, the total scope of work for the James Street Cultural Precinct project was estimated to be in the order of $60 Million. Thereforeee, the following staging plan was developed, to deliver the project across four stages within a 20 year period.

The scope, indicative cost and delivery time frame for each stage has been summarised in the table below.

ScopeCafe

(Goods Shed)

Delivery Year 2027203220372042

Cost$22.932MResidual of $60M

The proposed staging plan allows for a smooth transition of services, without impacting existing operations (e.g. museum continues to operate in the existing Goods Shed, until the new museum is built (Stage 2). Then allows for uninterrupted redevelopment of the Goods Shed (Stages 3 and 4).

The timing between stages also reflects the time required to lobby and acquire external funding, with each stage assuming at least half of the delivery cost will be funded by an external party, such as Federal or State Governments.

Stage 1 will be designed and delivered to ensure it can accommodate the integration of future stages. A construction management plan will be incorporated to ensure the targeted $30m project budget is met

Refer to Annexure C for QS Costings Report by RBB

STAGE 1 New Library, Cafe, Visitor Centre Function Room + street frontages

STAGE 2 New Museum / Indigenous Centre + Community Square

STAGE 3

Food & Beverage within the Goods Shed

STAGE 4 Community Arts, Gallery, Maker Spaces within Goods Shed. New car park and upgrade of Langham Lane

STAGE 1 GROUND LEVEL - $22.5m

• Library (Ground)

• Visitor Centre

• Cafe

• Level 1 (cold shell only)

STAGE 1 - EXTERIOR WORKS

• Feature overhead arbor

• Heritage Courtyard

• Sculpture Courtyard

• Bus drop off bay to James St

• Kids outdoor play area

STAGE 1 UPPER LEVEL - $7.5m

• Library (L01)

• Function Room

• Bar

• Function Terraces

STAGE 2

• Indigenous Centre / Museum

STAGE 2 - EXTERIOR WORKS

• Community Square / Outdoor Event Space

• Landscaping off laneway

• Stage / Pavilion

STAGE 3

• Food & Beverage -base shell for fitout by tenant

• Outdoor arbor and walkway

STAGE 3 - EXTERIOR WORKS

• Raised platform to Heritage Courtyard

• Outdoor arbor and walkway

STAGE 4

• Community Arts / Gallery

• Digital Creative Spaces

• Maker Spaces

• Museum Storage Areas

STAGE 4 - EXTERIOR WORKS

• Connection Laneway

• New carpark

• Landscaping to James Street verge

• Refurbishment of Langham Ln

7. The New Facility

7.1 Uses and Functions

Creating a seamless blend of spaces

The new facility is a two-level stand alone building that predominantly occupies the Esplanade frontage. The building contains the following:

Ground Level

•Library - Periodicals

- Adult - Childrens + secure outdoor playground - Study areas

- Meeting rooms

- Collaboration Spaces

- Reading / Quiet Areas

•Visitors Centre

•Administration – shared between visitor’s centre and library

•Internal amphitheatre

•BOH toilet facilities

•Café

•Museum (stage 2)

Level 1

•Library - young adult - study areas

•Function Centre – that can be divided into large single space or smaller meeting rooms

•Pre Function area – doubles up as indoor / outdoor area

•Bar + private terrace

•Service Kitchen

•FFE storerooms

•Toilet facilities

7. The New Facility

7.2 Operable Facade

Ensuring year round internal comfort whilst not affecting views out

An important element of the new facility is the operable façade to the upper level. The site is greatly affected by the harsh morning and afternoon sun along with strong winds and storms. In order to meet the requirements of providing protection, reducing glare to the spaces within whilst not sacrificing the dramatic ocean views or connection to the activities within the communal events courtyard, an operable façade system has been used.

This façade allows for both independent and automatic control that ensures the optimum internal conditions are met for the library, function room, bar, bar terrace and pre-function areas.

The final added benefit of this façade system will be a considerable reduction in solar heat gain thereforeee reducing energy consumption and greatly improving the buildings environmentally sustainable credentials.

Perspective: View from communal courtyard - screen closed

Perspective: View from Esplanade - screen open

Perspective: View from communal courtyard - screen open

Perspective: View from heritage courtyard to James St - screen open

8. Goods Shed Redevelopment

8.1 Repurposing for new functions

Respecting the Heritage Built form and Esperance’s rich history

OVERVIEW

The Goods Shed (The Old Esperance Museum) will be respectfully repurposed into new dedicated functions after the completion of the stage 2 Museum that abuts the new library facility. This will then allow for the Goods Shed to be divided up into 7x new areas.

