North Subiaco Urban Design Study

Transcription

Architecture
Interior Design
Landscape Architecture
Planning
Urban Design
Australia
China
Hong Kong SAR
Singapore
Thailand
United Kingdom
NORTH SUBIACO
TOWN PLANNING AND
URBAN DESIGN STUDY
Draft Framework Scenarios for Public Comment
Prepared for the City of Subiaco
July 2014
Contact
Document Control
Scott Davies Senior Associate
sdavies@hassellstudio.com
Chris Melsom Principal
cmelsom@hassellstudio.com
Podium Level, Central Park Building
152 - 158 St Georges Tce
Perth Western Australia, 6000
T +61 8 6477 6000
hassellstudio.com
HASSELL Limited ABN 24 007 711 435
Front cover image: The Vic Hotel, Hay Street, Subiaco. Photography by
HASSELL
North Subiaco
Town Planning and Urban Design Study
Version Number
Revision By
Issue Date
Approved By
1.0
-
24.06.14
Scott Davies
2.0
Matt Rogers
25.07.14
Scott Davies
Contents
Section
01
Introduction
Background
Why? The Need for the Study
01
03
02 Context
State Planning Framework Influences
Local Planning Framework Influences
Economic Context
Social Context
05
08
13
14
03 Observations
17
04 Character and Aesthetic
30
05 Strategic Drivers
Transition from Perth City to Subiaco Town Centre
A balanced approach to transport modes
Employment, People and Activity
Convenience and Amenity
Informed Density
06 Urban Design Framework
Opportunities
Spatial structure opportunities
Spatial strategies
Common elements
Scenario 1
Scenario 2
49
51
52
55
56
67
07 Next Steps
Indicative time line
Public realm recommendations
79
80
08
Statutory Planning Approach
83
HASSELL
© 2014
43
44
45
46
47
North Subiaco
Perth Modern School. Photography
by HASSELL
Town Planning
and Urban Design Study
01 Introduction
Background
The City of Subiaco over recent years has embarked on a
process of updating its strategic organisational and town
planning documents to ensure the organisation, and the
services it provides, meets the future needs of the community.
Following release and endorsement of Subiaco’s strategic plan
– Think 2030 – a local planning strategy has been prepared and
endorsed by the Western Australian Planning Commission
(subject to modifications) to inform a new town planning
scheme. Concurrently, the City has undertaken activity centre
structure planning for the town centre – as part of that process,
it was recognised a separate planning and urban design study
was warranted for the project area, which under the new
framework will be known as the North Subiaco Precinct. This
was based on it being separate, though complementary, to the
functionality of the town centre.
This report presents two urban design framework scenarios for
public comment. The City of Subiaco will review formal
submissions and then prepare a preferred framework for
adoption by Council to inform statutory development provisions.
Project Area
The project area lies immediately to the east of Subiaco’s town
centre and extends to the boundary of West Perth. The project
area is bound by the railway reserve to the north, Thomas Street
to the east, Churchill Avenue to the south and Townshend Road
/ Haydn Bunton Drive to the west.
Figure 1. North Subiaco project area
HASSELL
© 2014
1
West Leederville
Train Station
Subiaco
Train Station
Subiaco Oval
PMH
KEMH.
QEII Medical Centre
North Subiaco Planning and 2
Figure 2. Subiaco’s changing
contextStudy
Urban Design
Rokeby Road
Hay Street
01 Introduction
Why?: The need for
this study
North Subiaco is a place under transition and will face major
change through Princess Margaret Hospital (PMH) moving to
the Perth Children’s Hospital at the QEII Medical Centre and AFL
football to the new Perth Stadium at Burswood. The future of
these two important sites is unknown, though at the time of
writing, LandCorp has undertaken a preliminary business case
for redevelopment of the PMH site and a working group has
been established for Subiaco Oval to identify its ongoing
function, management structure and development vision
involving the State Government.
Conceivably, scenarios around future redevelopment of Subiaco
Oval may range from a stadium remodelling to reduce its
seating capacity, to a larger scale redevelopment akin to that of
Claremont Oval, where significant mixed use and residential
development occurs in a dense form around the oval and club
training facilities. However, these decisions are yet to be made
and it is the City’s aim to maintain the oval as an active
recreation space.
As both PMH and Subiaco Oval are under State planning
control, this document will provide high level recommendations
as to their function only, and will not seek to prescribe detailed
development criteria. In this way, this document will establish
the City’s preliminary position as to the future development of
these sites.
HASSELL
© 2014
The relocation of AFL football and PMH will have consequent
impacts on the activity patterns and land use throughout North
Subiaco. The number of visitors on weekends during the
football season and employees/visitors associated with PMH
will reduce significantly. This will likely impact most
significantly on the food and beverage and the health
consulting industry – though at this point it is unknown the
extent to which the consulting health industry will relocate
given the presence of other hospitals in the locality – it is likely
any transition from this form of land use will take a significantly
longer time period – if at all.
