Canning City Centre Structure Plan Summary

Transcription

CANNING
STRUCTURE PLAN
CITY CENTRE S U M M A R Y R E P O R T
TY
INTRODUCTION
This Structure Plan has been commissioned by the City of Canning to guide the strategic development
of the Canning City Centre as a Strategic Metropolitan Regional Centre under State Planning Policy 4.2 Activity Centres for Perth and Peel.
The Canning City Centre, (referred to as the Cannington Strategic Metropolitan Centre in State Planning
Policy 4.2) is identified as a ‘Major Growth Area by 2031’, with the Cannington Train Station being a major
transit orientated development location.
The purpose of the structure plan is to set a framework which facilitates the future development of Canning
City Centre. In response to this objective, the document has been generated to determine a capacity of
development. The preliminary calculations which form the basis of this capacity may be subject to more
detailed studies if required. This plan is a strategic document, informed by the economic realities and
opportunities at Canning and shaped by the character and sensitivities of the place. Figure 1 illustrates the
geographical context of the Canning City Centre, highlighting the strategic importance of this centre in the
South East Corridor of the Perth Metropolitan area.
The Structure Plan Summary Report provides the community, land owners, developers, and State and Local
Government with a clear direction on where growth will occur in a concise and easy to read manner. It is
recommended that reference be made to the Structure Plan document for more detailed and technical
investigations.
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Introduction
Canning City Centre Vision
How will this Structure Plan be applied?
1. Context
Regional Context
Local Context
2. Population and Dwelling Targets
Residential Drivers
Potential Market Segments
Land Capacity
Minimum Intensity Requirements
3. Movement
Access and Movement Plan
4. Resource Conservation
Water and Environment
Conservation and Wetland Areas
Sustainability of the Built Form
Cultural Heritage
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5. Structure Plan
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The Boundary
Defining the Core and Frame
Spatial Framework
Spatial Relationships
Land Uses
6. Urban Form
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Intensity
Activation
Urban Structure
Open Space Framework
7. Precincts
8. Implementation
Canning City Centre
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Structure Plan Summary Report
CONTENTS
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CANNING CITY CENTRE VISION
Canning City Centre
PROJECT SCOPE
Canning City Centre, as a Strategic Metropolitan Centre, is not a vibrant,
attractive or user-friendly place. It is a car-dominated environment with most
activities located in the Westfield Carousel Shopping Centre and bulky goods
retail premises along Albany Highway. High quality urban development is
lacking and large parcels of underdeveloped land, mostly near the train station
contribute to its lack of intensity, diversity and place identity.
The Structure Plan is an integral part of an Urban Regeneration Strategy. It
demonstrates an integrated and multidisciplinary approach to regenerate the
Canning City Centre and realise its potential to become the new energy of the
south east corridor and a Strategic Metropolitan Centre in Perth.
The focus is to create a city centre that is vibrant and offers a range of
activities and options to its users, who may come from areas beyond the local
government area.
The Structure Plan provides the framework to deliver thriving city centre with
the potential to accommodate approximately 24,400 residents in 11,950
new dwellings and 10,472 workers in 140,000sqm of new commercial
and retail space.
CANNING CITY CENTRE 2031
Canning City Centre
332.5 hectares
Floor Space:
57.53 hectares
No. of Dwellings
11950 dwellings
Density Target
45 dwl/ha
Population
24,400 people
Employment Quantity
10,472 jobs
Employment Quality Target
16% of total employment
Area of Public Plazas, Parks & Public Gardens
14.3 hectares
Area of Playing Fields
9.9 hectares
Area of Native Parklands/Reserves
5.5 hectares
Area of Conservation Woodlands & Riparian Zone
30.5 hectares
CANNING CIT Y CENTRE URBAN REGENERATION STRATEGY
DOCUMENT HIERARCHY
“Colours of Canning”
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Working together with community, private sector and government partners, our
aim is to revitalise Canning City Centre under a shared vision and place values:
Connected – Canning City Centre will be a connected place that celebrates
its heritage as a commercial hub focussed on trade, movement, the river and
people. It will be a place that puts people first, including residents, businesses
and visitors
through, with fresh, green and open meeting places and spaces, a revitalised
train station and pedestrian and cycle ways that connect to the river
Resilient – We will create a place that inspires people to take another look by
delivering resilient and innovative design. We will focus on our buildings, their
landscape setting, and visibly improve our public spaces and underutilised areas
Canning City Centre
A re-energised city centre with a community
heart that is connected, accessible, vital and
resilient.
Accessible – We will create a welcoming place, easy to get to and move
Canning City Centre Vision was developed in response to community and
Council expectations, and based on the socio economic and commercial
profile of the City Centre.