•Gallery / creative arts space

•Maker Spaces

•Digital Creative Spaces

•Storage areas for the museum to safely house art and artifacts that are not on exhibition

•Back of house areas

- Toilet Facilities

- Central commercial kitchen

- Service corridors + loading

•Food and Beverage Tenancy that will be operated by a third party.

- ‘The Main Hall’ – for public + connects to courtyard

- ‘The Grill’ – sit down meals

- ‘Gin Bar’ – intimate drinks

•New through site link to connect events space courtyard to James Street

Unlike the new library building, the Goods Shed is constrained by the existing structure to which the new areas all align too. The different functions also need to be able to operate independently of each other. However, the proposed design also shows how they can connect during large functions and events by the means of operable walls between the gallery and F&B venue.

HERITAGE COMMENTS

The adaptation of the former Customs and Goods Shed will incorporate contemporary as well as traditional uses. These uses are food and beverage, cultural art museum, Goods Shed museum; storage and back of house facilities, maker space and digital creative space.

1.The proposal allows the former Customs and Goods Shed sufficient space to be appreciated and to be read as a former Customs and Goods Shed.

2.The proposal allows the gable form of the former Goods Shed to be clearly expressed.

3.View lines are being retained to and from the water.

4.The architecture of the new buildings is contemporary and the form and scale does not overtake the Goods Shed form and scale.

5.There is a consistency of form and materiality to the former Goods Shed and this principle of consistency is applied to the form and materiality of the new buildings.

6.Support the interpretation of the rail alignment into the landscape.

7.The interior design approach with the structure being allowed to be expressed and viewed is supported.

8.New openings are supported that allow for welcoming and easy access into the former Goods Shed.

9.Where opportunities arise to peel back the existing cladding to reveal the structure this will be engaging for the visitor and also provide a focus for people movement and entry into the former Goods Shed.

10.Consider and examine options for openings using the proportions of the original openings. Use the original openings as a reference point (proportions reference) when considering a new opening.

Refer to Annexure F for Heritage Statement by Stephen Carrick Architects

Ground Floor Plan: Good Shed “Building in the Round”

Massing Visual: Goods Shed + new connection to James Street

9. Proposed Materiality

9.1 Materiality

We understand that it is important for Indigenous community to be able to experience nature as it changes over time within the built environment.

“Knowing that Country communicates what it needs to keep the land, water and air healthy means that we, as humans, need to ensure we are listening to those communications.”

The design responds through the use of key materials relevant to the region which change and weather with nature including:

1.Esperance Pink Granite

2.Corten Steel

3.Timber decking and Timber sleepers

The material choices create a protective skin that function and colour reference local unique Esperance Flora & Fauna: Banksia Brownii and large jewel beetle. Considered use of glass also encourages connection to the water while ensuring transparency and views are capitalised.

Connection with Nature

Weathered Timber Weathered Metal

Esperance Pink Granite

Rough Concrete

10. Landscape Design

10.1 External Spaces & Uses

Using landscape to creative excting and defined exterior spaces

BACKGROUND

The Landscape Architecture supports the development of the Cultural and Tourism Hub that celebrates the regions rich natural and cultural heritage, seamlessly embedded within the Esperance Central Business District.

The landscaped Precinct encompasses a landmark facility to accommodate a Library, Museum, Volunteer Centre, Tourist Information Centre, and Goods Shed Redevelopment. Welcoming, universally accessible, and inclusive public spaces accommodating passive and active recreation, including performance spaces, are supported by environmentally sensitive landscape design that preserves and interprets heritage and enhances visitor experiences.

DESIGN PHILOSOPHY

The Precinct celebrates everything Esperance, including the natural environment, its coastal holiday feel and its rich heritage and culture.

The Precinct builds on established community spirit, ensuring all locals feel at home and visitors feel welcome. Community is an essential part of what makes Esperance unique and its support adds tangible value to the James Street Cultural Precinct.

Major themes to support the landscape philosophy include:

•a taste of Esperance;

•a home for all;

•a culture club;

•a holiday pace; and

•a coastal life.

DESIGN CUES

The local environment provides strong design cues for the project. The natural raw beauty and vibrant colour palette of the region, the majestic Norfolk pines on site, expansive ocean views, the sounds of gulls, the salty air, and the relaxed and low key feel of the town come together to set a relaxed, coastal holiday feel, pace, and aesthetic. These characteristics are emphasised with places to linger, gather, explore and reflect.