Given this transition, North Subiaco should focus on its other
competitive advantages – its location in relation to Perth CBD
and the western suburbs, its growing importance as a place of
business for professional services and its desirability as a
neighbourhood with high amenity that can support additional
residential density.
With this context in mind, and taking into account ‘spillover’
development pressure from West Perth, Perth CBD and
Subiaco’s Town Centre, it is appropriate to review intended land
use and development controls across zoned land in the city of
Subiaco’s Town Planning Scheme No. 4.
3
4
North
Subiaco
Planning
Figure 3. Sub
regional
context
plan and Urban Design Study
02 Context
State planning
framework influences
Directions 2031 and Beyond
Central Sub-Region Planning Strategy
In 2010, the Western Australian Planning Commission (WAPC)
prepared Directions 2031 and Beyond (Directions 2031), a
strategic state planning instrument that identifies a spatial
planning framework to address the expected population growth
of the Perth and Peel regions. Directions 2031 establishes a
hierarchy of activity centres throughout the Perth metropolitan
region. The centres are places which provide housing, services,
employment, entertainment and recreation. Under Directions
2031, Subiaco Activity Centre has been designated as a
secondary centre (WAPC, 2010).
In 2010, the WAPC prepared the draft Central Metropolitan
Perth and Peel Sub-Regional Strategy (Sub-Regional Strategy),
which identifies how the objectives of Directions 2031 will be
achieved. The sub-regional strategy has identified areas for
urban infill and expansion across the metropolitan area.
The WAPC’s initial planning combined North Subiaco and
Subiaco together as a single activity centre; however the
Structure Planning process for the Subiaco Activity Centre
identifies North Subiaco as being a separate, though connected
locality. The future character and role of North Subiaco will be
defined by its contextual relationship to the surrounding region,
in particular the Subiaco Activity Centre, West Perth and West
Leederville.
Activity Centres
As a complementary, though separate area to the Subiaco
Activity Centre, North Subiaco should not be assessed against
State Planning Policy 4.2 Activity Centres for Perth and Peel
provisions. However, as a guide, its residential density targets
can be used to consider ideal development potential.
HASSELL
© 2014
The City of Subiaco is identified as having a dwelling target of
an additional 3,600 dwellings, with the potential of some 4,109
dwellings in targeted growth areas (City of Subiaco Local
Planning Strategy, December 2013).
Capital City Planning Framework
In 2011, the WAPC prepared the Capital City Planning
Framework (Framework), which sets out a spatial strategy for
Central Perth, and the 12 km by 12 km area around the city
centre. It outlines a number of key urban design objectives and
presents options for better urban development.
North Subiaco will support Subiaco Activity Centre as a
significant employment, recreation and entertainment node,
particularly in terms of intensified residential and commercial
development. It should also support West Leederville’s role as a
district centre (as identified in State Planning Policy 4.2 Activity
Centres for Perth and Peel).
Gross residential densities of between 25 and 35 dwellings per
hectare are identified by State Policy and the Central Sub
Regional Strategy. North Subiaco performs relatively well in
this regard, with existing gross densities at around 20 dwellings
per hectare within 400 metres of the West Leederville Train
Station. With future development potential and the existing
amenity of the area, it is reasonable to expect North Subiaco
contributing to Perth’s infill targets.
5
02 Context
State planning
Public Transport Master Plan
In 2012, the Department of Transport prepared the draft Public
Transport for Perth in 2031, which identifies the public transport
network needed to support Perth’s growing population. The
Transport Plan supports links to and between strategic centres
as identified in Directions 2031 and emphasises the need for
coordinated public transport and land use planning.
Importantly, it highlights that appropriate land uses and
densities need to be co-located with public transport
infrastructure.
The Subiaco to Perth rail link (which includes the West
Leederville train station) is expected to continue to be
important, second only to the north south corridor along the
Mitchell and Kwinana Freeways in terms of patronage. By 2031,
the Perth to Subiaco link is expected to accommodate some
30,000 to 50,000 passenger trips each day. This is similar to the
expected demand placed on the Victoria Park to Perth link.
The Transport Plan also identifies the importance of long term
high frequency transit connections between Perth CBD and
Subiaco. The Transport Plan identifies this link as light rail and
would conceivably operate along Hay Street.
Development Control Policy 1.6 Planning to Support Transit Use
and Transit Oriented Development
This policy promotes increased accessibility to and
functionality of train stations (in this case, West Leederville
train station) in the form of transit oriented development,
achieved by:
__Providing a safe, convenient and attractive street network
and walking environment within the station catchment
__High density residential development within the station
catchment at a minimum of 25 dwellings per gross hectare
__Land uses and activities that generate transit trips should be
located within the station catchment, providing for a mixed
use neighbourhood
__Providing a high quality public realm that supports walking to
and from transit stations
The maturing office market that exists in both Subiaco and
West Perth will continue to influence land use patters within
North Subiaco (refer to Local Planning Framework Influences
for West Leederville context). Pressure for more intense
commercial development is likely to increase with emerging
mixed use and commercial development in West Leederville and
Leederville, to the immediate north of the project area. With
AFL Football relocating to Burswood, redevelopment of land
surplus to operational requirements can support North Subiaco
as a transit oriented precinct. Redevelopment of the PMH site
can also support North Subiaco as a transit oriented precinct.