Vital – Actively demonstrating Canning City Centre’s vital position as the
south east’s primary retail, business and investment destination, we will build a
positive investment climate through a strong vision, commercial leadership and
credible partnerships that create a shared platform for growth
Re-energised – We will be a place that is safe, fun and leisure orientated –
day and night, from the Greyhounds to the Cinemas; the river to cafés; from
Carousel to Coker Park, through to our people and places
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Canning City Centre
HOW WILL THIS STRUCTURE PLAN BE APPLIED?
The structure plan is comprised of the:
• Statutory Framework Section (Part One);
• Explanatory Section (Part Two); and
• Supporting Technical Reports.
Part One of the Structure Plan provides the framework of how this plan will be
empowered and used, including setting out the requirements for future more
detailed planning, in terms of precinct and detailed area plans.
Part Two of the Structure Plan justifies and sets out the intended pattern of
development by providing a rationale, which provides the basis for the spatial
pattern that establishes the urban design framework within the structure plan
area. Development shall be guided by that design intent, and a planning
authority determining an application for development approval within the
structure plan area shall have due regard to the design intent indicated in Part
Two.
Part Two of the Structure Plan provides direction as a statutory planning tool
on development control matters such as intensity of development, urban form,
density, building height and preferred land uses. It establishes a framework
of precincts and within each of these precincts provides clear guidance on
these development control matters. It is however, envisioned that further
detailed planning will involve the preparation and adoption of precinct plans,
detailed area plans and detailed design guidelines to enhance the framework
of development control in the City Centre.
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There are a range of supporting technical reports which have provided the
supportive information that has guided the development of the structure
plan. These documents include:
• Canning City Centre CCAP Precinct Analysis Sustainability Report
• Canning City Centre Economic Development Strategy
• Canning City Centre Local Water Management Strategy
• Canning City Centre Movement Strategy
• Canning City Centre Place Activation Strategy
• Canning City Centre Public Realm Style Guide
Directions 2031 establishes a hierarchy of urban centres, based on general
commercial activity. Perth CBD is the main centre followed by Primary,
Strategic Metropolitan, Secondary, District, Neighbourhood and Local Centres.
Cannington is noted as a Strategic Metropolitan Centre, which is essentially
the second tier of Activity Centres. The Strategic Metropolitan centres are
promoted to be multi-purpose with diversity to support the community within
their broad catchment.
Directions 2031 highlights Canning City Centre’s importance at a strategic
level. Its location on a transportation route, its proximity to the airport, a
tertiary education hub and a strategic industrial centre indicate Cannington’s
importance as a networked location.
The Central Metropolitan Perth Sub-Regional Strategy set a draft housing
target of 9,000 additional dwellings by 2031 for the City of Canning as a
whole. The Cannington Strategic Metropolitan Centre is identified as a ‘Major
Growth Area (yield 1,000 dwellings or greater) by 2031’ with the Cannington
Train Station being a major Transit Orientated Development site. The Central
Sub Regional Strategy indicates an infill dwelling target of an estimated 1,700
dwelling yield by 2031 within the activity centre to meet future housing needs.
Canning City Centre
Directions 2031 and Beyond (August 2010) is a high-level spatial framework and
strategic plan that establishes a vision for future growth of the metropolitan
Perth and Peel region. It sets out figures for population growth and infill
targets to be achieved by 2031.
REGIONAL CONTEXT
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1. CONTEXT
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Canning City Centre
LOCAL CONTEXT
Westfield Carousel Shopping Centre dominates development and activity in
the city centre. Built in 1972 and extensively refurbished and expanded in the
1990s to approximately 80,000sqm of floor space, it is Perth Metropolitan
Area’s largest shopping complex and by far the largest shopping destination in
the South-East metropolitan corridor. It has a significant main trade area that
extends beyond the boundaries of the City of Canning, and the dominance
of this use therefore also defines the main trade area of the City Centre. Data
provided by Westfield suggest that the Carousel currently attracts more than
10 million visitations per year to the centre.
Land uses along Albany Highway consist mainly of large format retail, bulky
goods and car yards where business enjoys exposure to high traffic volumes.
The buildings are mostly set back from the street and are surrounded by car
parks. This development pattern has a negative impact on the connectivity of
uses and pedestrian amenity and achieves little street activation.
Away from Albany Highway and the outer areas of the City Centre land use is
more diverse. Here land is used for health services, residential, commercial and
recreational proposes. These developments remain as isolated developments
at a low building scale and land use intensity - Cannington Leisureplex and
the four storey office development along Sevenoaks Street is the only other
significant landmark in the City Centre.
Housing currently occupies approximately 15% of the total land uses. The
vast majority of residences in this City Centre area are detached single storey
houses mainly under a R17.5/40 split coding. Although there are some group
housing developments scattered throughout the area and some low rise
mixed use development along Cecil Avenue, the City Centre achieves a low
gross residential density of 4.6 units per hectare compared to current targets
of up to 45 units per hectare.