IMPLEMENTATION STRATEGIES

The Precincts community feel and enhanced sense of place is achieved through the provision of safe, sheltered, comfortable, and engaging places to gather, tell stories and interact through both day and night attractions, and provides reasons to revisit on multiple occasions. Multiuse spaces provided in the masterplan include:

•Central community gathering and events space with covered stage;

•Enhanced Goods Shed entry forecourt suitable for display and interpretation opportunities;

•Alfresco area adjacent café;

•Library forecourt;

•Yarning circle precinct;

•Outdoor, enclosed children’s playground;

•Visitor parking and separate bus and coach set down; and

•Strong pedestrian links, including to the foreshore. The precincts multiuse spaces are supported by safe, universal, and functional pedestrian and vehicular movement systems and strategies.

11. Heritage Interpretation Plan

11.1 Heritage Interpretation

Interpretation means the way the story of a place is told, especially the aspects of a place’s story that show how it is considered to have cultural heritage significance.

CURRENT SITE

The subject site, known as the James Street Precinct encapsulates Museum Park, bounded by Dempster Street, Kemp Street, Langham Lane and James Street. The site currently has a variety of uses including the Goods Shed Museum, amphitheatre, public open space, tourism centre and retail outlets.

CULTURAL HERITAGE SIGNIFICANCE

The Local Heritage Survey identifies the Customs & Goods Shed (fmr) as of Exceptional Significance. The Management Category states:

• Essential to the heritage of the locality.

• Rare or outstanding example.

• Desired Management Outcome: Include in Heritage List. The place should be retained and conserved.

• Any alterations or extensions should reinforce the significance of the place, and be in accordance with a Conservation Plan (if one exists for the place). The place is not included on the State Register of Heritage Places.

CONSERVATION MANAGEMENT PLAN

A Conservation Plan was prepared in 2002 by Ronald Bodycoat, Architect. The Executive Summary of the Plan advises that: This large industrial building is constructed in progressive segments to form four rectangular and abutting buildings in framed construction with lightweight sheeting to roofs and exterior walls, with trussed timber roof framing exposed inside the building and a jarrah boarded floor in part. Esperance Museum is assessed to be of considerable cultural heritage significance as a rare and representative railway goods shed and bonded store/customs shed dating from the 1890s and later, set in a landscaped parkland. The social history value of the site is important and provides a sense of place for the local Esperance farming community and a facility to house the extensive archives and artefacts, which constitutes the Esperance Museum collection.

STATEMENT OF SIGNIFICANCE

The Local Heritage Survey identifies the place as being

significant for the following reasons:

• The combined buildings remain today as one of the very few original turn of the century buildings remaining in Esperance and reflect greatly the architecture of the period.

• Many old local residents who patronised the goods shed/ ticket office during the days of steam and diesel train travel wish to see this fond memory perpetuated.

The Conservation Plan identifies the place as being significant for the following reasons:

• the place is a rare, surviving example of an industrial building set in an open site and originally developed for use in conjunction with the port of Esperance as a railway goods shed, bond store and customs shed, constructed in the Federation Warehouse style on a landmark site in the townsite of Esperance;

• the place is historically important for its origins as a railway goods shed, bond store and customs shed associated with the development of the port and townsite of Esperance and servicing the region north to Norseman;

• the place is important as an industrial building adapted for use as a Museum housing a significant collection of artefacts some of which related directly to former uses of the building and site; the place reinforces the community’s sense of place;

• the place is a representative example of late nineteenth century warehouse buildings serviced by a railway system and important for its potential to yield information about the cultural history of the town and the building methods of the time of its construction;

• the Museum collection housed in the building is important for its value to the local community; some items of the collection are important for their interpretative value in association with former uses of the building.

COMMENTS

The adaptation of the former Customs and Goods Shed will incorporate contemporary as well as traditional uses. These uses are food and beverage, cultural art museum, Goods Shed museum; storage and back of house facilities, maker space and digital creative space.

1. The proposal allows the former Customs and Goods Shed sufficient space to be appreciated and to be read as a former Customs and Goods Shed.

2. The proposal allows the gable form of the former Goods Shed to be clearly expressed.

3. View lines are being retained to and from the water.

4. The architecture of the new buildings is contemporary and the form and scale does not overtake the Goods Shed form and scale.

5. There is a consistency of form and materiality to the former Goods Shed and this principle of consistency is applied to the form and materiality of the new buildings.

