Greater Springwood Master Plan

Transcription

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GREATER SPRINGWOOD MASTERPLAN
table of contents
Page Number
2
01 Springwood’s future
4
02 Regional context
6
03 Study area
8
04 Vision
11
05 Project drivers
12
06 Regional growth data
16
07 Consultation
17
08 Proposed Springwood Masterplan
18
09 Proposed Masterplan precincts
24
10 Land use
26
11 Enterprise economy
36
12 Access to support growth and the community
40
13 City Identity
52
14 Living
54
15 Belonging
56
16 Preserve
58
17 Deliver
60
18 Action plan
62
List of Figures
Page Number
5
Figure 21
Transit Network Plan
41
Figure 22
TOD Performance Model
42
South East Queensland Regional Plan
7
Figure 23
Sustainable Travel Plan
45
Figure 3
Masterplan Study Area
9
Figure 24
Sustainable Travel Plan detail
45
Figure 4
Population Characteristics
10
Figure 25
Road Investment Plan
47
Figure 5
Project Drivers
13
Figure 26
Road Investment Plan detail
47
Figure 6
Project PAC growth
16
Figure 27
Marlane Street road cross section
48
Figure 7
Proposed Springwood Masterplan
19
Figure 28
Murrojong Street road cross section
49
Figure 8
Cinderella Drive Boulevard looking northwards
21
Figure 29
Cinderella Drive road cross section
49
Figure 9
Regional Environmental connection
22
Figure 30
Carpark development plan
51
Figure 10
Slacks Creek looking northwards
23
Figure 31
City Identity Plan
53
Figure 11
Building Heights Plan
24
Figure 32
Residential Growth 2031
54
Figure 12
Proposed Masterplan Precincts Plan
25
Figure 33
Residential Areas Precinct description
55
Figure 13
Moss Street Elevation
26
Figure 34
Springwood Theatre & Art Gallery
57
Figure 14
Precinct 7B
27
Figure 35
Springwood community heart looking southwards
58
Figure 15
Precinct 10B
28
Figure 36
Community facilities plan
59
Figure 16
Precinct Provisions
30
Figure 37
Community facilities plan detail
59
Figure 17
2016 Phasing Plan
37
Figure 38
Existing and New Parks Plan
61
Figure 18
Commercial development take-up %2016
38
Figure 39
Urban Design plan
62
Figure 19
Commercial development take-up %2031
38
Figure 40
Indicative Infrastructure Projects
63
Figure 20
2031 Phasing Plan
39
Figure 41
Implementation Plan
65
Figure 1
Pacific Motorway Looking South to Springwood core
Figure 2
3
01
springwood’s future
Logan City is situated along one of the most important
economic corridors in Australia. From the Sunshine Coast to
Coolangatta, a powerhouse of commerce and service industry
sector development will continue to grow in support of the
Brisbane CBD, the Port of Brisbane and the Brisbane Airport.
Springwood is uniquely located 18 kilometres south east of the
Brisbane, and is designated as a Principal Activity Centre (PAC)
in the South East Regional Plan. As one of only two PACs in
Logan City, Springwood’s position along the National Highway
(Pacific Motorway) is a major asset to its future position in the
burgeoning economy of the region.
This Masterplan provides for an incremental development of
the centre which builds upon key projects such as the Pacific
Motorway upgrade and the South East Busway Extension. The
phasing of the Masterplan anticipates early phase residential
intensification and commercial redevelopment in the vicinity of
the Springwood Busway Station. This redevelopment is based
upon the typical sites sizes available in the area. The Masterplan
does not rely upon the stimulation of key catalyst sites, but rather
seeks to promote a range of conditions which will facilitate future
regeneration of larger sites in the central area, probably beyond
the planning horizon of this Masterplan.
Springwood is currently characterised by service industry
sectors such as automotive industries and manufacturing
which have traditionally benefited from its’ good accessibility.
In the future, Springwood will need to accommodate growth
for emergent industry sectors such as finance, office-clerical
and logistics administration. These sectors will be the key to
establishing the centre as a PAC, and the greater Springwood
Masterplan provides a vision to facilitate this growth.
The Springwood Masterplan incorporates a range of measures
aimed at positioning it as a sustainable city principally related
to the efficient utlisation of land and infrastructure. The key
strategies of the Masterplan relate to the early concentration
of investment in the central Springwood area, including a
coordinated refitting of the core area between Murrajong Road
and Vanessa Boulevard for water, sewer, road, stormwater,
pedestrian facilities and broadband services. The Masterplan
includes a list of proposed projects required to prepare
Springwood for its future as the commercial centre of Logan.
Whilst a range of planning studies have been undertaken
in recent years in relation to the Springwood town centre,
this Masterplan considers the Greater Springwood area and
grapples with the issues associated with the significant 480
hectare footprint of the existing centre to 2031. In applying its
considerations to the whole of the centre, Logan City Council has
identified a range of infrastructure investments which benefit both
the redevelopment activities of the centre as well as the wider
Logan community, particularly in relation to regional Community
and Parks infrastructure.
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This Masterplan for Springwood anticipates an e-change, a plan
which promotes employment, commerce and service to the local
and regional community for the long term. Planned to the 2031
horizon, the Masterplan maintains much of the current economic
strength of Springwood whilst positioning some areas for future
regeneration beyond 2031.
Springwood Bus Station
Future core development
(beyond 2031)
Greater Springwood Masterplan
Commerical development
1- Pacific Motorway Looking South
to Springwood core
5
02
regional context
South East Queensland Regional Plan
(2009 – 2031)
The South East Queensland Regional Plan recognises Logan
as a Polynodal city, but within this two centres at Springwood
and Beenleigh were identified as Principal Activity Centres.
For Springwood, this means a significant change in scale and
intensity with:
the form and function of the centre proposed to be
substantially different to its current form, and
new commercial (office), mixed use and residential uses
will predominate in the vicinity of the Springwood Bus
Station and the TransLink 2018 High Frequency public
transport network (Cinderella Drive, Barbarella Drive and
Compton Road).
The SEQ Regional Plan describes the role of Principal Activity
Centre as:
traditional town centres undergoing renewal
major regional shopping centres adapting to become more
transit-oriented
infill opportunities to expand existing centres
new activity centres within Development Areas where
identifies in the activity centre network.
These centres should provide a comprehensive range of retail,
commercial, services, community facilties and other employment
opportunities. High to medium densities are appropriate in
these precincts; however, the scale of development will vary
significantly in different centre depending on the context and
transit services. In most cases the transit services will need
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to be improved to support transit oriented development and to
reflect the important role of these centres as key destinations that
support large catchments.
It has been the challenge of this Masterplan to identify:
where development should occur
the opportunities that exist within the centre and how to
maximise these
critical infrastructure projects for Council’s investment to
support the emergence of Springwood as one of South East
Queensland’s key economic centres.
Brisbane CBD
Springwood PAC
Logan Central
(transport Hub)
Beenleigh PAC
2 - South East Queensland Regional Plan
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03
study area
Masterplan Study area and Context
Springwood is a key centre on the northern boundary of Logan
City, and positioned 18 kilometres south-east of the Brisbane
CBD.
Status and Relationship to Planning Policy
Short History
The area was originally inhabited by indigenous peoples from the
Yugambeh and Jaggera language groups. The locality takes its
name from the spring that was located within the scrub paddocks
in the are,a where brumbies roamed and wildlife flourished. The
Wilbur Smith and Associates freeway plan for Brisbane (1965)
included a freeway link to Springwood which was completed in
1985. Springwood has subsequently developed in an incremental
manner and has fostered industries such as bulky goods
retailing, manufacturing and automotive repairs.
In response to the South East Queensland Regional Plan and
the Local Government amalgamations, Logan City Council is
preparing a new planning scheme. A range of parallel planning
studies have been undertaken by the Council during 2009.
For the purposes of the development of Greater Springwood
Masterplan, Council confirmed the following scope and context
for Springwood:
Today
Apart from its significant 480 hectare footprint, Springwood
Centre is currently characterised by suburban scale development
and offers a range of services and facilities such as schools and
supermarkets which serve the local catchment.
Tomorrow
In 2005, the Queensland Government released its South East
Queensland Regional Plan. This Plan nominated Springwood as
a Principal Activity Centre. As a result, Springwood will change
significantly to meet the requirements of this role. The benefits of
this process will come in the form of local and regional services,
employment and housing choice. This Masterplan sets out the
guiding principles of these changes including Council’s proposed
infrastructure investments.
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One of Springwood’s major assets is its’ position on the
Pacific Motorway and it is the potential for commercial sector
development which drives this Plan.
Logan City is a multi-centred city. Each of the centres are
likely to remain as important growth nodes into the future
with hierarchies or roles based on alternate functions
Springwood will remain a Principal Activity Centre.
Designation and the wider planning context for Logan will
foster its growth as a major commercial centre for the city.
Springwood will therefore become the focus of Council’s
investments in regional parks and community facilities
infrastructure in the north-east area of the city, and the
Masterplan should facilitate significant investment in this
future asset base and associated services.
GHD were not engaged to prepare planning scheme
amendments as part of the scope of developing this
Masterplan. Planning scheme amendments for a new
Springwood Local Plan will be prepared as a result of
Council’s approval of the Greater Springwood Masterplan,
and further consultation required by statutory processes is
expected to occur in the coming year.
3 - Masterplan Study Area
Logan North Library
I
PAC
Arndale Shopping Centre
Springwood Community Centre
Centro Shopping Centre
Springwood Bus Station Centre
Y
WA
D
OA
NR
TO
GS
AD
TOR
RO
MO
KIN
AN
Underwood Mail Centre
Springwood Aqautic Centre
FIC
LO
G
Springwood Park
D
TER
ON ROA
EAS
COMPT
Springwood Central Primary School
ICE
ERV
NS
Extent of Study Area
D
ROA
Moss Street (automotive retail hub)
Slacks Creek Lineal Park
BMW Motorline
IKEA
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Population characteristics
Springwood has an existing community profile which indicates
the following for the Statistical Local Areas associated with the
Greater Springwood Masterplan area:
There is a high proportion of people in the ‘baby boomers’
age cohorts in the study area, and fewer children and young
people, compared to Logan Central LGA
There is a slightly higher proportion of dwellings that are
fully owned, and a slightly lower proportion of dwellings that
are rented in the study area compared to Logan.
The SLAs in the study area exhibit relatively high levels of
individual and family incomes, compared to Logan City
LGA. Four of the five SLA’s have median individual incomes
higher than $500 per week, and median family incomes
higher than $1,200 per week. All of these are higher than
the Logan City median incomes. The exception is Slacks
Creek, where the median incomes are fairly similar to those
of Logan City LGA.
The SEIFA index of relative socio-economic disadvantage
identifies how disadvantaged an area is in relation to other
areas. A higher score indicates a less disadvantaged area.
With the exception of Slacks Creek, all SLAs in the central
study area have higher than median SEIFA scores. They are
all found in the 8th and 9th decile, indicating they are among
the ten or twenty percent least disadvantaged SLAs in
Australia. Slacks Creek, on the contrary has a lower SEIFA
score (975) and is found in the 4th decile. In summary,
according to the SEIFA index, the suburbs constituting the
central study area are not among the most disadvantaged in
Australia, Slacks Creek being the exception.