Aerial View over Westfield Carousel 1972 looking north-west
Figure 1. Canning City Centre Context
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Aerial View of Canning City Centre 2011
Whilst retail is one of the most significant land uses in the centre, underutilised
and vacant land consumes a significant amount of the landscape and accounts
for approximately 23% of the city centre area. It is estimated that there is more
than 15ha of vacant land (mostly government owned) within 800m of the
Cannington railway station, offering substantial opportunity to intensify land
use. Most of the vacant land in the area is not landscaped or maintained and
detracts from the amenity of the area. The City Centre landscape is dominated
by land dedicated for the use of motor vehicles. Research conducted by
the Urban Design Centre suggests that land designated for transportation
(including car-parks, sidewalks, rights of way, railway easements, loading
docks and other hard paved areas) within the City Centre exceeds 37% of the
site area. This is a significant percentage of the site especially given that a
large proportion of the total subject site is vacant.
Canning City Centre
The Western Power transmission site to the east of the Carousel Shopping
Centre consumes a significant amount of land. The structures associated
with this facility have a negative impact both on amenity and the ability for
surrounding land use to develop a positive streetscape, especially along Grose
Avenue. The transmission lines feeding in and out of this region also impact
on urban form and amenity.
To the north of the Western Power transmission site is an area that has
been identified as a Threatened Ecological Community (TEC). This area is a
seasonable wetland and contains a unique community of plant species, some
of which are endangered. However, this TEC area is not currently maintained
as a city centre asset to add value to the urban context.
The Centre also includes significant recreational and cultural uses, including
Coker Park, Cannington Leisureplex, Canning Agricultural, Horticultural and
Recreational Society, Grey Hounds WA and Civic Centre Park. These activities
are spread throughout the City Centre area. The Canning River Regional Park
forms the southern boundary of the City Centre, Coker Park sport fields and
the athletics track are in the north western sector of the study area and the
Agricultural Society’s land, i.e. Cannington Greyhounds Race Track lies in the
south eastern sector of the City Centre. A new sport and recreation facility has
recently been built at the corner of Sevenoaks and Wharf Streets. This facility
contains some community infrastructure and is poised to become a new hub
in the City Centre.
Research conducted by Curtin University in 2011 concludes that land use
efficiency in the Canning City Centre is 33%. This efficiency has been calculated
on the basis of land occupied by buildings or other active private uses. This
is especially low when compared to other urban areas, i.e. Mt Lawley’s land
use efficiency is estimated to be 64%. The study also concludes that land use
diversity is also low with more than 60% of lots exceeding 1000sqm.
Source: Land Use Performance Study for Cannington Activity Centre
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Canning City Centre
1. ACTIVITY
Economic Maturity Diagram
Canning City Centre is set to become one of the premier activity centres in
the south east of the Perth Central Sub-Region. Currently with a strong retail
focus, the expansion of the centre to include a more diverse range of uses such
as residential, offices, community, healthcare, education and entertainment
will consolidate Canning City Centre’s important position in Perth and Peel’s
activity centres hierarchy. In particular, the incorporation of dwellings within
the core of the activity centre, and the introduction of strategic employment
will transform Canning City Centre into the nerve centre of the City of Canning
and has the potential to be the archetypical high-level activity centre outside
of the Perth CBD.
The economic maturity of a centre is determined by the proportion of high
quality employment located there. At maturity, Canning City Centre should
move from an immature, population-driven centre characterised by low
diversity of retail-focused activity, to a more mature centre characterised by a
diversity of population-driven and strategic activity.
Future Commercial Activity Performance
Intensity
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Diversity
Employment
Accessibility
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2. POPULATION & DWELLING TARGETS
The State’s Directions 2031 policy looks at the additional 1.2 million people
by the year 2031. This is a 70% increase in the population of Perth with
36.8% of this to be located within the Central Metropolitan Area which
Canning City Centre is situated. The policy states that there is to be 1700
new dwellings specifically within Canning City Centre. This results in the
activity centre achieving 9.7 dwellings per gross hectare which does not
effectively change the diversity mix of the centre.
SPP 4.2 requires that there be a minimum of 30 dwellings per gross
hectare and a desirable 45 dwellings per gross hectare when areas such
as Metropolitan Region Scheme Public Purposes, Transport Corridors and
Public Open Space, etc are removed from the calculation of the overall
area of the centre. This results in a dwelling target of between 8,132 and
12,198 dwellings.
Canning City Centre Dwelling Targets
Dwellings
SPP 4.2 Target
12,198
D2031 Target
3,320
There is a significant proportion of dwelling types in the suburbs surrounding
the centre which are designed for the nuclear family, yet an absence of
smaller household configurations exists. The future demographic profile
of Canning City Centre will likely be determined by the house type which
is developed and the market for this will reflect the proximity to Curtin
University and access to the Perth CBD via train. Therefore it is envisaged
that a large proportion of the development within the centre will be geared
towards student accommodation, singles and couples households.