6. Support the interpretation of the rail alignment into the landscape.

7. The interior design approach with the structure being allowed to be expressed and viewed is supported.

8. New openings are supported that allow for welcoming and easy access into the former Goods Shed.

9. Where opportunities arise to peel back the existing cladding to reveal the structure this will be engaging for the visitor and also provide a focus for people movement and entry into the former Goods Shed.

10. Consider and examine options for openings using the proportions of the original openings. Use the original openings as a reference point (proportions reference) when considering a new opening.

HERITAGE INTERPRETATION

The interpretation of a place of assessed cultural heritage significance involves the way in which the significance is conveyed to the users of the place, including visitors.

Interpretative material may include furniture, colour schemes, lighting, light fittings, signs, plaques, displays and other materials as means of explaining the history or reflecting the era of significance of the place.

Interpretative material is used to integrate the story of the history of the place with an ongoing practical use.

The detailed design concept proposal allows for the development of heritage interpretation of the former Customs and Goods Shed through consideration of the following means:

• The retention and conservation of the former Customs and Goods Shed

• Public access to the place

• Ability for the building to be viewed in the round as much as feasible

• The building fabric of the place being expressed, in part, and not covered up

• The form and volume of the interior to be expressed

• The imperfections and past changes to the place to remain and to be viewed

• The new work to be clearly visible as new work to distinguish from the existing structure

• Interpretation of the former uses. This can be within the building or expressed within the adjacent landscape.

• Some interpretation does not need to be literal. For example, the former alignment of rail can be interpreted through markers; planting or colour.

• Public art is an engaging technique to attract the focus of visitors

• Retention of former signage will assist with providing the past context for visitors

• Signage & walking tours

• Murals and large scale photographic images create an atmosphere that engages the visitor

It should be noted that not all interpretive techniques need to be engaged to ensure a successful interpretive outcome. The use of a few techniques is better than using numerous techniques as this can become over powering for the visitor.

It is recommended that a Heritage Interpretation Plan is developed to consider all options and to recommend an overall interpretive strategy.

Refer to Annexure F for full Heritage Response Concept Design by Stephen Carrick Architects

12. Traffic Management Summary

12.1 Parking, Traffic & Pedestrian Plan

Ensuring the proposed development does not adversly affect the Esperance Town Centre and surrounding community

OVERVIEW

This Transport Impact Statement (TIS) has been prepared by Transcore on behalf of Christou Design Group with regard to the proposed James Street Cultural Precinct development to be located 68 Dempster Street in Esperance, Shire of Esperance.

The development proposal contemplates creation of a new Cultural Precinct at the location of the existing Esperance Historic Village Museum site. Once fully developed, the precinct will accommodate a museum and arts/library complex with tourist info centre, gift shops, workshops, study lounges, event space, function rooms and café/refreshment areas.

As part of the development proposal an additional 81 parking bays (in Stage 4) will be provided in the immediate vicinity of the site to meet the anticipated parking demand for the precinct. Additional pedestrian paths and bike parking will be also incorporated in the proposed scheme to facilitate external pedestrian and cyclist connectivity.

It is estimated that the proposed precinct would generate a total of approximately 1,860 daily vehicle trips with about 39 and 217 trips during the typical weekday AM and PM peak hour period, respectively.

The traffic analysis undertaken in this report shows that the traffic generation of the proposed development would have an adverse impact on the surrounding road network.

Deliveries and waste collection activities will be accommodated from Langham Lane where a designated service bay will be provided for these operations. It is proposed that servicing be conducted outside of peak traffic hours to mitigate impacts on local traffic movements.

No particular transport or safety issues have been identified for the proposed development.

It is concluded that the findings of this Transport Impact Statement are supportive of the proposed development.

ACCESS

Accesses to the proposed cultural precinct will be facilitated from all four fronting roads: James Street, Dempster Street, The Esplanade and Langhame Lane. Multiple access and egress routes to and from the site further demonstrate high level of development integration with the local road network.

A new full-movement crossover on Dempster Street is proposed to facilitate access into the new main car park area from the western side. The main car park is also proposed to be served by secondary access off Langham Lane at the eastern side.

James Street approach provides primarily access to the existing on-street parking bays but also the proposed new bus embayment (drop-off/pickup facility) at the southern end of James Street facilitate organised group transport by coaches and buses.

The Esplanade approach provides indirect access to the precinct via access to existing parking bays which primarily serve the foreshore visitors.