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4 - Population Characteristics
Population Pyramid Central Study Area
Percentage of Population born in Australia
Source: ABS (2007), data from 2006 Census of Population and Housing, retrieved from C-Data Online 17 March 2009
Source: ABS (2007), data from 2006 Census of Population and Housing, retrieved from Quickstats 17 March 2009
Population Pyramid for Logan (c) LGA
Tenure Type
Source: ABS (2007), data from 2006 Census of Population and Housing, retrieved from C-Data Online 17 March 2009
Source: ABS (2007) data source 2006 Census of Population and Housing, retrieved from Quickstats 17 March 2009
04
vision
The Masterplan project has been underway for a number of
years in a range of formats, and thus an inclusive assembly
of background research, investigations, key project drivers,
concepts and findings have led to the establishment of a vision
for the Greater Springwood Masterplan by the Logan City Council
as input to this phase of the project.
Council’s vision and core goal for the Greater Springwood
Masterplan is:
To compile a comprehensive and multi-disciplinary
Integrated Plan for Greater Springwood Business
Area in order to manage and provide coordinated and
integrated future land use development in and around
the node.
This statement exemplifies an array of key values about the
sought-after economic diversity of the Greater Springwood area
and the quality of the urban design framework for future growth
and long term success.
This vision can be translated into the Masterplan in terms of:
Providing urban structure for the eastern and western focus
areas in the northern part of the centre
Integrated strategies for infrastructure investment and
commercial development including connected transport
corridors and servicing for all modes
Recognition that the vision for Springwood can only be
realised in consideration of appropriate capacity and
phasing
Residential intensification of areas within the walk-up
catchment of the Springwood Bus Station to provide an
early stimulus for services in the centre
Provision of regional and district community facilities and
parks
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05
project drivers
The Greater Springwood Masterplan’s Project drivers were
identified in the early phases of this project. For each discipline, a
range of issues were identified and they formed a Project brief for
the development of the Masterplan.
–
–
Prioritisation of retail development in Springwood
over other centres such as Hyperdome or Browns
Plains.
Encouragement of intermediate level medical
services
Western service area is maintained and enhanced in the
medium term
–
Protect the auto servicing precincts from
encroachment from non-complementary uses.
–
Consolidate and support auto retailing
–
Increase the level of amenities and services
provided for this workforce, including convenience
retail, takeaway facilities, car parking and banking
services.
–
Encourage the development of an auto servicing
training centre within this precinct.
Retail Showrooms are consolidated
–
The existing situation of retail showrooms
scattered throughout the Master Plan Area is
discouraged.
–
Retail showrooms are encouraged to consolidate
around Compton Road and the Mega Centre. It is
considered that this would take several years as
the retail showrooms in service industry precincts
such as Logan Road appear to be performing
adequately and content with their location.
–
Auto-related retail showrooms can remain within
the Moss Street precinct
Economic
Logan City has a relatively narrow employment base and a
low net jobs balance. Along with Beenleigh, Springwood is the
highest order centre in the City should provide a diverse range of
employment types in accordance with the following drivers:
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Employment nodes should be protected and enhanced
–
Intensification of uses in the Springwood Core
(mixed use and commercial areas) to occur in the
short to medium term, with other precincts likely
to develop more slowly.
–
Provide incentives for large scale office projects.
–
Include variety of office styles, including office
towers and campus style office park precincts.
–
Encourage regional governmental offices to locate
to Springwood.
–
Protect Knowledge based industries area along
Compton Road from encroachment from nonintended uses.
Springwood is positioned to mature as a PAC
–
Removal of floorspace caps in the Springwood
Core area to encourage development
–
Maximisation of TOD opportunities associated
with intended busway through Springwood
Development of an attractive and identifiable heart
–
A Centre ‘Heart’ to be located within the core
precinct. A main street is to be determined
and promoted throughout the community and
to businesses within Springwood. The twin
developments of the retail core around Fitzgerald
Ave and the commercial core around Murrajong
Road may be confusing and detrimental to the
development of one heart for Springwood.
–
Street-scaping and signage to identify the heart.
Diversity of uses which serve both in-centre communities
and the region
–
Increase of in-centre residential dwellings
–
Mixed use developments including residential
dwellings are strongly encouraged in the
Springwood Core.
–
Streetscaping and improved linkages within the
centre are undertaken to improve attractiveness of
in-centre living.
–
Restaurant/café and cinema precinct is strongly
encouraged
–
Encourage in-centre aged accommodation such
as a vertical retirement village.
As shown diagrammatically on the following page, the
Masterplan elements are derived and fitted to the
Springwood context.
5 - Project Drivers
Regional Road connection
Regional Public Transport connection
Community Spine
Residential surrounds
New cultural life
Commercial economy
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Land use
Urban Design
The Masterplan vision:
maintains the eclectic mix of land use that distinguishes
Springwood from competing centres.
–
the shed-land motor trades, light and service
industry is maintained
–
the financial services sector, supporting this
sector is enhanced and
–
big box retailing is accommodated.
promotes a mixed use, higher density land use pattern
focused around key employment nodes and public transport
infrastructure.
–
design accommodates quality, high density
residential development
–
provision of employment opportunities
–
community facilities
–
public spaces and
–
lifestyle uses
supports and promotes the Greater Springwood area as a
thriving commercial and industrial centre.
provides for a defined settlement pattern that facilitates an
improved pedestrian environment, compact urban form,
integrated and connected spaces and places incorporating
–
design that sets appropriate scale and height
parameters for future development
–
land use structure outcomes that provide clear
delineation between identifiable nodes of activity
and intensity
The Urban design framework of the Masterplan responds to the
following urban design drivers:
Greater Springwood is a memorable place for all who live,
work or visit including:
–
a clear hierarchy of ‘places’ within Greater
Springwood that include public and private plazas,
streets and open space.
Protection and enhancement of the amenity and character of
the Greater Springwood Area including:
–
Opportunities for community interaction
–
Enhancement of recreational opportunities
–
Water Sensitive Urban Design (WSUD)
–
Pedestrian based retailing activities are integrated
with the pedestrian network and provide direct
frontage to streets.
Greater Springwood is a legible place:
–
Springwood is easily and clearly identified and
understood, as a place with boundaries in its’ own
right.
–
There is a well defined and clear road hierarchy
allowing people within the Greater Springwood
Area to be able to locate themselves and their
destinations.
–
Greater Springwood is made up of visible paths,
edges, districts, nodes and landmarks and the
relationships between these elements are easily
understood.
Transport
–
Redevelopment of the centre will be based upon an improved
structure for accessibility suitable for its future as a Principal
Activity Centre including:
Enhancement of public transport usage through the
integration of the centre’s design and development staging
with public transport investments both in the primary and
secondary transit network
–
Connectivity between the new development and
the Springwood Bus station and other Springwood
bus stops
–
Response to available capacity at the Springwood
Bus station
–
Response to the distribution and frequency of bus
operations in the Springwood area
–
Disabled access at the Springwood Bus station
and other Springwood bus stops
–
Park and ride access at the Springwood Bus
station
Road transport strategies which support the economic
development of the centre through the provision of a
balanced management which responds to:
–
Traffic safety
–
Traffic accessibility and congestion (volumes)
–
Carparking access and availability
–
Freight access
A focus on local and sustainable travel which responds
both to the needs of the district wide community and
accessibility within the centre via walking and cycling
including:
–
–
–
–
Key investments in pedestrian safety and
accessibility
Key investments for cycling safety, accessibility
and the provision of cycling facilities
The transport network provides connectivity both
locally and regionally
Recognition of the importance of access for the
local community to the centre’s facilities and
services
Identification of coordinated investments which
can benefit both local and regional trips across
transport modes
Infrastructure
Infrastructure investments will be identified and selected so as to
provide the maximum stimulus to the commercial office growth
areas of the centre including:
Augmentation/upgrading of the existing network of services
to provide suitable capacity to service the planned major
commercial areas between Vanessa Boulevard and Dennis
Road
Planning and implementation of initiatives to provide
sustainable development and infrastructure in line with
future requirements such as environmental protection and
energy efficiency
Planning for staged infrastructure phases to allow
economical implementation of the infrastructure strategy
over the lifetime of the Master Plan
Implementation of early phase developments and
upgrades to community and parks facilities to improve
the serviceability of this centre for the local and regional
community
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06
regional growth data
Residential Population
As at June 2001, there were approximately 40,609 residents
in the Statistical Local Areas (SLAs) associated with the
Greater Springwood Masterplan study area. Whilst the area is
smaller than and does not directly overlap with the SLAs of
Springwood, Slacks Creek, Underwood, Rochedale South and
Daisy Hill-Priestdale, these SLAs reflect the district catchement of
Springwood PAC.
Over the five years to June 2006, annual growth in the relevant
SLAs as described above of only 0.66% was recorded to reach a
population of approximately 41,970 residents.
For the Statistical Local Areas directly associated with the study
area, a population of some 42,205 residents is expected by
2009 reflective of a growth of some 235 residents over the three
years form 2006. Constrained growth in the order of 0.4% per
annum is projected to 2016, whereby the resident population is
projected to reach some 43,400 persons. Annual growth rates
are projected to pick-up over the period to 2031, at which stage
the Study Area would achieve a population of some 50,800
residents.
The population growth for the Springwood, Slacks Creek,
Underwood, Rochedale South and Daisy Hill-Priestdale Statistical
Local Areas (SLAs), is expected to accommodate approximately
8000 new persons. At a rate of 1.7 persons per household, this
equates to a requirement of 5055 new dwellings.
Employment Population
The results of the 2001 and 2006 ABS Population and Household
Censuses, more recent ABS publications and employment
modelling in SEQ were examined to develop an employment
demand projection model for Logan. While data up to 2006 is
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available for the Study Area, a model was not created to project
employment demand for this area. Ultimate employment at
this smaller level is too variable and is essentially a function of
ultimate employment in Logan City, combined with a range of
policy strategies to promote certain employment types.
Logan City Study Area: as at June 2006, some 77,570 persons
were employed within Logan, reflective of a net jobs balance
of some 60.6%1. The industry of workforce was skewed
towards manufacturing (13.6%), wholesale and retail trade
(22.4%), and finance, insurance, property and business
services (11.3%). Since 2006, Logan has experienced strong
population and economic growth, reflected in a June 2009
projection of some 85,460 workers currently employed in
Logan. Over the projection period to 2031, it is likely that the
prominence of the finance, insurance, property and business
services sector would increase significantly to approximately
13.5%, while manufacturing and wholesale and retail trade are
likely to decrease somewhat to 9.5% and 19.5% respectively.
This is reflective of a national trend away from manufacturing
and towards higher-order occupations such as services. This
trend is recognisant of Australia’s comparative advantages as
an educated developed nation. As Logan matures and achieves
significant population and employment growth, it is projected that
Springwood’s net jobs balance will also improve significantly.
As growth areas in the southern extremities of the LGA continue,
the role of Logan as a dormitory area for Brisbane is expected
to reduce, as more employment options become available in
convenient locations closer to residential growth. Over the period
to 2031, Logan’s net jobs balance is projected to increase to
approximately 78%, reflective of a significant increase in selfsufficiency in the employment market. As at June 2006, some
17,500 persons were employed within the Springwood, Slacks
Creek, Underwood, Rochedale South and Daisy Hill-Priestdale
Statistical Local Areas (SLAs). Similar to Logan, the industries
of workforce were skewed towards manufacturing (14.7%),
wholesale and retail trade (27.5%), and finance, insurance,
property and business services (13.2%). Over the projection
period, Springwood should attempt to attract that proportion
of total Logan employment that would be most suited to it as
the commercial centre of Logan and as a PAC. Based on the
proposed and promoted uses of the current centres network, it
is foreseeable that a significant proportion of the retail and office
based jobs-growth projected for Logan could locate within the
Springwood centre. However, it is likely that industrial jobs within
Springwood would decline over the projection period as these
uses relocate to areas with lower land and leasing costs.