The income levels of the catchment are slightly lower than the Perth
average, therefore development will need to address affordability issues.
In order to establish residential development as a viable proposition to the
market, significant investment will be required in public realm amenity and
provision of entertainment choices to help create Canning City Centre as
an attractive place to live.
Canning City Centre
There are currently 1,530 dwellings within the study area of Canning
City Centre and an approximate population of 4,600. This equates to a
density of 4.6 dwellings per gross hectare. In relation to the ambitions
of the Activity Centres Policy and the potential of the city centre, this is a
significant under development of the city centre. However the availability
of underutilised land suggests that there is scope to rectify this in the
future should minimum development intensity controls be enforced.
RESIDENTIAL DRIVERS
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Canning City Centre
POTENTIAL MARKET SEGMENTS – DWELLING TYPES
There are a range of demographic profiles which will be particularly suited to
the location of the city centre. In particular these are:
Single and Young Couples – good access to the Perth CBD, Bentley Technology
Park, Welshpool and Canning Vale Industrial areas without a premium price
for land;
Empty Nesters – older people who want to age in place and be close to
younger generations of their family who live within the surrounding dormitory
suburbs;
“Fly In Fly Out” (FIFO) workers – good proximity to the airport; and
All development applications will be required to provide the minimum gross
density targets as specified in the below table.
MINIMUM GROSS DENSITY TARGETS
Office Development
The Core
The Frame
Residential Development
Retail Development
0
150
150
N/A
30 or comply with
Residential Design Codes
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Students – good proximity to Curtin University
These demographic profiles trend towards 1 and 2 bedroom households which
can be accommodated in apartment type living arrangements located within
the Core of the city centre. This change in household structure means that the
city centre is likely to have a lower number of occupants per household (in the
order of 1.9) in comparison to surrounding suburbs.
LAND CAPACITY
The structure plan has identified that there is greater capacity of available
and underutilised land within the Canning City Centre than is specified within
Directions 2031.
The approach has been to apply a minimum gross density target of 45
dwellings per gross hectare to the Core and 30 dwellings per gross hectare to
the Residential Frame.
MINIMUM INTENSITY REQUIREMENTS
In order to provide a dwelling target for the structure plan a range of density
targets have been applied considering the Directions 2031, SPP 4.2 and land
capacity calculations. It is the intent of this approach that non-residential
development not be bound to provide dwellings as this would impact on
the ability for developers to deliver new development. However, mixed use
development should be encouraged. The Structure Plan has considered an
ultimate number of dwellings between 12,198 (SPP 4.2 Desired Target) and
8132 (SPP 4.2 Minimum Target) an acceptable outcome.
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Areas within the Core are to be rezoned ‘R-AC 0’ to reflect the removal of
the Residential Design Codes of Western Australia (R-Codes) controls to
achieve minimum intensity standards of development. ‘R-AC 0’ allows for the
development requirement for multiple dwellings within Activity Centres to be
set out within an adopted structure plan or detailed area plan/area specific
plan. Instead minimum density requirements apply to these areas and the
form is to be controlled by form based design guidelines.
R-AC 0 is a residential activity centre coding for development within activity
centres set by the RCodes, this particular code guides the form of the
development for multiple dwellings (apartments).
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3. MOVEMENT
Current Assumed Mode Share
Cycling
2%
Public Transport
10%
Cycling is currently not an attractive transport mode,
primarily due to poor connectivity to surrounding residential
areas. The car-dominated environment with limited
dedicated cycling infrastructure also significantly decreases
the attractiveness of the mode.
Pedestrian access is the poorest of all modes of transport,
predominantly due to an inhospitable pedestrian
environment. Pedestrian movement is limited due to lacking
desire lines and poor amenity.
Private vehicle
88%
Potential Mode Share Target
The Canning City Centre is serviced by the Armadale railway
line. Train services along this line tend to be reliable and
frequent, especially in the busier peak times.
Bus access is good with 19 services passing through or
terminating within the City Centre, at a high frequency of
roughly one bus a minute during peak times and on average
every 5 minutes throughout week days.
Private vehicle
45%
Public Transport
45%
Pedestrian
2%
Cycling
8%
Canning City Centre
Private vehicle access and mobility is of a high standard, to
the extent that it is threatening the future vibrancy of the
area due to increasing levels of congestion.
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Canning City Centre
ACCESS AND MOVEMENT PLAN
PUBLIC TRANSPORT
Cecil Avenue is to be designed to accommodate a Bus Rapid Transit Lane (BRT)
to link the Cannington Station to the Core City Centre Area via Albany Highway
with the proposed route on Manning Road. The design will accommodate the
future conversion of these lanes and associated infrastructure to Light Rail
Transit (LRT).