In order to improve the site and car parking accessibility, it is proposed to widen the eastern section of Langham Lane from current 3.5-4.0m width to 6.0m in order to facilitate unrestricted, two-way traffic flow between The Esplanade access and the proposed on-street parking module on Langham Lane. The northern section of Langham Lane is proposed to be retained in its current one-way flow format (3.5m width). It is anticipated that with the future increase in traffic flows to and from the precinct appropriate signage will need to be introduced for Langham Lane to manage traffic flows.

PARKING SUPPLY

There is presently a number of available public parking bays in the immediate vicinity of the subject site. However, in order to address the anticipated parking demand associated with the proposed culture precinct, the existing car parking will require significant increase in existing capacity.

As part of the development proposal, modification of some of the existing car parking along James Street and The Esplanade will be required to accommodate the proposed bus embayment and the proposed pedestrian walkway between the foreshore and the precinct. However, with the introduction of new parking facilities off Dempster Street and Langham Lane the overall car parking supply in the immediate vicinity of the precinct will increase significantly.

The table below shows detailed comparison of the existing parking situation and the post-development parking scenario. It should be noted that the existing scenario includes only the available parking bays that are serving the subject site hence the existing parking on Dempster Street, associated with the TransWA bus stop, are not included in the inventory calculations.

LOCATIONEXISTINGBAYSPROPOSEDBAYS

James Street (E verge)3221

The Esplanade (S verge)1915

Langham Lane024

New Precinct Car Park072

Total Parking Numbers51132

Accordingly, the development proposal is expected to yield additional 81 parking bays for the subject precinct. All of the proposed new parking bays will be located in immediate vicinity and be directly accessible via proposed new path system.

PROVISION FOR SERVICE VEHICLES

Based on preliminary discussions with the project team, a suitable location for the provision of a service bay was identified off Langham Lane.

TRAFFIC FLOW

Based on the general location of the subject site, spatial distribution of residential areas and the likely arrival/departure routes to and from the site via local road network, the precinct’s traffic distribution adopted for this analysis is as follows:

• 60% to/from the general north/northeast direction;

• 30% to/from the general south/southwest direction; and,

• 10% to/from the general west direction.

The diagram below illustrates trip generation and traffic distribution over the local road network for the proposed precinct.

The proposed location is considered to be appropriate from the operational point of view as ensures easy access and minimal conflict with visitor traffic flows. Furthermore, the service vehicle would only ever need to move in the forward direction.

It is proposed that servicing be conducted outside of peak traffic hours to mitigate impacts on local traffic movements.

HOURS OF OPERATION

The proposed development is of a commercial and cultural character. The core operating hours of the library, museum, visitor centre, gallery and maker spaces will be between 8:00AM and 6:00PM Monday to Friday and likely the same on weekends. The function centre and food and beverage tenancies will likely operate until later in the evening, dependent on time of year and patronage. The outdoor event spaces will also operate late into the evenings during planned events during the year. Major events will mainly occur on weekends and during public holidays.

TRIP GENERATION

It is estimated that the proposed cultural precinct would generate a total of approximately 1,860 daily vehicle trips with about 39 and 217 trips during the typical weekday AM and PM peak hour period, respectively. These trips include both inbound and outbound vehicle movements.

It is important to note that the proposed development replaces the existing museum development currently situated at the subject site, which is a traffic generator its own right, thereby resulting in lower overall net traffic impact of the proposal.

PUBLIC TRANSPORT ACCESS

Immediately adjacent to the subject site and accessed off Dempster Street is a TransWA bus station with a small station building and shelters. At present, TransWA operates two regular services connecting Esperance to Perth and Kalgoorlie. No other public transport services are available in the vicinity of the subject site.

PEDESTRIAN & CYCLIST ACCESS

Pedestrian access to the subject site is via the existing extensive and interconnected footpath network within this locality, which comprises wide paths along all fronting roads including the adjacent foreshore. Pedestrian crossing facilities, including drop kerbs, are available at all adjacent intersections. No specific cyclist facilities are in place along adjacent roads apart from the on-street cycling lanes along the short section of Dempster Street between James Street and Kemp Street. However, the surrounding road network comprising wide streets, low speed environment and low traffic volume may be conducive to a “good road riding environment”. This, coupled with the existing system of wide recreational paths along the Esperance foreshore enables access to the site for cyclists.