Projected PAC growth
The table below indicates the current growth planning for
Springwood. In the scheme of emerging regional economic
centres, the growth anticipated for Springwood in the regional
context is moderate. With the project and interest promoted by
this Masterplan, Springwood may be able to attract a greater
share of the regional growth picture.
6 - Project PAC Growth
Springwood employment growth summary
Industry sector
Requirement to 2031
(sqm) Source: Urban
Economics
% of Logan
demand
Employees/
rate per sqm
Employees Low
range
Retail
25000
6.7
20/100
5000
Office
73500
25
20/100
14700
Industrial
54000
2
1/150
360
Total
Residential
20060
50800
8595 (residents)
Residential growth 2009 – 2031: additional 8595 residents. 2031 total : 50800 residents
07
consultation
The stakeholder consultation conducted during the project was
the overall responsibility of Logan City Council. The approach
to consultation was to raise awareness of the draft Options
for the Greater Springwood Master Plan and seek feedback
from the community and other stakeholders. The consultation
was non-statutory and was intended to gather information
regarding the larger study area which has been the subject of the
development of this Masterplan. Future consultation is expected
to be undertaken as part of the Council’s new Planning Scheme
development and approval process.
The consultation phase feedback was collated by Logan City
Council and considered by GHD in finalising the Master Plan
and associated documentation. The following outlines the
methodologies and specific activities for the consultation
process:
Consultation Material Preparation – An information
sheet was prepared by Logan City Council’s Community
Engagement Program Leader, based on information
provided by GHD from the draft Centre Concept Options
Report.
Consultation Launch – Logan City Council prepared
a newspaper advertisement for placement in local
newspapers following the endorsement by Council of
the consultation approach. This provided details of the
upcoming Information Session and a Council contact
number for further information. Information will also be
placed on the LCC website.
Consultation with Key Stakeholders and Agencies –
Individual meetings were held with key stakeholders
identified by GHD and Logan City Council following the
consultation launch. These meetings will provide an
opportunity to brief key stakeholders on the draft Centre
Concept Options Report and seek their feedback.
Community Information Session – A community information
session was held at the Logan North Library on Thursday
18 June from 3.30 - 7.30 pm. The format of the information
session was to provide the opportunity for people to drop in
at any time over the four hour period and talk to the project
team members. A feedback form was available for people to
document their comments.
Collation of Feedback – Logan City Council assembled the
feedback received and provided it to GHD for consideration
in finalising the Master Plan document.
Key issues raised by the community in the consultation process:
Comments were received in relation to ensuring consistency
between the Springwood Masterplan, the Pacific Motorway
upgrade and the South-East Busway extension
Generally supportive of investment in core area including
new road links and interblock links on large retail sites
Debate over location of town square: The proposed location
on the west of Motorway was not preferred
Debate over the proposed four-laning of Cinderella Drive.
Support for proposed boulevarding and lower speed
environment
Some detail responses on residential area boundaries
Re-classification of school to education use (from low to
medium density residential) generally supported
Safety of public realm, particularly use of parks
Supportive of Slacks Creek rehabilitation but more detail on
requirements desirable
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08
proposed springwood masterplan
Key strategies of the masterplan
This study has focused on a triumvirate method where land use
visions, capacity and infrastructure requirements have been
considered concurrently. The themes which are addressed in the
Masterplan are:
Focus: Achieving PAC status by the provision of compact
planning arrangements which focus interest in selected
parts of the centre.
Investment: Coordinated program planning for infrastructure
planning within Council that ensures integration and cost
effective outcomes for the community e.g investment in the
pedestrian network will assist transport, land use and urban
design requirements.
The Masterplan is a design informed by a range of Desired
Environmental Outcomes, which are its’ guiding principles. The
following direction has informed the design solutions proposed:
Masterplan Desired Environmental Outcomes
This Masterplan is a design proposal for growth in the
Springwood centre in the medium term. The plan proposes that
Council and the community focus their efforts in certain areas,
and pursue these with a concentrated effort. In the next 20
years, significant development will occur in the southern region
and along the Pacific Motorway corridor. This Plan is part of the
strategies needed to secure economic growth for the Logan.
Whilst the plan identifies a broad range of investments to support
market interest in investing in Logan, it will be secured with
strong governance, responsiveness to the market and community
will.
18
The economic future of the PAC is supported by Council
wide planning.
Development and investments in the Springwood
Masterplan positions it for its’ role as PAC in the medium
term to 2031.
The Masterplan includes community facilities and structures
to promote the accessibility of the centre to the people
of Logan and beyond. The Masterplan includes elements
which support the connectedness in the community
by building upon and enhancing existing facilities and
integration with sustainable travel networks.
The Master Plan supports redevelopment of Slacks Creek
in terms of park, community, environment, transport,
stormwater management, and sewer infrastructure
networks to facilitate future growth in Springwood to the
west of motorway.
Areas used for industrial purposes are managed to improve
environmental performance, and are able to evolve to
incorporate a range of uses including industrial retailing and
low scale commercial.
Residential uses are intensified to provide housing choice
for students, first home buyers and retirement living to
support the street life and vibrancy of the centre at all times
of the week.
Strategies and significant investment in pedestrian networks
to support the role and function of the transit station.
Transport strategies are structured to maintain and
improve accessibility including support for carpark uses in
proximity to the motorway, development of secondary road
hierarchies to serve both regional and location functions
(links to Logan Central in particular).
The Masterplan is staged to provide Council the community
and development market leadership and governance
in building the PAC. The staging will be supported by
infrastructure investments and incentives.
The Springwood PAC is a striking urban form with robust
and sustainable amenity both when viewed from the
motorway and from the streets within.
The Masterplan supports the polynodal form of the centre
providing use differentiation, strategies and sequencing
to support the Core area, the Underwood centre and the
southern Slacks Creek part of the centre.
The Masterplan needs to provide the basis for the
development of a priority infrastructure plan indicating
Council’s commitment to the centre via investments which
instill market confidence.
7 - Proposed
Springwood Masterplan
Residential
Intensification
Springwood Busway Station
Town Square
Cinderella Boulevard Mixed
Use Precinct
Extension to Springwood Park
Town Square
Springwood Art Gallery
Reclassify school to Education
Use
Springwood Theatre
Public Transport Service
Improvements
Slacks Creek Rehabilitation
19
Growth structure
In preparation of this Masterplan, a range of capacity and yield
tests were undertaken to reveal that significant development
capacity already exists with the Logan Planning Scheme
Springwood Local Plan. In fact, the capacity is well beyond
the anticipated regional growth targets for the centre. This
Masterplan, therefore seeks to focus Council’s attentions towards
particular elements and localities (Phase 1 areas) including:
Precinct 8A: Cinderella Boulevard precinct for mixed use
development
Precinct 9B: Major Commercial East
Precincts 6, 7A, 7B, 8A and 9C for Residential
Intensification
Whilst other areas within the centre are recognized for their
potential, it will be the areas listed above where Council’s
planning intentions and infrastructure investments will be
concentrated.
Precinct 9A incorporates the major retail uses of the centre.
These uses are expected to continue in their current form. Future
redevelopment of these sites in the longer term is expected to
build upon the development in the core areas.
In the interim, three indications of Council’s intentions for these
sites have been included in the Masterplan:
A New Town Square fronting Cinderella Boulevard which is
expected to facilitiate access to restaurants and a cinema
hub in Precinct 8A.
20
New interblock links to provide for improved pedestrian
connectivity and access to services
An extension to the existing Springwood Community
Centre to provide for a new youth facility fronting Vanessa
Boulevard
Planned over the 20 year horizon, the Springwood Masterplan
initiates two key organizing elements for the centre including:
Cinderella Boulevard (Precinct 8)
Slacks Creek Regeneration (Precinct 5)
These two rectilinear precincts provide a structured interface to a
range of diverse uses in the centre, as follows:
In the case of Cinderella Boulevard, this mixed use
precinct is the central component to a strengthening of
the connections between existing community and parks
facilities as Lowe Oval, an improvement to east-west transit,
cycle and pedestrian connections along Springwood Road,
right through to a vibrant community precinct in the midsoutheast of the centre including Springwood Park, a new
Town Square, the Springwood State Primary School and a
new Community Arts Precinct (Springwood Art Gallery and
Theatre).
Cinderella Boulevard is proposed to be widened to four
lanes with improved footpath dimensions suitable for its role
as a mjor connector in a CBD environment. The Cinderella
Boulevard project can be enacted in the early phases of the
plan, as an affordable and achievable enhancement to an
existing Council owned asset, which will provide significant
benefit to multiple precincts of the Masterplan. This
Boulevard will also feature strong legibility of the secondary
transit network feeding to the primary busway services of
the Southeast Busway.
8- Cinderella Boulevard looking northwards
21
9 - Regional Environmental connection
22
In the case of Slacks Creek, the current condition and
interface to the Creek does not value its’ ecological
and recreational potential. Whilst uses along the creek
are expected to remain through to the planning horizon
of this Masterplan (2031), in the interim, the land use
arrangements and Council’s investment and management of
Slacks Creek will position it for future redevelopment of the
centre particularly in the western walk-up catchment to the
Springwood Busway Station and the proposed ‘Green street
west’, priority bus linkage from the Busway Station to Logan
Central.
Uses fronting Slacks Creek will be required to provide the
appropriate protection and enhancement to the Creek. The
Masterplan includes provision for a new waterway corridor
theme which provides vegetated buffers and setbacks to the
Creek.
A small leisure precinct has been included where Moss
Street interfaces with Slacks Creek. This precinct is
intended to build upon the current regional catchment of the
Moss Street automotive industries, with particular regard to
the retail and community potential of a motorbike sales area
as a leisure destination. To support this intention, the Moss
Street Leisure sub-precinct will allow for restaurant and café
uses.
Later phase development west of Motorway
10 - Slacks Creek looking northwards
23
09
proposed masterplan precincts
13 precincts have been identified for the Greater Springwood Masterplan and
can generally be described as having the following functions including:
Precincts which provide structure to the centre such as Precinct 5
(Slacks Creek) and Precinct 8 (Cinderella Boulevard).
Areas where intensive commercial development is encouraged such as
Precinct 5D, 6 (post 2016) and 9B (pre 2016).
Precincts where ‘business as usual’ is anticipated such as Precincts 1,
3, 4, 5G, and 12. These precincts are generally those positioned to the
west of the Motorway or closely associated with the Motorway, where
existing uses and/ or approvals are to be maintained to at least 2016,
but where higher performance for environmental standards will apply.
11 - Building Heights Plan
15m
PARKLAND
16m
3.5m
17.5m
PARKLAND
10m for Lenore Street East
30m for 7B remainder
28m
PARKLAND
16m
28m
3.5m for Park
16m for Community Use
PARKLAND
16m
16m
77m
10m
15m
16m
12m
77m
15m
77m
10m
10m
Areas selected for residential intensification are concentrated around
access to public transport services including the Springwood Busway
Station and the secondary transit network (Springwood Road (Precincts
5, 6 and 7), Cinderella Boulevard (Precincts 8 and 7B), and Compton
Road (Precincts 1 and 2).
Other areas of the Masterplan such as precincts 3 and 12 are supported
as existing nodes within the centre but not to the extent that they would
challenge the overall focus of the development of the Springwood core
area around the Springwood Busway Station.
In overview, due to the extensive footprint of the centre, only certain areas
have been selected for intensive redevelopment in the next 20 years. The
areas which are selected are those which are considered most capable of
meeting the requirements of the South East Queensland Regional Plan and
providing market stimulus to set Springwood on its’ path as a PAC.