Intersections will also be configured with limited access to reduce the potential
for congestion. It should be noted that Cecil Avenue will be the highest level
of priority in the Canning City Centre and as such all roads intersecting it will
be delayed regardless of their priority.
There are a number of existing bus stops which provide excellent catchment
across the City Centre. It is proposed that the three existing bus stops along
Cecil Avenue are consolidated into two stops which will serve any BRT/LRT
and bus services.
The main traffic bypass routes around the City Centre include, Wharf Street,
Lake Street and its proposed extension, Bent Street and its proposed extension
linking to Grose Street and Liege Street (previously called Southern Link Road).
This route is allocated to allow a traffic flow alternative to Cecil Avenue for
access of the Canning City Centre and as such will prioritise the movement of
general traffic, other modes may accordingly experience delays intersecting
with this road.
VEHICULAR MOVEMENT
Cecil Avenue will be the focus point of the Canning City Centre. The main
street, Cecil Avenue, will allow general traffic access but priority is given to
other modes, and car access to and from this road will be limited thus creating
an environment difficult to navigate by car in order to discourage cars from
using it.
PEDESTRIAN MOVEMENT
The continuous connectivity of footpaths within the City Centre is an important
factor in ensuring consistent pedestrian amenity. In addition to the continuous
connectivity of footpaths, it will need to be ensured that there is a high level
of legibility. This is intended to be achieved through the appropriate signing
of both infrastructure and destinations.
BICYCLE MOVEMENT
It is proposed that Canning City Centre is developed as an “exemplar” location
for cycling, which will include:
Indicative view of Cecil Avenue
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Improved lighting
•
An additional crossing of Canning River
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Separated bicycle paths along Cecil Avenue
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3.1m shared paths along Lake Street and its extension bypass road
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Extending the existing shared paths along the railway line and river
•
A shared foot / cycle bridge across Albany Highway, linking Cecil Avenue
to Richmond Street and the Canning River area
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4.1m shared paths along all other roads within the City Centre
•
Cycle parking facilities across the City Centre, including within Carousel
Shopping Centre
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The key movement and access goals and implications for the regeneration
of Canning City Centre are:
Achieve a more balanced level access for the various transport modes
Significantly increase the potential mode share of public transport, cycling
and walking by:
• allowing residential infill development in the City Centre to a population
of approximately 25,000 people
Canning City Centre
The Perth Bicycle Network (PBN) routes are signed by a specific set of signs.
Apart from the standard PBN signs, the main destinations within the Canning
City Centre should also be indicated by general wayfinding signs.
KEY MOVEMENT GOALS & IMPLICATIONS
Increased connectivity to the north-east, by improving access at railway
crossings and south-west, by providing additional access across the river,
should also be accompanied by improvements to the legibility of the network.
Signs and markings should be incorporated to a much larger extent to show
cyclists the safest and most convenient route to their intended destination.
• increasing cycling coverage tenfold to 100,000 people by providing
good access through the improvement of connectivity to the southwest of the river and north-east of the railway line
• supporting cycling in the City Centre with proper facilities, infrastructure
and priority
In order to increase the public transport mode share, the level of coverage
will need to be improved significantly along with the appeal of the mode.
Manage vehicle movements through a parking strategy that would reduce
vehicle movements along certain roads to create a City Centre as a people
space.
Proposed Movement Network
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Canning City Centre
4. RESOURCE CONSERVATION
WATER AND ENVIRONMENT
SUSTAINABILITY OF THE BUILT FORM
Through the implementation of the Canning Activity Centre Local Water
Management Strategy (LWMS) the following objectives will be achieved:
• Improved water quality within the stormwater system while maintaining
the flood protection and conveyance capacity of the drainage system
and ecological water requirements of the local wetlands and Canning
River
The sustainability analysis of the Structure Plan was undertaken to explore two
stages of intervention. The assessment incorporated modelling of:
• Demand side strategies
• Deliver an urban water environment that is reflective of the local identity
and celebrates the linkages between the centre and the River through
landscaping, green corridors and the development of urban streams
Compared to a Business as Usual scenario, these demand and supply side
strategies are estimated to achieve:
• 45% reduction in precinct greenhouse gas emissions
• Optimise water use efficiencies including for irrigation and increase water
reuse
• Achieve water sensitive landscapes which incorporate water quality
management and reflect the WA climate
Key opportunities for redevelopment include:
• Commercial development associated with the Cecil Avenue core and
Westfield Carousel including creation of urban streams
• Creation of landmark parklands and other public open spaces
• Supply side strategies
• 49% reduction peak electricity demand
• 35% reduction in total water consumption
Compared to an average resident in the Perth Metropolitan Area, a resident
living in the Structure Plan area is estimated to:
• Emit 35% less greenhouse gas emissions
• Consume 63% less potable water
• Drive 21% less kilometres
• Spend 12% less on energy, water and transport operating costs
It is recommended that where Local Development Plans are prepared to
guide subdivision, they are supported by an Urban Water Management Plan
that provides further detailed design and demonstrates how the objectives
contained in the LWMS are to be achieved. Any subdivision and development
should be in accordance with the objectives, strategies and design criteria
contained in the LWMS.