Refer to Annexure D for full Traffic Impact Statement by Transcore

Civil Engineering Summary

13.1 Civil Engineering Report

Developing

INTRODUCTION

The civil engineering report outlines the capacity of existing water and sewer utilities to service the development. The services under assessment are:

•Water and Sewer Reticulation (Water Corporation WA)

•Drainage (Shire of Esperance)

In addition to a utility service capacity assessment, the report also covers geology and preliminary earthworks advice for the development.

GEOLOGY

Pritchard Francis have assessed the 1:50,000 Geological series information. The mapping in Figure 1 indicates that the site is likely to consists of:

•‘Qpt’ – Eolian Calcarenite and overlying residual quartz sand

HISTORICAL SITE USE - BACKGROUND

Reviewing the historical aerial imagery (refer to Figure 2 & Figure 3) for the site, there was previously a Rail Yard on the site (1964 ~ 1973). The existing lakes on site are understood to be artificial and circa December 1981 (refer to Figure 4) have been dug out and plastic lined, and we understand they are continually monitored and charged. Landscaping was also introduced across the site historically to reduce hardstand areas.

DESIGN PHILOSOPHY

The below headings summarise the proposed civil design methodology for James Street Cultural Precinct. A schematic design sketch has also been provided within Appendix One of the Civil Engineering Report.

STORMWATER

Water Sensitive Urban Design (WSUD) principles will be incorporated into the stormwater management system for the development. This will include the detention of stormwater in both swales and soakwells within the site to reduce the peak runoff from the development in accordance with the Shire of Esperance design requirements.

Soakwells will ideally be located outside of pedestrian footpaths and where clearance to the groundwater can be achieved. Stormwater will be conveyed to the soakwell locations via the drainage swales.

For peak stormwater events greater than that stipulated by the Shire of Esperance, overland flow paths will be provided which will convey flows towards roads. This will ensure buildings are unaffected by large storm events.

Pritchard Francis have noted that The Shire of Esperance has a stormwater drainage system within the road network and this proposed site is not currently linked to Council’s underground stormwater as per Figure 6.

During construction, the Contractor will be responsible for all shoring and protection of other services or structures. The use of trench boxes or alternative shoring methods may be required. For the proposed development, a detailed stormwater management plan should be developed for this development to meet Shire of Esperance requirements.

EARTHWORKS

The proposed James Street Cultural Precinct will require an efficient civil design minimising infrastructure, development costs, disruptions to the surrounding neighbourhood and functionality of the site where possible during the construction.

To assist achieving this outcome, Pritchard Francis can prepare a design which requires minimal bulk earthworks to protect the structures from flooding, whilst ensuring overland flow paths are directed appropriately. Bulk earthworks will be undertaken on the site to satisfy the grading requirements of the footpaths to Australian Standards.

The levels surrounding the proposed buildings to blend in smoothly with the finished floor level, and subsequently grade out evenly towards the existing surrounds to create a relatively flat and pedestrian friendly environment.

Based on aerial photo provided in Figure 7, we believe the levels around the lake and Sound Shell can be reworked to minimise import fill and provide overland flow towards Council drainage system.

A feature survey will be required to confirm levels and a geotechnical investigation undertaken to confirm use of material available on site for use.

PAVEMENT DESIGN

The proposed carpark layouts will be documented in accordance with those provided by the project architect and approved by the traffic consultant.

Where the works are proposed to tie into the existing carparks, the proposed works will be designed to tie-in smoothly to avoid any level differences and to ensure that there are no adverse effects to the existing drainage for the site or impact to the public.

Pavement gradients will be to a maximum fall of 1:40 where possible, which is noted to be half as steep as that allowed under AS2890.1 – 2004. A geotechnical investigation is recommended to provide a pavement design for the carpark.

logical and cost effective solutions by analysising the sites previous uses to create a fully accessible site strategy

Figure

Geology Mapping Series – Esperance

Figure 2: Site Aerial Photo - February 1973

Figure 3: Site Aerial Photo - December 1973

Figure 4: Site Aerial Photo - March 2020

Structural Engineering Summary

14.1 Structural Engineering Report

Creating a logical and durable structural solution that works for the remote location of Esperance whilst respecting the existing Goods Shed.

INTRODUCTION

Pritchard Francis has been engaged by Christou as the Structural Engineering Consultants for the James Street Cultural Precinct project in Esperance. A schematic development report is detailed below for the Structural component of this project.