24
PARKLAND
PARKLAND
10m
10m
PARKLAND
3.5m
12m
15m
PARKLAND
5F
10
77m
10m
PARKLAND
4.5m
3.5m
15-18m
12m
16m
Building heights for existing
Motorline (lot 3 on sp177072)
development approval dated 9th Dec
2008 for extent of approval period
12 - Proposed Masterplan Precincts Plan
South East Busway extension
Secondary Transit Network
Cinderella Boulevard Town
Square
Springwood Park extension (1)
Springwood Busway Station
Springwood Park (existing)
Springwood Art Gallery &
Theatre
Springwood Boulevard Town
Square
Springwood Education Precinct
Commercial Carparking uses
(as part of development)
Moss Street Leisure Precinct
Green Street West
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25
10
land use
Proposed urban form
As a result of the Masterplan development process, the urban
form proposed for Springwood has been developed as follows:
General
The proposed development works selectively with the
development forms currently available within the Logan Planning
Scheme Springwood Local Plan. In particular, areas included
in the Springwood core area are high rise close to the Eastern
Service Road and medium rise closer to the existing suburban
residential areas.
13 - Moss Street Elevation
Slacks Creek
26
Precinct 5D
Commercial West
Pacific Motorway
Precinct 9B Major
Commercial East
Precinct 9A
Key retail sites in the vicinity of the Springwood Bus Station are
unlikely to change significantly until market demand and the value
of redevelopment is attractive, and so these sites may be retained
as future land supply.
The Masterplan provides for:
An enhanced secondary transit network where walk-up
to the local bus stop is a walk-up to the busway services
feeding to the Springwood Bus Station
Significant investment in pedestrian realm facilities
throughout the Springwood Core area
Provisions within the Precinct definition for early
redevelopment of these sites is subject to an appropriate
response to the long term vision that they form the centrepiece of the Masterplan as a striking commercial and
retail heart, and provide the appropriate infrastructure
investments.
14 - Precinct 7B
Precinct 9C
Residential Intensification
Precinct 8A
Cinderella Boulevard
Precinct 7B
27
Springwood Core
The core area incorporates medium to high rise mixed use,
retail, commercial and residential development which is intended
to develop in accordance with the development feasibility
associated with the typical site size (e.g 2000 sqm/ 1200 sqm).
This redevelopment of this area will be supported by investments
in pedestrian realm facilities such as footpath upgrades,
boulevard planting, street lighting, street furniture and artworks.
15 - Precinct 10B
Precinct 10 Residential Intensification
28
Western area development
The area west of the Pacific Motorway, generally centered around
Slacks Creek from Compton Rod to Moss Street, is expected
to be developed in the second phase of the Masterplan (2016
– 2031). This area will provide the full urban presence of the
Springwood Centre to the Pacific Motorway and provide for a
city which can develop around sustainable planning principles.
By 2016 is expected that the Logan Planning Scheme will
incorporate important measures to ensure that redevelopment in
the Slacks Creek area minimises its environmental footprint by
energy efficient building design, provision of minimal carparking,
on site water recycling and inclusion of services which benefit
the existing and new community.
Precinct 7A: Residential Intensification
Precinct 8C/9C: Murrajong Road looking west
Precinct 7B: Interblock link looking south-west
Precinct 9B/8D: Springwood Boulevard looking north
Precinct 6A: Eleanor Avenue looking east to
Springwood core
Precinct 9C: Marlane Court looking north
29
16 - Precinct Provisions
Zone
PC
30
Building
Height
Storey
Plot Ratio
1
Mixed Industry and
Commercial
The Mixed Industry and Commercial precincts along Compton Road provide for clean light industries, knowledge
based industries, business/commercial uses and limited showroom opportunities. Established industrial areas
are redeveloped to create a business park environment, with high levels of amenity, building design, improved
integration and connectivity where practical. The MICA also accommodates uses and services that support the
local workforce (such as cafes, banks, child care facilities, etc). Where contiguous to open spaces, development
enhances the interface through setbacks, casual surveillance and landscape treatments. Building heights up to 3
storeys are appropriate.
10
3
1
2A
2B
2C
Residential
Intensification
Residential Intensification Medium Density are residential areas which provide for medium scale residential
development located on the periphery of the Masterplan area, allowing a transition to single detached dwellings.
As such development in this area must maintain scale and relationship with adjoining development as well as
providing a supporting role to the MICA precinct.
10
3
1
3A
District Retail
The District Retail area provides a range of convenience retail, commercial and employment uses as well as
community and residential uses which serve the local and district community in terms of household needs and
services. The role of this precinct supports the major commercial areas, and will continue to provide a more
localised accessibility to the provision of services and facilities. Increased residential densities are encouraged in
appropriate locations in this precinct .
16
4
4
3B
Residential
Intensification
providing a supporting role to the District Retail Area.
10
3
1
3C
3D
4A
Industry Associated
Retail
Located on the western alignment of the freeway adjoining Slacks Creek precinct, this area will continue
to provide for light industrial uses and retail showrooms. It is not expected this precinct will change in
the immediate future, though redevelopments will provide for improved amenity, building standards and
environmental performance. Redevelopment of premises adjacent to Slacks Creek will enhance the visual,
ecological and environmental value and performanc of Slacks Creek.
15
3
1
4B
Parkland
This precinct will provide for the proposal future use if this site as a Greyhound racing track. Excellent public
transport facilities to the Compton Road frontage will be a requirement, with limited on site carparking.
3.5
1
0.02
16- Precinct Provisions
Zone
PC
Building
Height
Storey
Plot Ratio
4C
Industry Associated
Retail
Located on the western alignment of the freeway adjoining Slacks Creek precinct, this area will continue
to provide for light industrial uses and retail showrooms. It is not expected this precinct will change in
the immediate future, though redevelopments will provide for improved amenity, building standards and
environmental performance. Redevelopment of premises adjacent to Slacks Creek will enhance the visual,
ecological and environmental value and performance of Slacks Creek.
15
3
1
5A
Existing Parkland
The Parkland within the Masterplan area will be extended and enhanced to facilitate an increased amenity in the
area and provide the future residential and employment populations. In particular, this precinct including Lowe
Oval will continue to support the provision of regional sport and recreation facilities.
3.5
1
0.02
5B
Major Commercial
Major Commercial - West contains large parcels of land with relatively good vehicle access that are highly visible
from the Pacific Highway, this precinct is ideally suited to commercial office floor space. Other uses that could
be accommodated by this sub-area include tertiary educational establishment, indoor entertainment and short
term accommodation (hotel). This precinct provides for commercial/office purposes, accommodating a variety
of business, commercial and showroom uses at ground floor with the emphasis on the provision of commercial
office space. The precinct will include medium scale to taller buildings, taking advantage of the precinct’s good
exposure to the Pacific Highway and aspect to the Slacks Creek corridor. The redevelopment of this precinct is
expected to occur closer to 2031.
77
20
6
5C
Existing Parkland and
New Park
The Parkland within the Masterplan area will be extended and enhanced to facilitate an increased amenity in the
area and provide the future residential and employment populations. In particular, the masterplan will facilitate
the future role of Slacks Creek as as multi-function corridor which meets ecological, hydrological, infrastructure
(transport and sewer), by providing enhanced connectiving to the Slacks Creek Lineal Park.
3.5
1
0.02
5D
Major Commercial
exposure to the Pacific Highway. The redevelopment of this precinct is expected to occur closer to 2031.
77
20
6
5F
Leisure
Restaurant and retail uses
4.5
1
0.6
31
Zone
PC
5G
Bulky Goods Retail
32
Precinct 5G includes two predominant uses which are not expected to change significantly in the life of this
Masterplan, including:
The Bulky Goods Retail area will predominantly comprise retail showrooms (land consumptive uses) and other
car based retail uses. Other uses considered appropriate for this area include limited indoor entertainment
uses and support services (such as cafes). Redevelopment of premises adjacent to Slacks Creek will address
the creek to a high amenity standard and where practical, developments are integrated providing for shared
accessways, and vehicular and pedestrian connections.
Building
Height
Storey
Plot Ratio
18
3
2.5
Industry Associated
Retail
Located on the western alignment of the freeway adjoining the Industry and Associated Retail Area will
continue to provide for light industrial uses and retail showrooms. It is not expected this precinct will change
in the immediate future, though redevelopments will provide for improved amenity, building standards and
environmental performance. Redevelopment of premises adjacent to Slacks Creek will address the creek to a high
standard.
15
3
1
5E
5H
Low Scale
Commercial
The Low Scale Commercial area accommodates pockets of commercial office development in fringe locations.
These areas will continue to contribute to the employment base of the Centre whilst maintaining a scale
complementary to adjoining residential areas. The use parameters will include limited retail and residential with
the appropriate impact management between uses. Buildings up to 4 storeys which allow for visual access to the
Slacks Creek corridor beyond will be supported.
12
3
1
6A
Residential
Intensification
Residential Intensification High Density areas are specific residential areas close to the Major Commercial and
Retail areas of the Masterplan area. The Springwood Bus station will provide the future resident population with
transport choices. This use accommodates a range of building heights as the area transitions to established
lower density areas.
16
4
1
6B
Major Commercial
exposure to the Pacific Highway and aspect to the Slacks Creek corridor.
77
20
6
Zone
PC
7A
7B
Residential
Intensification
Residential Intensification High Density areas are specific residential areas close to the Major Commercial and
Retail areas of the Masterplan area. The Springwood Bus station will provide the future resident population with
transport choices. This use accommodates a range of building heights as the area transitions to established
lower density areas.
8A
Mixed Use
Development
Springwood’s Mixed Use Area provides a range of convenience retail, commercial and employment uses as well
as community and residential uses and is expected to be the centrepiece of high street community and retail
space in the short to medium term. The role of this area supports the development of the Major Commercial
areas by providing flexibility between building uses but with a focus on the provision of additional residential
development and services in the centre. Building heights will reflect the role of the precinct as a residential area
transitioning in scale from the major commercial areas. Plot ratios for this precinct do not apply to the proposed
Cinderella Boulevard Town Square.
8B
Existing Parkland,
New Park and
Community Use
Springwood Park will be significantly extended and enhanced to facilitate an increased amenity in the area and
provide the future regional residential and employment populations. The provision of park within the early phase
development precincts will facilitate improved amenity for the centre.
The Community Use areas within the Masterplan will be facilitated by the reclassification of particular sites
required to serve the needs of the current and future residential and employment populations (both public
and privately owned community uses). The location of sites required for community use will form integral
components of the structure of the Masterplan, and Precinct 8B is expected to form the heart of Springwood.
Building
Height
Storey
Plot Ratio
17.5
5
1.5
For Lenore Street East (transition)
10
3
1
8
8
2.5
4
For 7B remainder
30
28
For Park
3.5
1
0.02
For Community Use
16
4
1
8C
Residential
Intensification
Precinct 8C includes existing residential land in the vicinity of Onak Cresent, which is intended to provide
residential intensification for short term accommodation and medium rise retirement living.
16
4
1
8D
Education Use
The existing Springwood Central Primary School located on Dennis Street will be required for the needs of the
future residential population associated with the Springwood Masterplan area, either in its current form or in
accordance with Education Queensland’s vision for educational establishments within Principal Activity Centre
locations. The school site is proposed to be reclassified to Education Use as part of the Masterplan.
16
4
1
33
Zone
PC
34
Building
Height
Storey
Plot Ratio
9A
Major Retail
The retail heart of the Centre contains a number of existing large retail activities (including established shopping
centres) and provides the Centre’s major retail function. As the Centre matures, redevelopment of premises
in Major Commercial - Retail will provide a high street environment through the development of retail edges to
the front footpath to create a vibrant, pedestrian focused Springwood Core interface. The streetscape presence
of building and the pedestrian environment will be important to the imageability and legibility of the Centre
particularly in getting people to and from the Busway station.