CONSERVATION AND WETLAND AREAS
Based on an environmental study undertaken, a Threatened Ecological
Community has been identified in the Cannington Swamp area. The report
concluded that the remnant vegetation within the Cannington Terminal study
area has very high conservation significance. It is therefore recommended
that there be no further clearing within the vegetated areas of the study area
and that these areas be rehabilitated where possible.
Indicative urban stream
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• The Regeneration Strategy should encourage interpretation through
public art depicting the history of Canning.
Canning City Centre
Strategies to protect and enhance cultural heritage include:
• Protect and interpret remaining historical places, particularly Canning
River Regional Park, Woodloes Homestead, Canning Town Hall and
Canning War Memorial as part of the Canning Regeneration Strategy.
CULTURAL HERITAGE
• Undertake a review of the City of Canning Municipal Heritage Inventory
to ascertain whether any places on this list in the subject area should be
adopted onto the Schedule of Objects and Places Worthy of Conservation
and Preservation as contained in Appendix 4 of the City of Canning Town
Planning Scheme No.40.
• A collaborative approach between the City and Aboriginal community
should be adopted to develop specific interpretation proposals to
celebrate the Aboriginal association with the Canning area.
• Opportunities to interpret and enhance the Aboriginal association with
the Canning area through the naming of new plazas, streets, walkways,
parks, bridges after local aborigines or associations should be undertaken
in consultation with the Aboriginal community.
• Image and information resources highlighting the significance of the
history of the study area should be prepared for use in print and electronic
promotional materials associated with the Regeneration Project.
• Improved signage should be installed along Albany Highway to maximise
exposure of and assist wayfinding to, the Canning River Regional Park,
Mason’s Landing and Woodloes Homestead.
• Opportunities to create new and improve existing, pedestrian and cycle
path linkages to the Canning River Regional Park should be explored.
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Canning City Centre
5. STRUCTURE PLAN
THE BOUNDARY
A new boundary for the Canning Activity Centre has been defined in
accordance with the principles set out in section 6.3.1 of the SPP 4.2 - Activity
Centres Policy. The boundary has been defined by the MRS City Centre Zone,
a walkable catchment from the proposed BRT/LRT stops and logical inclusion
of land surrounding the MRS City Centre Zone.
DEFINING THE CORE AND FRAME
The Canning City Centre Structure Plan proposes a core area surrounded by
a frame area within the centre boundary. While Westfield Carousel Shopping
Centre forms the focus of existing activity, the new core will be formed along
the Cecil Avenue to create a “main street” connecting to the Cannington
Railway Station.
Structure Plan Area and City Centre Boundary Comparison
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The Canning City Centre core will be an urban environment characterised
by a wide range of intense and diverse activities in close proximity. Retail
and commercial uses that contribute to an evening life and provide active
street frontages will be located at ground level with predominately residential
above. Surrounding the intensely developed core area will be a frame which
in the short term will maintain its existing function.
The urban structure and character of the core and the frame areas will differ
with a greater intensity of activity and built form anticipated in the core area.
Indicative Future Development - ‘Connecting’ Cannington Station to Canning River
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The existing spatial framework of Canning Activity Centre is formed by the
predominance of the Carousel Shopping Centre and isolated vehicle based
commercial development, the recreational and landscape areas in the centre
and surrounding suburban residential.
Canning City Centre
SPATIAL FRAMEWORK
The new spatial framework proposes creating a logical structure and spatial
relationships which leverage off the benefit of collocation. This will be achieved
through the development of three nodes of intense and diverse activity which
will be the ‘stepping stones between the station and the river’
Existing Spatial Framework
Proposed Spatial Framework
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Canning City Centre
SPATIAL RELATIONSHIPS
Spatial relationships are the physical connections between or collocation of
urban functions which act to spawn activity. They create the interrelationships
between different activities which generate the urban economy and the
vibrancy of the place.
Station Square
This plan seeks to rectify the problem of dispersed activities by establishing
key nodes and activity. The nodes will each have a specialised function to fulfil
their role in the city centre. Individually, each of these nodes rely on localised
p
p to g
spatial
relationships
generate their desired function.
Market Square
Cecil Square
Civic Square Spatial Relationships
Page 20
Canning City Centre
The indicative land use plan has been derived from the areas of floorspace
generated in the Growth Model. The plan allocates the land uses required to
achieve the intensity and diversity targets. The aim being to intensify the Core
as much as possible, while allowing the flexibility of uses to occur. This plan is
intended as a guiding framework for development. The capacity of the urban
form modelling provides substantially more growth within the city centre than
that reflected in the growth model.