The project consists of the following major structures that will be commented on in this report:

• New 2-storey Library and Museum Building with Ground Level Café and First Floor Bar and Terrace (Stage 1);

• Covered Link connecting existing buildings through new building, across The Esplanade to the foreshore (Stage 1);

• Museum Extension to New Building (Stage 2);

• Stage / Pavilion in new Community Square (Stage 2);

• Repurposed existing Museum Building for F&B tenancies with Back-of-House (BOH) support (Stage 3 & 4).

IMPORTANCE LEVEL

For structural design purposes, the facilities are considered to be of Importance Level 2 in accordance with the Building Code of Australia, Table B1.2a.

In accordance with this classification, wind loads will be calculated for an annual probability of exceedance of 1:500. Earthquake loads will be determined for an annual probability of exceedance of 1:500.

DURABILITY

As the site is within 1km of the coastline, the building is considered to be in a coastal zone. Careful attention to the structural design for durability is required and will be provided in accordance with the relevant material codes and standards. Achieving adequate durability of the structure will improve its efficient performance, minimise maintenance requirements and improve the sustainability of the project.

Concrete

the building, in conjunction with concrete shear walls as required for lateral stability under earthquake and wind design loading.

Concrete element in contact with ground and protected by damp proof membrane (assume non-aggressive soil and below the water table)

Given the coastal nature of the project and the high-spec finishes that are indicated (especially with the façade elements), we’d recommend engaging a corrosion protection specialist in future design stages.

STRUCTURAL ELEMENTS

The attached Concept Drawings in Annexure H show a range of comments regarding the structural design, which are summarised herein.

LIBRARY BUILDING

The new Library Building shown is a 2-storey building to be located on the eastern edge of the site, with frontage along The Esplanade.

• Concrete columns and walls shown supporting the firstfloor slab. The slab thickness has been shown typically at ~250mm thick on a ~7m grid.

• Blockwork cores should be possible given the height of

• The first-floor slab is understood to need to remain column-free underneath the Terrace at the southern end of the building. Thickening the slab or introducing beams to achieve this cantilever may be required, however we also note that the façade trusses could be designed as slab-supporting to span back to the slab where column support is provided.

• The façade has been indicated as dynamic in some areas, and given it is likely to require a complex solution to achieve this we’d recommend engaging with a Façade Engineer in future stages.

• The roof is expected to consist of typical steelwork construction techniques, with an allowance for solar panels to be mounted in the design.

MUSEUM EXTENSION

• The extension to the north of the Library Building will likely consist of a steelwork framed structure, which could be separated from the Library Building and work as a series of portal frames that sway under lateral loads. Alternatively, it could be tied laterally to the existing building, making connection detailing (i.e. flashing) simpler. The Library Building will just need to be designed to be future-proofed for the additional lateral load from the extension when it is constructed.

EXISTING MUSEUM BUILDING (THE GOODS SHED)

• There are some critical structural risks to this part of the project around the proposed change of use of the existing Museum Building, that will need to be addressed in future stages.

• Where there is a change in use, the structure typically needs to be compliant to current codes irrespective of changes in loads, openings, etc. This decision needs to be made by the Building Surveyor and, especially for older buildings such

as the existing Museum and Goods Shed Buildings, they would be highly likely to not be compliant and require a thorough investigation (including footings, material strength and conditions, etc) and structural analysis, along with likely strengthening works. This would come at a significant cost to the project that should be considered.

• There is some guidance in the Queensland Building Act regarding certification of existing buildings which can help guide Building Surveyors, but there is no equivalent guidance in WA. Some of the works to the existing Museum Building will be critical to occur regardless, such as the repair of the remainder of the existing column bases as comments in the site report attached to this report in Appendix Two, but assessing the full structure and certifying to the new code would be a significant undertaking that should be considered.

Refer to Annexure H for full Structural Design Report prepared by PFE

15. Sustainable Design

15.1 Sustainability Strategy Initiatives

Identify the sustainability opportunities and constraints and establish an overarching Sustainability Strategy for the Precinct.

OVERVIEW

The sustainability objectives have been considered supporting the Shire of Esperance’s Sustainability commitment, while also responding to the Shire’s Climate Change Declaration.

The key sustainability initiatives recommended have been presented grouped under the Shire’s of Esperance main objectives:

RENEWABLE ENERGY

• Maximize solar PV systems coverage across all roofs.

• 100% of the building’s electricity comes from renewable electricity (on-site and off-site renewable).

• No fossil fuel on site for building services

• Zero carbon action plan

ENERGY EFFICIENCY

• All buildings to target 20% lower energy consumption.

SUSTAINABLE TRANSPORT

• Accessible, inclusive, safe and protected changing facilities, showers and lockers for staff.