While the primary role of Major Commercial - Retail is to provide for convenience and retail activities,
entertainment uses, service uses and social interaction, the area will be developed to provide for the (vertical)
integration of additional commercial and residential uses.
Fitzgerald Avenue forms the key east-west spine of the retail area and therefore future development along
Fitzgerald Avenue at ground/street level will involve retailing or activities that complement a retailing function and
add to the attractiveness of the street for pedestrians.
Smaller scale mixed use buildings are preferred on sites in this Precinct north of Springwood Road.
Where buildings contain a larger proportion of residential development taller buildings may
be contemplated.
Sites within this precinct are not expected to change significantly within the planning horizon of this Masterplan.
Consequently design for infrastructure services for major redvelopment of these sites has not been incorporated
in the Masterplan implementation projects.
Proposals for earlier redevelopment of these sites, consistent with the overall objectives of the Masterplan,
and in accordance with a long term vision for striking, tall and iconistic buildings may be supported subject to
appropriate infrastructure provision.
16
4
4
9B
Major Commercial
Major Commercial - East forms the core of the Springwood Principal Activity Centre and will be the focus of
major social, economic, transport and built form change. The precinct will form the vibrant centre providing for
transit oriented and pedestrian focused development and containing the greatest concentration of commercial
activities. The core of the Springwood area represents the most intense urban experience and delivering the
highest order commercial centre in Logan City. The intent for this precinct is to introduce significant intensification
in the scale of business activities, permeated by well connected pedestrian networks encouraging movement and
providing for a range of experiences and settings for activity.
77
20
6
9C
Residential
Intensification
This precinct is a Residential Intensification High Density area which is well positioned close to the Major
Commercial and Retail areas of the Masterplan area. The Springwood Bus station will provide the future resident
population with excellent transport choices. This use accommodates a range of building heights as the area
transitions to established lower density areas. Hotels and other similar uses are expected on busier streets.
28
8
2.5
Zone
PC
Building
Height
Storey
Plot Ratio
10
Residential
Intensification
providing a supporting role for housing accessible to the Major Commercial Area.
10
3
1
11
Low Scale
Commercial
The Low Scale Commercial area accommodates pockets of commercial office development in fringe locations.
These areas will continue to contribute to the employment base of the Centre whilst maintaining a scale
complementary to adjoining residential areas. The use parameters will include limited retail with the appropriate
impact management between uses. Buildings up to 4 storeys would be expected.
The key exception to the Low Scale commercial use is Residential development on the single remaining site
fronting Barbarella Drive, consistent with development on adjoining residential sites.
12
3
1
12
Mixed Use
Development
Springwood’s Mixed Use Areas provide a range of convenience retail, commercial and employment uses as well
as community and residential uses. The role of this area supports the development of the Major Commercial
areas by providing flexibility between building uses but with a focus on the provision of additional residential
development in the centre. Building heights will reflect the role of the precinct as a residential area transitioning in
scale from the major commercial areas.
The existing development approval for the Motorline site will remain valid.
16
4
2.5
13
Parkland Network
This precinct is an important aspect of the local amenity of the Springwood area, and it should be maintained and
enhanced by appropriate building setback of 6.0m minimum adjoining parkland.
Heights in accordance with Development
approval dated 9 December 2008 for Lot
3 on SP177072
No acceptable solution provided.
35
11
enterprise economy
The Greater Springwood Master Plan Area is a large, diverse and
complex area serving a multitude of functions including retail,
commercial, industrial, civic, residential, tourist, transportation
and recreational uses. It is an important employment node in
South East Queensland and has roles at the local, regional and
national level.
As part of the process of preparing this Masterplan, GHD
undertook capacity yield testing of the current Springwood
Local Plan. This activity revealed that the existing Local Plan
already anticipates significant development (up to 7.5M sqm).
The growth data for the study area suggests that development
of the centre in the 20 year time frame of this Masterplan will be
moderate compared with the current Local Plan.
It is therefore the recommendation and key underpinning principle
of this Masterplan, for the Council to provide the appropriate
investments in infrastructure which prepare for the centre to
be realized to its full potential beyond 2031. This Masterplan
anticipates that only 25% of the current Local Plan capacity
will be possible in the next 20 years. The precincts expected
to be intensively developed are those which will facilitate
redevelopment of the centre in accordance with its historical
growth trend, but concentrated in areas around the southbound
Motorway off-ramp/ Eastern Service Road and the proposed
Springwood Busway Station. The key precincts scheduled for
investment are Precincts 7, 8A, 8B, 8C, 9B and 9C. These
precincts alone will provide for up to 5000 new units and
900,000 sqm of new commercial space. This growth will be
accompanied by retail and services up to and beyond 90,000
sqm.
36
The major opportunity of this strategy is the requirement for
Council to invest in the associated infrastructure to refit the core
area. It will be essential that Council coordinates their re-laying of
pipework, road acquisition and resurfacing with the installation of
broadband services. If realized, this single strategy will position
Springwood as a major opportunity for the commercial office
industry sector in this region. Key industries expected to locate
within Springwood are business and administration associated
professionals, business and administration professionals,
education professionals, elementary sales, clerical workers,
service workers and specialist managers.
The Greater Springwood Masterplan provides for development
focus in select precincts, to be known as the Springwood
core. Consequentially some reduction in development rights
is anticipated in the short term when compared with the
current Logan Planning Scheme in order to consolidate the
redevelopment activity which can occur by 2031. This strategy
is intended to structure Council’s infrastructure investment and
phasing for the term of the Plan. Applications where development
is beyond the revised development form will only be supported
in the short term, given the current rights of land owners in the
area.
2016
Springwood core - Priority redevelopment areas
17 - 2016 Phasing Plan
37
18 -
2031
The following two graphs show how development will be phased
to promote development east of the Motorway from now until
2031, with significant attention in the first 10 years of the Plan.
The second graph shows that once the eastern part of the centre
is established and rehabilitation of Slacks Creek has begun
to occur, redevelopment of the area west of the Motorway in
Precincts 5B, 5D, 5E, 5F and 5H is anticipated.
19 -
38
2031
Springwood core residential intensification
areas substantially complete by 2031
Major Commerical West - initiated by 2031
Major Commerical East - substantially complete by 2031
Moss Street Leisure precinct
Precinct 2 - Housing choice and affordability
(Terrace House, Duplex, Triplex development)
Slacks Creek connectivity completed by 2031
20 - 2031 Phasing Plan
39
12
access to suppport growth and the community
The Masterplan anticipates a range of integrated measures for the
transport network including:
development of a legible and adequate local arterial road
network to support M1
provision for future public transport (bus) opportunities
through coordination with urban design outcomes (transit
streets)
promotion of compact urban form (but retaining sufficient
diversity to be an attractive place)
integrate walking and cycling facilities
The design of the transport network is proposed as a maturing
structure including:
Early phase implementation of 4 laning to Cinderella
Boulevard from Springwood Road to Dennis Road
This component of the Masterplan allows Council to
immediately undertake actions to facilitate a mixed use
environment. The road is already owned by Council and,
with minimal road widenings Council can enact the project
in the next few years, providing early phase improvements
to connectivity and supply in the centre.
Implementation and integration with TransLink’s services
plan to support the new Springwood Busway Station
The secondary boulevard, known as ‘Springwood
Boulevard’, requires the acquisition and demolition of
buildings, as well as the acquisition of significant land area
(approximately 11000 sqm to Dennis Road). This project
can be assembled over time and provided in the later
phases of the Masterplan implementation period (to 2031).
Development of a ‘green street’ west of the Motorway to
connect the centre more directly to Logan Central from
40
Compton Road through Allgas Street, Herbert Street and
Park Road to Kingston Road
Pedestrian environment
The Masterplan recognises that CBD vibrancy and reliable
and attractive access to public transport will need significant
investment including:
Residential intensification in the vicinity of the Springwood
Busway Station which should assist in self-containment
for local trips and provide for a level of pedestrian activity
throughout the whole of the week.
Over 100,000 sqm of streetscape upgrades for new
footpaths, pedestrian lighting and boulevarding centred
around Cinderella Drive, the Eastern Service Road, Vanessa
Boulevard, Carol Ave, Paxton Street, Briggs Road, Murrajong
Road, Dennis Road, Laurinda Crescent and Marlane Court.
1000 new street trees
New pedestrian interblock links between Colleen Grove and
Lenore Crescent, Cinderella Drive/ Fitzgerald Avenue/ Tina
Avenue to Vanessa Boulevard and between, the Eastern
Service Road (near the Springwood Busway Station) and
Vanessa Boulevard.
Cyclist Network
The Masterplan incorporates the requirements for the cycling
encapsulated in regional and council planning for this network.
Key issues to be addressed by the Masterplan include:
The Springwood Bike route comes from Rochedale Park
down a south-westerly direction through 70% off road and
30% on street paths and terminates at the Pacific Highway
and Logan Road.
The Logan Central Bike Route starts at Compton Road
and proceeds on street and turns left at Nyanza Road and
proceeds southwards to Railway Parade.
The V1 Bikeway southern leg starts at Daisy Hill and runs
parallel to the Pacific Highway up to Logan Road. At the
western side of Pacific Highway, the Slacks Creek Route
traverses the Sporting Ground, Slacks Creek and Timothy
Parks. This terminates at the Hiley Street corner of Service
Road.
The V1 Bikeway northern leg runs parallel to Pacific
Highway up to Lexington Road.
The cycling network included in the Masterplan provides the
following investment opportunities:
Springwood is emerging as a vital commuter and
sports recreational cycling linkage joining a corridor of
development to the north and south on an axis along Logan
Road.
The Slacks Creek Linear Park has potential to accommodate
a recreational exercise trail, and does include an existing
facility from the south of the study area to Park Road which
should be extended northwards.
On road cycling facilities as part of the Springwood Road/
Cinderella Drive boulevard projects.
Kingston Road bicycle facilities could extend further north in
structure plan.
Connections to Underwood Park and Recreation Complex
through Logan TAFE and Springwood High School are
desirable.
21 - Transit Network Plan
Primary Transit Network
Public transport
Mode share for public transport Journey to work in Springwood
in 2006 was 8%. Enhanced frequencies at the Springwood Bus
Station have seen a growth in patronage in recent years and this
would be expected to continue with the completion of the South
East Busway Extension.
Secondary Transit Network
Mode Share for the Journey To Work (2006)
Pedestrian Network Investment
Public transport mode split assumptions for this Masterplan were
tested to the maximum considered appropriate without a major
infrastructure upgrade for public transport.
Allow for future Busway extension
The Masterplan provides for development which supports the
Queensland Government’s investment in the Springwood Busway
Station including new transit priority streets including Cinderella
Boulevard, Barbaralla Drive, Eastern Service Road, Fitzgerald Ave,
Springwood Road, Logan Road and the new ‘green street’ to the
west of the Pacific Motorway (Baker Street, Allgas Street, Herbert
Street, Marbella Street and Park Road).
41
Transit Oriented Development
Utilising its TOD Performance Model technique, GHD tested the
assumptions for Transit Oriented Development provided for in
the Masterplan. The TOD Performance Model provided a high
level view of potential “transit oriented” development scenarios
that are most suitable in relation to the selection criteria. The
outcome of running a high level multi-criteria analysis in this
particular context is a series of mapping products, which
illustrate the individual constraints, the overall land suitability
of the study area and the optimal paths between the proposed
development scenarios and public transportation. The three
dimensional model illustrates:
probable routes between the proposed development and
public transport stations and stops within an interactive
environment
options that are most suitable against the selection criteria
are considered in more detail through the integration of
additional spatial datasets.