21
LAND USES
Indicative Land Use Plan
Page 21
22
Canning City Centre
6. URBAN FORM
INTENSITY
ACTIVATION
The centre needs a greater sense of enclosure to the street and needs to
provide a sense of overlooking of the public realm. Heights within the Core
will be required to have a minimum height of 3 storeys to intensify the area.
Height limitations will be relaxed in the Frame to facilitate a higher intensity of
built form by allowing development up to 6 storeys.
The city centre generally has poor passive surveillance and has few active
edges. For Canning to evolve into an activity centre, the form of the existing
and new buildings will need to reflect a more urban character with active
frontages. A range of frontage controls has been employed which reflect the
differing role of the frontages, these are:
Site coverage of existing buildings is low. This structure plan aims to improve
the utilisation of the available land to maximise the potential capacity of the
activity centre. New development within the Core will have a minimum site
coverage of 90% of the total area of the allotment and a minimum plot ratio of
2sqm of floorspace to every 1sqm of land (2:1). Site coverage minimums and
plot ratios have not been applied to the Frame area.
ACTIVE FRONTAGE
Active Frontages are designated in the areas which are intended to be the
most vibrant.
Much of the existing built form is substantially setback from the street. In
order to achieve an activity centre, setbacks will be set at a maximum distance
not a minimum distance. These will be established on Area Specific Plans or
Detailed Area Plans. Within the Core a building will be required to span the
full width of the allotment where it abuts a major thoroughfare, requiring the
building to be built to boundary. Where buildings are not required to be built
to boundary they must be setback a sufficient distance to provide functional
use of space such as a pedestrian accessway or a vehicle accessway.
SEMI ACTIVE FRONTAGE
Semi Active Frontages relate to areas which have a highly urban character but
are not intended to be the most vibrant.
ARTISTIC FRONTAGE
Artistic Frontages will need to deal with the bland walls to create interest in
the form, acting as a point of interest in the streetscape.
TRANSPORT CORRIDOR
Frontages along the majority of Albany Hwy have been stepped back to allow
for car parking in front of the building and requiring the provision of landscape
treatments to ameliorate the vehicle dominated environment.
SERVICE FRONTAGE
Service Frontage acknowledges that there is a requirement for many buildings
to have ‘back of house’ type activities such as delivery receiving areas and
plant equipment.
Page 22
23
The urban structure of Canning City Centre is typified by large land holdings
dedicated to commercial purposes in a coarse grain structure with large
areas of parking and access roads. The urban form and street network do not
provide clear navigation around the centre and local landmarks are random
and irregular. There are no other signals of arrival at the ‘centre of town’ and
limited sense of arrival at the train station.
Canning City Centre
URBAN STRUCTURE
A finer grain of linkages between physical elements is required in order to
create a legible and accessible Canning City Centre. Carousel Shopping Centre
is the dominant landmark in Canning City Centre. It will need to be augmented
by a series of buildings which assist to signify that the visitor has arrived at
the centre. These include landmarks at the Cecil Ave/Albany Hwy intersection,
buildings abutting the squares, and on the termination of viewlines.
Activation Plan
Proposed urban structure and proposed legibility and sense of arrival
Page 23
24
Canning City Centre
OPEN SPACE FRAMEWORK
Canning City Centre’s existing rail to river connection is split by
large areas of car parking and two significant traffic corridors. To
reconnect the City Centre a series of integrated public open spaces
were defined and allocated across the centre, based on developing
a pedestrian oriented environment. Three broad typologies of
Public Open Space (POS) were identified to achieve this and
include; Regional, Local and Central Core.
Stormwater Basins & Rain Gardens
River Corridor
Pocket Parks
nal
io
Reg
ce
Spa
pen
O
ce
Spa
pen
al O
Loc
ore
ral C
t
Cen
n
Ope
ce
Spa
Threatened Ecological Community
rrid
or
aj
lM
iona
Reg
c Co
raffi
T
r
o
ace
n Sp y
e
p
O
nit
nal
mu
egio l Com
R
/
r
a
o
rrid cologic
r Co
E
d
e
Rive
n
eate
Thr
eets
l Str
a
Loc
arks
et P
k
c
Po
s
al & Space
s
Line
h
t
den
ens
u
Yo
Gar
ard
y
t
i
n
i G
n
a
u
R
m
Com asins &
rB
e
t
wa
m
r
Sto
ore
ral C
t
Cen
in
Ma
t
e
Stre
e
uar
c Sq
i
v
i
C
o
esc
Alfr
s
e
k
r t
Ma
ams
Stre
n
a
Urb
Alfresco
Urban Stream
Open Space Typologies
Page 24
25
7. PRECINCTS
Each precinct has a desired character that will guide future development and
public realm enhancement in establishing and building a sense of place within
the overall envisioned centre.