• Bicycle parking facilities for staff and visitors

• Electric vehicles chargers and future infrastructure planning

COLLECTIVE GOALS

• Indoor Environmental Quality

- Improved air quality

- High quality lighting design

- Acoustic comfort strategy

- Healthy and responsible materials

• Climate Change Resilience

- Climate change risk and adaptation assessment plan

- Reduction of environmental pollution impacts

• Design for Inclusion

- The precinct and buildings are designed and constructed to be inclusive to a diverse range of people with different needs.

• Safe Places

- Visibility

- Design for safety

Due to the early nature of the project, further detailed assessment and ongoing coordination is expected to occur including potential changes to strategies or initiatives. It is recommended to consider pursuing a 4-star Green Star Building V1 certification as the desired sustainability outcome for the following stages of the project.

SHIRE OF ESPERANCE SUSTAINABILITY OBJECTIVES

The Shire of Esperance is committed to setting up efficient, effective, economical, and sustainable procedures and considering the environmental and social impacts when purchasing goods and services. The sustainability objectives for this project have been presented to align with this commitment, while also responding to the Shire’s Climate Change Declaration.

Within the Declaration, a summary of the five pledges adopted as part of the commitment are as follows:

1. Renewable Energy – install renewable energy;

2. Energy Efficiency – Adopt best practice energy efficiency measures;

3. Sustainable Transport – Greenhouse gas emissions requirements are met for all council fleet, EVs are encouraged;

4. Sustainable Transport – Cycle lanes and EOT facilities;

5. Collective goals – practices of contractors and financiers align with all the above.

GREEN STAR OVERVIEW

The Green Star set of ratings tools have been compiled by the Green Building Council of Australia to assess the level of environmentally sustainable design that may be incorporated into a building. Green Star Buildings is a rating tool developed to rate the design and construction of any building.

Under the Buildings V1, the following ratings can be achieved:

• 15 points = 4 Star rating (“Australian Best Practice”)

• 16-35 points = 5 Star rating (“Australian Excellence”)

• Above 35 points = 6 Star rating (“World Leadership”)

For a certified rating the points require a buffer of 10% above the minimum points may be lost during construction or during the GBCA assessment process.

GREEN STAR CERTIFICATION PROCESS

The Green Star Buildings rating tool awards only one type of certification - Green Star Certified - with three levels of recognition (4 Star, 5 Star, and 6 Star). A Green Star Designed assessment is available for marketing purposes. A formal certification will carry additional cost for registration and consultancies fees.

GREEN STAR PERFORMANCE

A high-level feasibility study was undertaken for the project. The objective of the feasibility study was to determine the most appropriate rating to target.

The total number of points available for each of the categories in the Green Star Building V1 tool is:

Previous Design Options

16.1 Comparing Four Alternatives

Balancing estimated costs whilst ensuring the Shire of Esperance’s project visions were met

Over the course of the business case design process multiple options were developed. All of them explored different scenarios that looked at costs, ultilisation of the existing Goods Shed and meeting the desires and overarching vision the Shire had set to the James Street Cultural Precinct.

OPTION 1

This option met all of the councils requirements of a new stand alone building that housed the key functions for the precinct. It resulted in the Goods Shed being left for future Food and beverage tenancies, and arts / gallery spaces that also contained makers and creative spaces. The scheme was very well received by the Shire, however due to the size of the buildings, current market factors and escalation, the total project budget was too great.

OPTION 1a (selected scheme)

This option is an evolution of Option 1 that still meets the Shires visions and aspirations but achieves the targeted budgets by focusing on staging and reduced built areas for stage 1.

OPTION 2

This option looked at the new building be significantly smaller and pushing more of the major functions within the Goods Shed. Within the goods shed would be the library, retention of the museum and the creative spaces. All of which were linked via a new shared internal street connecting to the new cafe, visitors centre and function rooms of the new building. Whilst most of the program was met, it came at the expense of the gallery spaces and the F&B tenancy. This was not favored as not only would those spaces be a future source of rental income, it was a critical part of public activation for the precinct.

OPTION 3

Similar to option 2, this option also relied on the Goods Shed due to a reduced new building area. However the new building would house a single level library with a bar area on the first floor. A shared internal street would also double as a gallery space that connected to the goods shed containing the function room, arts / gallery space and museum. Whilst this was the cheapest option, like option 2 it lacked a F&B tenancy and was the most difficult to stage.

Refer to Annexure I for the previous design options considered

OPTION

OPTION