Springwood’s key attribute is its’ transport accessibility at
the regional level. Positioned on the National Highway and the
beneficiary of the Pacific Motorway Upgrade and the South East
Busway Extension, it is brimming with potential as an economic
powerhouse for the region. However, the local transport network
in terms of its grid connectivity, capacity and attractiveness will
need to be enhanced to provide for the commercial future of the
centre.
The outcome of the TOD Performance Model testing was support
for the strategy to invest in secondary transit streets where there
was clear attraction to the amenity and accessibility of approach
routes to the Busway station (such as Cinderella Drive).
Whilst outside of the scope of the this Masterplan, it is
recognised that greater levels of public transport servicing at
the Citywide level could improve the mode split for Logan City.
Investments in citywide metro rail or busway (not bus lanes)
should be investigated in light of the significant development
anticipated for Springwood and other areas in Logan. Direct
high frequency connections to Logan Central, Browns Plains,
Springfield, Ripley and Ipswich may be desirable.
42
22 - TOD Performance Models
43
Sustainable Travel
The proposed development is heavily biased towards
commercial, retail, or industrial uses which will have a strong
trip attraction in the morning and produce trips in the afternoon
peak periods. The quantity of residential intensification is not
sufficient to significantly offset the strong commuter flows with
non-motorised transport modes.
An estimate of public transport demand based on an 8% mode
split indicates an increase to about 1,100 pax/hr in the AM peak
over the study area. TransLink has observed that the Springwood
Busway Station is already approaching capacity, and ticket
sellers are used on the platforms to reduce dwell times.
It is likely that an upgrade of the Springwood Busway Station will
be required in the early years of the Masterplan implementation
to provide additional platforms. The trunk transport network
within the centre will benefit from a number of planned capacity
enhancements including:
South East Busway Extension to improve bus priority and
upgrade the Springwood Busway Station
V1 Bikeway parallel to the Pacific Motorway
Pacific Motorway Transit Lanes Project
The following initiatives are proposed for the public transport
strategy:
Improve pedestrian connectivity to the Springwood Bus
station.
44
Extend some busway services through the core of the
Masterplan area to extend the ‘walk-up’ catchment of the
busway and remove some demand from the Springwood
Bus Station.
Develop a “green link” (bus and non-motorised transport
corridor) from the bus station and eventually from the
busway station to Allgas Street, to connect to a new HFP
(high frequency priority) route parallel to the Slacks Creek
Linear Park reserve. Extend Herbert Street to Marbella Street
as a “green link” to enable buses to access Park Road
to continue to Logan Central. This new spine improves
accessibility and CPTED outcomes for the Slacks Creek
Linear Park.
Improve bus services through the Springwood centre to
extend the effective catchment of the busway and reduce
the concentration of demand at the Springwood busway
station.
Improve the presence of the bus network by upgrading the
‘on-street bus furniture’ in conjunction with the Translink
Transit Authority, including seating, bus shelters and
realtime bus arrival information.
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Based on or contains data provid
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24- Sustainable travel plan detail
© 2009. While GHD has taken care to ensure the accuracy of this product, GHD and DERM, Navteq make no representations or warranties about its accuracy, completeness or suitability for any particular purpose.
GHD and DERM, Navteq cannot accept liability of any kind (whether in contract, tort or otherwise) for any expenses, losses, damages and/or costs (including indirect or consequential damage) which are or may be
incurred as a result of the product being inaccurate, incomplete or unsuitable in any way and for any reason. Data source: © State of Queensland (Department of Environment and Resource Management): DCDB - 2009;
© Copyright Navigate 2008, based on data provided under licence from Navteq 2008: Roads - 2008. Created by: DB
Copyright: This document is and shall remain the property of GHD.
The document may only be used for the purpose for which it was produced.
Unauthorised use of this document in any way is prohibited. © 2009.
45
Road Investment
For the traffic network:
A review of the proposed land use arrangements for the road
network proposed as part of the Masterplan reveals:
that AM Peak demand is very high by 2031, and could
affect the function of the M1. The connections to Compton
Road, Paradise Road, Beenleigh Road and Rochedale Road
become very important
the Western service road will be congested and improved
connections to Kingston Road may be desirable
the Eastern Service Road plan for four laning may be
adequate with the improved network connectivity to the
eastern side of the Motorway
In response the Masterplan provides the following strategies:
Limitation of local trip making using the Pacific Motorway:
Development is concentrated in the area around the
Springwood Busway Station and the Eastern Service Road.
Development of opportunities for district road network (such
as Cinderella Drive and Barbaralla Drive) to provide a mature
integrated road system
Completion of the road network grid for the centre: some of
the existing roads in Springwood do not provide an alternate
choice of routes and so the Masterplan provides for a more
connected road network with new road links from Laurinda
to Watland Street, and Murrajong Road to Cinderella Drive.
46
road investment
Key intersection
upgrade
4 laning
Cinderella
Boulevard
Bus priority
facilities
New connective
road network
providing
improved
vehicular and
pedestrian
accessibility to
Springwood core.
Key intersection
upgrade
New road
Streetscape
improvements
(pedestrian
facilities)
Based
Base
B
d on or cont
contains
ains dat
da a pr
provid
o ed by the
t e State
State of Queen
Queenslan
sland
d (Depar
(Depa tmen
nt of Env
Environ
ironment
ent and
Resource
Reso
R
urc Man
Ma agem
gement)
ent) 200
2009. In consi
considera
eration
tion of the Stat
State permit
perm ting use of this data
data you
you acknowled
ac
ledge
and agre
a
ee that
that the State
State gives no
no warran
ranty
ty in
in relati
relation to the
the data
data (incl
(includin
uding
g accura
c cy,
reliabil
e
lity, com
complet
etenes
eness,
s, curre
currency or suita
tabili
bility)
ty) and
an
accepts
acce
pts no liabi
iab lity
ty ((including
ng with
without
out
limi
mitati
tation, liab
abilit
ility
y in neg
neglige
ligence)
nce) for any los
loss,, d
damag
amage
e o
or cos
sts (incl
( nc udin
uding
g conseq
sequential
damage)) rela
d
relating
tin to any
y use of the
the data.
d
Da
Data
ta must
must not be used
used for
or dire
ir ct marke
marketing
ting or be used
used
in
n breac
breach
h of
o the privacy law
ws.
Springwood
Boulevard
extension to
Watland Street
25 - Road Investment Plan
26- Road Investment Plan detail
© 2009. While GHD has taken care to ensure the accuracy of this product, GHD and DERM, Navteq make no representations or warranties about its accuracy, completeness or suitability for any particular purpose.
GHD and DERM, Navteq cannot accept liability of any kind (whether in contract, tort or otherwise) for any expenses, losses, damages and/or costs (including indirect or consequential damage) which are or may be
incurred as a result of the product being inaccurate, incomplete or unsuitable in any way and for any reason. Data source: © State of Queensland (Department of Environment and Resource Management): DCDB - 2009;
© Copyright Navigate 2008, based on data provided under licence from Navteq 2008: Roads - 2008. Created by: DB
Copyright: This document is and shall remain the property of GHD.
The document may only be used for the purpose for which it was produced.
Unauthorised use of this document in any way is prohibited. © 2009.
47
Proposed road cross sections
The Logan City Council standard road cross sections are
typical of guidelines used in Australia. They provide for a safe
environment for a range of road functions – from Urban Access
to Urban Arterial. The standards ensure an appropriate balance
of safety, traffic capacity, parking supply and kerbside function,
residential and urban amenity, and access.
The LCC standards are primarily suburban in focus, and the
variance proposed in this Masterplan is considered to balance
the requirement for land acquisition with road function, whilst
providing for investments in road space for sustainable means of
travel such as walking and cycling. In particular, the road design
is intended to promote an urban road cross section, where
lane widths promote a lower speed environment for motorised
vehicles.
The Cinderella Drive cross-section has been designed to
accomodate:
growth in traffic over time, and
temporal uses throughout the day.
Four lanes are proposed for Cinderella Drive, within which the
kerbside lane can accomodate a range of functions. Cycling use
has been included as accordance with this strategy.
48
27 - Marlane Court road cross section
28 - Murrajong Road road cross section
29 - Cinderella Boulevard road cross section
49
Parking supply
Parking rates applicable for the centre are generally focussed on
the areas where change is expected to occur in the Springwood
core including:
Major commercial development
Residential intensification
No changes are anticipated for the other uses since limited
change is forecast.
Parking rates included in the current Logan Planning Scheme are
as follows:
For Commercial Premises
1 space per 20 m2 of GLA of any storey any ground level
plus 1 space per 30m2 of GLA of any other storey with a
minimum of 4 spaces plus 2 visitor spaces. Loading bay
required if more than 1000m2 GLA.
For Multi-Unit Development
2 spaces per dwelling unit of which 1 space is covered.
1 visitor space per 2 dwelling units, where the visitor space
is located within 50 metres of the dwelling it serves.
1 vehicle washing space where the use comprises more
than 15 dwellings.
Rates should be adjusted dynamically to manage parking supply
to achieve desired outcomes, including economic growth,
urban amenity, manage traffic operations and minimise the
provision of transport infrastructure. Increasing market capture
by bus services may signal a future requirement for reduction in
carparking in some precincts, particularly in the vicinity of the
Springwood busway station.
50
The Greater Springwood Masterplan sets out a long term vision
which includes much higher levels of self containment, improved
access to public transport and lower levels of car use. However,
the parking supply needs to be managed at all points in time to
achieve this vision. Creating a more connective road network
and additional road links with ‘on-street’ parking will improve the
overall available parking supply.
A key factor in the management of parking supply is an
understanding of the current supply and how both supply and
demand will change with future development. In relation to the
Springwood area:
The on-street parking surveys that were undertaken by
the SPATS are a good basis on which to build this picture
but need to be updated, and supplemented with a better
understand of the ‘off-street’ parking supply. The available
information indicates that the current parking rates are
not too low. However the high increase in demand for bus
services may suggest that an increase in the parking rate is
not warranted at this point.
The potential for Council to develop or facilitate a
commercial parking building within the core retail area
should have a direct correlation to amendments made to the
parking rates. Changes to parking rates should reinforce this
strategy.
The Masterplan incorporates provision for shorter term increases
to parking supplies including:
Implementation of Cinderella Boulevard to provide an on
street carparking supply to the kerbside lanes as an interim
measure. These spaces are likely to become the subject of
future kerbside management arrangements providing for
peak period clearways.
30 - Carpark development plan
Precinct 9B:
This precinct will need to limit carparking in the long term,
which will be implemented in association with the upgrade
of public transport services (e.g. 10 minute frequencies for
the Eastern Service Road and Cinderella Boulevard).
Pacific Motorway
This precinct will allow for commercial carparks to have as
of right capability for ‘carpark’ use. This strategy has the
potential to use under-utilised parking spaces based upon
different land use purposes. If parking spaces are shared
across different times of the day, fewer car parking spaces
would be required, as well as potentially renting surplus car
parking spaces for additional income to either Council or
private organisations.
Precinct 9B will only benefit from a higher parking rate at
1 per 50 sqm for commercial uses for the first 5 years
of the plan. However, sites developed within this time
period will also benefit from use rights associated with
public carparking in the longer term. After this initial period
intended to stimulate early phase commercial investment,
the planning scheme will be amended to reflect the
increased accessibility associated with the South East
Busway extension.