Meaningful places are composed of memories, narratives and various sensory
elements that in turn create a sense of place and an attachment to that place.
These elements are significant in the revitalisation of urban areas. By defining
the individual precincts the Precinct Plan helps to form such narratives,
significantly contributing to the centres revitalisation.
Indicative View of the Core Precinct along Cecil Avenue
The individual precincts identified are:
• Cecil Avenue Main Street
• Cecil Avenue Urban Core
• Transit Oriented Development Precinct
Indicative View of the TOD Precinct down Cecil Avenue
• Retail Precinct
• Riverside Precinct
• Residential Frame
• Coker Park Precinct
• Albany Highway Commercial
• Light Industry
• Utilities
• Agricultural Society; and
• Conservation & Regional Parkland
Indicative Main Street Development
Canning City Centre
Canning City Centre has been divided into 12 precincts. The precincts have
been defined by consistency of desired character and activity. They are the
basis for stipulating land use and activity priorities within the centre and
guiding future development.
Precinct Plan
Page 26
Canning City Centre
26
27
8. IMPLEMENTATION
Responsibility
Economic Development Strategy – see Implementation
Completed
CoC
Place Activation Strategy – see Implementation
Completed
CoC
Completed
Revitalisation
Project Team
High (Year 2)
CoC, DoT & MRWA
Activity
Movement
Movement Strategy
Undertake Traffic modelling and update Movement Strategy
Develop car parking strategy and cash-in-lieu policy, including
cost contribution plan
Canning Train Station surrounds upgrade
Rapid transit feasibility for Canning – including light rail
connection from Canning Bridge via Curtin
Urban Form
Urban
Structure
Resource
Conservation
Local Water Management Strategy
Stormwater Modelling to provide adequate draining for future
growth and improve amenity through urban streams
Threatened Ecological Community management plan and design
Develop minimum standards for sustainability design standards
and enable through design guidelines
Investigate green infrastructure for local water and energy supply
Cecil Avenue alignment strategy and detail design
Integrated Infrastructure Plan
Detailed Area Plans and Design Guidelines:
Commercial/ Retail Precinct
Transit Oriented Development Precinct
River Precinct
Utilities Area
Public Open Space Plan
Design guidelines for Alfresco dining and Signage policies
Public realm enhancement
Create project awareness and develop a branding and marketing
strategy for City Centre - place of investment
Development business case to inform investment decisions for
public sector funding.
Place activation - quick wins and promotions
Implementation
Public advertising and adoption of Regeneration Strategy
Canning City Centre Urban Regeneration
Amend the Town Planning Scheme and MRS
Confirm the economic development program and refine
continuously to meet growth targets and priorities.
Facilitate private sector projects to achieve project outcomes
Establish an asset management program for continued
maintenance and upgrading of the City Centre
Assemble land for public infrastructure and major projects and
establish partnerships with private sector to deliver projects.
High (Year 2)
Medium (Years
3 - 5)
Low (Years
5 - 10)
CoC
CoC & PTA
CoC
Completed
CoC
Medium (Years
3 - 5)
CoC & Water
Corporation
Low (Years
5 - 10)
CoC, Western Power
& Environmental
Protection Authority
High (Year 2)
CoC
High (Year 2)
CoC & Utilities
High (Year 2)
City of Canning &
Landowners
Medium (Years
3 - 5)
CoC &Utility
Companies
High (Year 1 & 2)
High (Year 1 & 2)
Low (Year 5 - 10)
Low (Year 5 - 10)
Medium
3- 5)(Years
CoC
Medium (Years
3 - 5)
Medium (Year 3)
High (Year 1)
High (Year 2)
High (Year 1)
High (Year 1)
High (Years 1
& 2)
High (Years 1 – 2)
High
(Continuously)
Medium (Years
3- 5)
CoC
CoC
CoC
C0C & Department
of Planning
CoC
CoC
CoC
CoC
CoC
CoC
High (Year 1)
CoC & Private
Sector
Develop and adopt a governance model with State Government,
including establishment of a City Centre Team
High (Year 1)
CoC & Department
of Planning
Developer Contributions Scheme for Infrastructure
High (Year 1)
CoC
Canning City Centre
As part of the implementation of this overall approach, the Urban Regeneration
Strategy outlined below illustrates the framework of steps and processes that
need to be followed to guide the implementation.
Priority/
Timeframe
Study
This Activity Centre Structure Plan has effectively established the enabling
and planning mechanisms required to guide private and public investment in
the Canning City Centre.
28
Canning City Centre
For more informaƟon on the Canning City Centre:
Web:
www.canning.wa.gov.au
Address:
Cnr Albany Highway and George St. West, Cannington
Postal Address:
Locked Bag 80, Welshpool WA 6986
Telephone:
Page 28
Table
Further
08 2.
9231
0606Studies and Investigations

Canning City Centre Structure Plan Summary

Transcription

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