Carpark use
provided as part
of development
A review of other South East Queensland local government
planning schemes provided by Council reveals a trend to
graduated parking rates to respond to these issues. The critical
issue in determining parking rates for the residential precincts of
the Greater Springwood Masterplan are:
Proximity to public transport
Phasing and implementation (earlier phase building may
include higher rates than later phases e.g. when the
proposed TransLink 2018 bus frequencies are in place)
Adequate off street parking to suit the needs of residents
Investments in the pedestrian realm of the centre which
reduce the need to own a car for access to local retail and
services
For precincts 7A, 8B and 9C, carparking rates will be limited to:
0.0 / 0.5 per 1 bedroom
1 per 2 bedroom
1.5 per 3 bedroom
0.25 per unit for visitors
These rates take into account proximity to the busway station
(and Cinderella Boulevard as the secondary transit street), and
will promote diversity of dwelling size in the area, as well as an
affordable low-cost unit type without a carpark.
For residential development there are two requirements for
parking rates in the Masterplan area including:
The need to respond to larger dwelling size whether the
dwelling type is units, row houses or detached houses.
The opportunity to promote transit oriented development by
limitations to origin parking in the vicinity of the Springwood
Bus Station.
51
13
city identity
The Greater Springwood Masterplan (2009) anticipates that
its’ development to 2031 will be a preparatory phase in the
development of Springwood’s future. In next 20 years, a
significant quantum of development on small to medium scale
sites has been provided for. Key precincts in the plan have
been identified for infrastructure investments, and these will
help the centre to evolve. The refitting of the centre core area
east of the Springwood Bus Station is expected to provide for
development feasibility at the scale of the typical lot size, making
redevelopment affordable. This strategy is expected to initiate
maturation of a commercial PAC. In particular, development on
larger sites between Springwood Road and Vanessa Boulevard
is anticipated to occur either in the later phases of the plan or
beyond 2031.
The urban identity of Springwood will be derived from the lifestyle
for which it provides. The new residents and employees, and
their 18/7 access to local services and activities will transform
the sense of this centre from suburban to urban. The proposed
apartment living and the major commercial development, along
with Council’s investment in a connected and high quality
public realm, will evolve Springwood to the city the South East
Queensland Regional Plan envisages.
Key elements of the urban design arrangements for the centre
which are achievable in this phase of Springwood’s development
include:
52
Mixed use development along Springwood Road and
Cinderella Boulevard culminating in a major community
and parks precinct at Springwood Park and the proposed
Springwood Art Gallery and Theatre fronting Springwood
Boulevard.
Improvements to east west pedestrian connectivity by
review and upgrade of signalised intersection cycle times
and facilities for pedestrians at Springwood/ Rochedale
Road through to the Logan North Library and the
Springwood Aquatic Centre.
New interblock links throughout the key early phase
development precincts of the centre, providing for a
walkable block size with significantly improved pedestrian
choices and amenity.
Two Town Squares, one fronting Cinderella Boulevard
and expected to support retail, cinema and restaurant
uses, and the other one fronting Springwood Boulevard
to provide both a point of visual interest and lunchtime
haven for Springwood office workers. The Town Square in
Precinct 8B will be the confluence of all major elements of
the Masterplan including the boulevard extension of Carol
Avenue (Springwood Boulevard) and the Community uses
(Springwood Heart).
The Springwood Boulevard Town Square will also make
reference to the water sensitive urban design streetscape
treatments extending from the Eastern Service Road to
Carol Avenue. These WSUD elements provide a mention
of the Slacks Creek Linear Park, the other key organizing
element of this Masterplan. Ideally this Town Square will
include a water feature as a contemporary expression of
Springwood’s original appellation.
31 - City Identity Plan
Lowe Oval community
facilities node.
Springwood pedestrian
spine
Springwood retail heart
Springwood community
heart
Slacks Creek entry points
53
14
living
As part of the development of this Masterplan, GHD created a
City Information Model (CIM) for Springwood. The CIM provides
the Masterplan with detailed yield and residential form data and
demonstrates the aggregate outcomes for the each precinct
including:
Building form
Unit numbers and size
Proposed carparking arrangements and rates
Streetscape outcomes including cross sections and three
dimensional visualisations
In relation to residential growth, the Statistical Local Areas of
Springwood, Slacks Creek, Underwood, Rochedale South and
Daisy Hill-Priestdale the projected population growth 2001 to
2031 is 10,191 additional people with an overall population for
those SLAs of 50,800 people.
Overall units numbers proposed in the Masterplan include
provision for up to 14,500 units with an assumed average
dwelling size of 85 sqm. The key Precincts where residential
intensification will predominantly occur include Precincts 7,
8 and 9C. These are within the walk-up catchment of public
transport, retail and other services and focus on these areas will
provide the impetus for Council’s investment in the infrastructure
projects selected for the centre.
Table 3.1 of the current Logan Planning Scheme describes
Residential Density Standards including provisions for a
maximum number of dwellings per site area. Whilst these
provisions can provide the Council with a level of certainty
around infrastructure loadings, the performance of the plan
54
within the environment of the Integrated Planning Act needs to
be based on outcomes which allow the market to respond and
innovate. A limitation to development yield along the lines of the
‘R’ zones is not considered appropriate to provide the stimulus
needed to achieve the PAC at Springwood.
For Springwood, the Masterplan provides direction around these
issues as follows:
The detailed building forms analysis provides for a plot
ratio and building envelope description of the form of
development in each residential precinct
Consideration of the phasing requirements of the plan which
place the achievement and investment in certain residential
precincts as important at the city-wide level
A relationship between parcel development size, sustainable
building systems and development yield
The table on the opposite page highlights the key design criteria
for each of the residential intensification areas.
32 - Residential growth 2031
33 - Residential Areas Precinct descriptions
PC
Zone
2A
2B
2C
3B
Residential Intensification Medium Density are residential areas which provide for
medium scale residential development located on the periphery of the Masterplan area, allowing
a transition to single detached dwellings. As such development in this area must maintain scale
and relationship with adjoining development as well as providing a supporting role to the Major
Commercial Area.
7A
7B
Residential Intensification High Density areas are specific residential areas close to the Major
Commercial and Retail areas of the Masterplan area. The Springwood Bus station will provide the
future resident population with transport choices. This use accommodates a range of building
heights as the area transitions to established lower density areas. Hotels and other similar uses are
expected on busier streets.
8A
Mixed Use Development
Residential Intensification Medium Density are residential areas which provide for medium scale
residential development located on the periphery of the Masterplan
area, allowing a transition to single detached dwellings. As such development in this area must
maintain scale and relationship with adjoining development as well as providing a supporting role to
the Major Commercial Area.
Springwood’s Mixed Use Areas provide a range of convenience retail, commercial and employment
uses as well as community and residential uses. The role of this area supports the development of
the Major Commercial areas by providing flexibility between building uses but with a focus on the
provision of additional residential development in the centre. Building heights will reflect the role of
the precinct as a residential area transitioning in scale from the major commercial areas.
Building
Height
10
Storeys
Plot Ratio
3
1
10
10
3
3
1
1
10
3
1
17.5
5
1.5
For Lenore Street East (transition)
10
3
0.8
8
8
2.5
4
For 7B remainder
30
28
55
33 - Residential Areas Precinct descriptions
56
PC
Zone
Building
Height
16
Storeys
Plot Ratio
8C
Precinct 8C includes existing residential land in the vicinity of Onak Cresent, which is intended to provide
residential intensification for short term accommodation and medium rise retirement living.
4
1
10
Residential Intensification Medium Density are residential areas which provide for medium scale
residential development located on the periphery of the Masterplan area, allowing a transition to
single detached dwellings. As such development in this area must maintain scale and relationship
with adjoining development as well as providing a supporting role for housing accessible to the Major
Commercial Area.
10
3
1
12
Mixed Use Development
Springwood’s Mixed Use Areas provide a range of convenience retail, commercial and employment uses
as well as community and residential uses. The role of this area supports the development of the Major
Commercial areas by providing flexibility between building uses but with a focus on the provision of
additional residential development in the centre. Building heights will reflect the role of the precinct as a
residential area transitioning in scale from the major commercial areas.
The existing development approval for the Motorline site will remain valid.
16
4
2.5
Heights in accordance with Development
approval dated 9 December 2008 for Lot
3 on SP177072
15
belonging
This Masterplan is one means by which Springwood will evolve.
Central to its future will be the people who live and work there,
but beyond the immediate residents and employees, Springwood
is recognized for its role to provide a place for the whole of the
community, where everyone is welcome, and their differing
needs are accommodated. Whilst this Masterplan includes
infrastructure investments for roads, stormwater, sewer, water
reticulation and environmental rehabilitation, the proposal for a
major park acquisition and a new Art Gallery and Theatre in the
centre of the core area is the centerpiece of the future community
and cultural life of Springwood. Building upon existing assets and
uses in the vicinity including Springwood Park, the Springwood
Primary School, and the Springwood Bowls Club, Precinct 8B,
8C and 8D will provide a community heart for the region.
34 - Springwood Theatre & Art Gallery
Critical to the response to the needs of this community is the
location of the proposed facilities which are highly accessible
and have a place of their own within the Springwood core.
In particular, the community and park facilities proposed in
Precinct 8B build upon and support the ongoing viability of the
Springwood Primary School for Education Use. Precincts 8B
and 8D will have their own style and pace, and will be partially
removed from the service and commercial aspects of other
parts of the Masterplan area. The Community facilities proposed
as part of this Masterplan include 3 new regional facilities as
follows:
Art Gallery between Briggs Road, and Murrajong Road
Theatre and Dance facilities between Briggs Road, Carol
Avenue and Murrajong Road
Youth Centre adjoining the existing Springwood Community
Centre (corner of Tina Avenue and Vanessa Boulevard)
57
35 - Springwood community heart looking southwards
58
36 - Community Facilities plan
37 - Community Facilities plan detail
Existing Springwood
Community Centre
New Youth
Community facility
Existing Bowls Club
New Town Square,
Theatre and Art
Gallery
Existing Springwood
Central Primary
Based
d on or cont
contains
ains data
a provid
provided
ed by
by the
the State
State off Queen
ueenslan
sla d (Depar
partmen
tmentt of Env
Environ
ironmentt and
Resource
Reso
urce Man
M agem
agement)
ent) 2009. In cons
considera
eration
on off the Stat
State
e permit
rmitting
ting use of
o this dat
data
a you
you acknowledge
ac
and agre
agree th
that
at the
the Stat
State giv
gives
e no wa
warran
rranty
ty in
in relati
relation
on to
to the da
data
ta (incl
ncluding ac
accura
curacy,
cy,
reliability,
y, co
complet
etenes
eness,
s, curre
currency
ncy or suita
s itabilility)
ty) and
nd acce
ac pts no liabi
l ab lity
ity (including
ng without
limitati
ation,
on, liability in neg
neglige
ligence)
nce for any los
oss,
s, damag
damage
e or cos
costs (incl
nc udin
uding
g conseq
conseq
n
uent
ntial
ial
damage) relating to any use of the data.
dama
data. Da
D ta
a mustt not be
e used for dire
direct
ct marke
mar ting or be used
used
in breac
re h of the privacy
vacy law
laws.
s.
59
16
preserve
Preserve and protect
Springwood has a rich and diverse natural history which
is evident in today’s environmental structure for the centre
including:
the Slacks Creek Linear Park and its tributaries
Springwood Park
the suburban context which provides an urban forest
surrounding the centre
The proposed population increase of approximately 10,000
people would require additional parkland to be provided within
easy access to the new residential community being proposed in
the study area.
Council’s Park Strategy (2005) determines the rate at
which open space is provided for the current and future
population (per head of population). The Area Standard for
Local Recreation Parks relevant to the Springwood Centre
is 0.8 hectares for 1000 people with 95% of the population
living within a 500m radius. The Area Standard for District
Recreation Parks is one hectare per 1000 people and 95%
of the population within 1.5km radius. As a result of the
proposed increase in population, there will be a shortfall
of approximately eight hectares of Local Park and twelve
hectares of District Recreational Park.
Ideally the provision of new park would build upon Council’s
existing park assets both in the form of additional land and
better facilities. New park should also be centrally located
and easily accessed by the local population via walking,
cycling and public transport. New parkland has therefore
been identified contiguous with Springwood Park.
60
The extension of Springwood Park along Briggs Road will
reinforce the importance of the public realm within the
Greater Springwood Masterplan Area. The park extension
reflects the surrounding community focus as it is located
adjacent to the Regional Cultural Facility and proposed Civic
Park. Combined, they will create a dynamic community
node that will act as a significant precinct entrance. The
complimentary uses of the Springwood Park extention
and proposed Civic Park will provide for outdoor event
opportunities, pedestrian links to the major commercial
precinct and intensified residential areas will also be
improved.
The proposed Park acquisition in this location includes four
residential sites fronting Cinderella Drive, and a number of
residential sites fronting Briggs Road, east of Carol Avenue
and including sites between Briggs Road and Murrajong
Road, providing 22 900 sqm of new park.
Two town squares are also proposed on Cinderella
Boulevard (5987 sqm) and Carol Ave/ Springwood
Boulevard (3008 sqm), although these parks will be more
urban in their function.
The Masterplan includes a recommendation to Council to
include a waterway theme in their mapping layers. For the
Greater Springwood Masterplan area, setbacks to Slacks
Creek will be 50 metres from the centreline of the creek, for
tributaries, the setback will be 25 metres from the centre
line. No new development will be supported within these
setback areas, and developments will be required to provide
an acceptable vegetated interface which respects the
environmental values of the waterway network.
In the most urban areas of the Masterplan (Precinct 9B and
9C), new water sensitive urban design (WSUD) areas have
been identified within the road reserve to slow flows and
collect debris as water moves towards the Pacific Motorway
where new stormwater quality intervention devices are to be
installed for water flowing towards Clacks Creek. The WSUD
will provide an infrastructure function as well as provide an
improvement to the general amenity of streets intersecting
with the Eastern Service Road.
A number of sites remain to be acquired by Council in order
to secure the Slacks Creek Linear Park as a connected
network. These acquisitions will enable Council to provide
a range of service improvements including waterway
continuity and regional ecological connectivity, sewer
services augmentation and upgrade and regional cycling
pathways. In total, 13 sites will need to be acquired by
Council to connect Slacks Creek. Approximately, 67,500
sqm of land is identified in the Masterplan, most of which
will be part of the new waterways initiatives.
38 - Existing and New Parks plan
Bill Kohlmann Park
Lowe Oval
Cinderella Boulevard Town Square
Springwood Park (existing)
Springwood Boulevard Town Square
Tallowood/Morland Park waterway link
Cronulla Park (greyhound track)
Slacks Creek Lineal Park connectivity
(new park acquisitions)
61
17
deliver
39 - Civil Infrastructure plan
Delivering the vision
This Masterplan is driven by the logistics around Council leadership in providing
investments which give the market confidence in the future of Springwood.
Whilst relatively inglorious in themselves, the new roads, sewers, water
reticulation and stormwater management measures are important elements in
structuring the centre for the future. Alongside the Queensland Government’s
major investments in the Pacific Motorway and the South East Busway
Extension, Logan City Council will undertake significant investments in its’
services for the centre over the 20 year period. This Masterplan anticipates that:
62
The Slacks Creek Linear Park Rehabilitation will be initiated in the first five
years so as to facilitate the community’s appreciation of the asset and
the planning for the augmentation of the sewer, water supply and cycling
infrastructure corridors.
All streets associated with the priority precincts of this Masterplan , that
is, Precincts 7, 8, 9B and 9C will be scheduled for upgrades to all services
including street lighting, boulevarding, road function (traffic, cycle facilities,
and transit facilities), water sensitive urban design, water supply, sewer,
broadband infrastructure and energy supply within 10 years.
Provision of community facilities including the Springwood Boulevard Town
Square, the Youth Centre on Vanessa Boulevard and the acquisition of sites
for the proposed Springwood Art Gallery and Theatre will also occur within
10 years.
The Cinderella Boulevard Town Square is expected to occur in accordance
with redevelopment plans for the major retail site between Vanessa
Boulevard and Fitzgerald Avenue.
Acquisition of land for the proposed Springwood Boulevard between Carol
Avenue and Watland Street occurs within 10 years, with the implementation
of the Boulevard expected to occur by 2026.
New Parks infrastructure for the proposed Springwood Park extension will
be acquired by 2013, with implementation to occur by 2016.
Civil services refit throughout Springwood core
area
Major Services Crossing - Energex Fibre-Optic
Slacks Creek Service Corridor Augmentation
Gas Alignment
Creek Corridor Improvement Stormwater
Managerment
40 - Indicative Infrastructure Projects
Parks
Town Square - Cinderella Drive
Town Square - Briggs Road
Park embellishment
New Park (Springwood Park)
Subtotal
Community facilities
Regional Community facility 1(Art Gallery)
Regional Community facility 2 (Theatre)
Regional Community facility 3 (Youth centre)
Subtotal
Transport
Interblock links (excludes retail sites)
Road
Intersection upgrades
Footpath
Eco-gutter
Cycleway
New bus facilities
Boulevard treatments
Centres Design Manual (key projects)
New trees
Subtotal
Land - $/ sqm
Embellishment
Total cost
5987
3008
25853
22900
800
800
800
1000
1000
450
650
$10,776,600.00
$5,414,400.00
$11,633,850.00
$33,205,000.00
$61,029,850.00
20.00%
20.00%
20.00%
20.00%
$2,155,320.00
$1,082,880.00
$2,326,770.00
$6,641,000.00
$12,205,970.00
3536
3536
1276
600
600
600
2500
2500
2500
$10,961,600.00
$10,961,600.00
$3,955,600.00
$25,878,800.00
20.00%
20.00%
20.00%
$2,192,320.00
$2,192,320.00
$791,120.00
$5,175,760.00
5785
6589
600
600
Assumed within cost/
intersection
0
0
600
0
0
600
0
1500
$3,471,000.00
$13,836,900.00
20.00%
20.00%
$694,200.00
$2,767,380.00
300000
250
350
600
0
300
1500
2500
$1,500,000.00
$300,000.00
$926,100.00
$3,268,800.00
$0.00
$33,900,000.00
$2,520,000.00
$2,505,000.00
$62,227,800.00
20.00%
20.00%
80.00%
20.00%
$300,000.00
$60,000.00
$740,880.00
$653,760.00
65.00%
50.00%
20.00%
$22,035,000.00
$1,260,000.00
$501,000.00
$29,012,220.00
$20,000,000.00
$10,000,000.00
60.00%
15.00%
$12,000,000.00
$1,500,000.00
$500,000.00
100.00%
$500,000.00
$97,998,250.00
10%
$19,599,650.00
Attributable to development
in Springwood Local Plan
area
$267,634,700.00
$79,993,600.00
5
1200
2646
2724
0
113000
1200
1002
Council services
Slacks Creek service corridor augmentation
Energy and Telecommunications
Design integration costs
Waterways
Slacks Creek connectivity & rehabilitation
67585
800
650
Total ICP
Duration of cost (years)
Cost per year
Springwood Masterplan
apportionment
Size
Total
$13,381,725.00
Springwood
Total cost
20
$3,999,680.00
Note: Unit Costs in this table are not a cost estimate. The costs are provided to indicate the comparative investiment required in each infrastructure system. No land valuations were undertaken, and land cost/sqm are indicative only.
63
18
action plan
In order to progress this Masterplan it will be necessary to
undertake the following key actions:
confirm indicative infrastructure costings and key projects
to be included in the Masterplan
obtain Council approval for the adoption of the Masterplan
prepare planning scheme amendments for inclusion in the
Logan Planning Scheme
undertake statutory consultation as part of a planning
scheme amendment process
prepare short and medium term Council budget
requirements in accordance with section 17.
appoint Masterplan project director (champion) to liaise with
the development industry and community
appoint Masterplan task force and advisory group to
facilitate the implementation of the plan
Initiate key short term actions in 2010-2011 budget cycle
Direct consultation with affected property owners
Intersection analysis for locations identified in section 12 for
“Road investment’.
Assessment of parking supply via an ongoing monitoring
program
Concept design for Cinderella Boulevard
The timetable on the opposite page provides an indicative
Implementation Plan.
64
Rehabilitation Stage 3 (Moss
Street to Paradise Road)
Rehabilitation Stage 2 (Moss
Street interface)
Installation of broadband
services coordinated with
infrastructure refit of
Springwood Core
Logan Road to Moss Street
(clean-up and vegetation
rehabilitation)
Rehabilitation Stage 1 –
Community building project
Liaise with Telecommunications
providers regarding coordinated
rollout of broadband in
Springwood core
Identify Springwood Task Force
Champion and Advisory
Committee
2010
Construct bus road link and bus priority facilities to Kingston Road/ Allgas Street and
Allgas Street to Park Road, and Park Road/ Kingston Road bus priority facilities as
required
Upgrades to key intersections Stage 3: Springwood Boulevard/ Watland Street
Construct Springwood Boulevard
Post 2019
Construct Springwood Theatre and Art Gallery
Construct Springwood Boulevard Town Square
2018
Construct Springwood Park extension and embellishments
2017
Upgrades to key intersections Stage 2: Springwood Road/ Rochedale Road,
Springwood Road/ Cinderella Drive
Commence construction on Springwood Boulevard Town Square
Public consultation for Springwood Theatre and Art Gallery
Slacks Creek Service Corridor Augmentation Construction
2016
Springwood Core refit – Water reticulation, stormwater services, road pavement and
pedestrian realm upgrade (Priority streets are Eastern Service Road, Springwood
Road, Murrajong Road)
Slacks Creek Service Corridor Augmentation Design
Public consultation of Springwood Park Concept Design
2014
Acquire land for road refit of Springwood Core
Acquire land for Springwood Boulevard Town Square
Acquire land for Springwood Theatre and Art Gallery
Design and construct Cinderella Boulevard
Initiate land acquisition for Springwood Park extension
2012
Upgrades to key intersection Stage 1: Construct bus priority concept design for
Fitzgerald Avenue/ Logan Road
Acquire land for Slacks Creek connectivity and Cycle network
Acquire land and construct new Community Youth Centre
Continue land acquisition for Cinderella Boulevard (road widenings)
2011
Upgrades to key intersection Stage 1: Prepare bus priority concept design for Fitzgerald
Avenue/ Logan Road
Initiate land acquisition for Cinderella Boulevard (road widenings)
Masterplan adopted in planning scheme
41 - Implementation Plan
65
Acknowledgements
This Masterplan has been developed by GHD.
Within the GHD team for the project, Buckley Vann Town Planning and Deicke
Richards Architects were involved in the early stages to provide a transition from
previous work undertaken for Logan City Council and as a peer review of the final
Masterplan. Urban Economics provided the economic context for the development
of the Masterplan. Godwin Wood Consulting provided the transport planning input
to the Masterplan throughout all phases of its development.
GHD
201 Charlotte Street Brisbane QLD 4000
GPO Box 668 Brisbane QLD 4001
T: (07) 3316 3000 F: (07) 3316 3333 E: [email protected]
© GHD 2009
This document is and shall remain the property of GHD. The document may only be used for the purpose
for which it was commissioned and in accordance with the Terms of Engagement for the commission.
Unauthorised use of this document in any form whatsoever is prohibited.
Document Status
66
Rev
No.
Author
A
L. Carter/ J. Kilby
Reviewer
Name
L. Carter/ M.
Mulholland/ J.
Mouton
Approved for Issue
Signature
Name
J. Mouton
Signature
Date
14.09.09
13.10.09

Greater Springwood Master Plan

Transcription

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