Metropolitan Region Scheme
The Metropolitan Region Scheme (MRS) is a statutory State
Government planning instrument which broadly guides the
distribution of land use throughout Perth metropolitan area by
designating ‘zones’ and ‘reserves’. Land uses are further defined
in local planning schemes and other planning tools such as
development control policies.
The project area is generally zoned ‘urban’ which provide for
retail, residential, and commercial land uses.
The MRS reserves land for specific land uses within and
surrounding the project area:
_The
_
Perth to Fremantle railway, located to the north and west
of the activity centre, is reserved for railways.
_Hay
_
Street, central to the project area, and Thomas Street, to
the east of the project area, are reserved as ‘Other Regional
Roads’, linking Subiaco and the Perth Central Business District
(CBD).
_Princess
_
Margaret Hospital for Children is reserved ‘Public
Purpose - Hospital’.
_Perth
_
Modern School, near Roberts Road and Thomas Street is
reserved ‘Public Purpose – High School’.
_Mueller
_
Park, central to the project area is reserved ‘Parks and
Recreation’.
_Subiaco
_
Oval is reserved ‘Parks and Recreation - Restricted
Public Access’
The MRS provides a diverse range of land uses that will support
a sustainable activity centre.
6
North Subiaco Planning and Urban Design Study
02 Context
State planning
HASSELL
© 2014
Figure 4. Metropolitan Region Scheme Map
7
02 Context
Local planning
Local Planning Strategy
In 2012, the City prepared a Local Planning Strategy (Strategy),
which provides the framework for the long term planning and
development of Subiaco. The Strategy will form the basis for the
development of the City’s proposed Local Planning Scheme No.
5 (LPS5).
The Strategy has been endorsed by the Council and the WAPC
subject to minor text amendments. These amendments do not
affect the tenor of the document or this North Subiaco study.
The City identified the following goals:
_A
_ diverse and desirable city
_An
_ engaged and connected community
_A
_ prosperous community
_A
_ healthy and sustainable environment
_A
_ city positioned for the future
The Local Planning Strategy establishes development
objectives to:
_Foster
_
economic development
_Appropriately
_
locate an increase in population and housing
stock.
_Maintain
_
housing choice
_Identify
_
appropriate redevelopment sites
_Foster
_
sense of place
_Protect
_
and enhance local heritage and character
_Develop
_
a meeting place for the community
_Maintain
_
and enhance local recreational opportunities and
natural resources
_Ensure
_
convenient access to goods, services and employment
_Support
_
a better balance of through and local traffic
_Reduce
_
use of the private vehicles
_Support
_
the efficient use of existing infrastructure
_Provide
_
necessary services
8
The Strategy identifies that residential densities will be
increased selectively around train stations to encourage urban
renewal and to provide a greater range of appropriate dwelling
types close to public transport. An emphasis on affordable
housing is envisaged by the Strategy.
Other elements of the Strategy of relevance to the project area
include:
_targeted
_
growth along Hay Street east of Rokeby Road, with
residential development above commercial ground floors
_Hay
_
Street and Roberts Road to become two way
_targeted
_
residential and mixed use development on the
Princess Margaret Hospital site
New development standards should encourage, subject to
having regard to the City’s character and heritage studies,
residential development at a minimum of 25 dwellings per
hectare within 800 metres of railway stations, and substantially
higher for those sites that have the advantage of close proximity
to railway stations.
Subiaco Central Development Plan
The City prepared the Subiaco Central Development Plan
(Development Plan), which identified development principles,
an indicative development plan, precinct concept plans, and
guidelines. The Subiaco Central Development Plan was to have
a medium to long term horizon of 10-15 years, setting broad
goals and objectives for the development of the area and
establishing action plans.
This planning and urban design study takes on board the intent
of the Subiaco Central Development Plan and updates its
recommendations based on current policy settings, the context
of the draft Subiaco Activity Centre Structure Plan and changing
activity patterns.
02 Context
Local planning
Figure 5. Town Planning Scheme No. 4 map
HASSELL
© 2014
9
02 Context
Local planning
Current Scheme Provisions
The project area contains a number of zones as prescribed by
Town Planning Scheme No. 4 (TPS4), namely:
_Residential
_
(densities include R50 and R80, with R20 abutting
the southern boundary)
__Commercial / Residential
__Additional use areas (A10 and A12 for office and consulting
rooms)
A number of regional reserves also exist as prescribed by the
Metropolitan Region Scheme:
__Parks and Recreation
__Parks and Recreation (Restricted Public Access)
__Public Purposes – High School
__Public Purposes – Hospital
__Other Regional Roads
Precincts
The Scheme Area is divided into precincts, each having an
associated precinct planning policy. The North Subiaco project
area is identified as Precinct 3 North Subiaco and Precinct 5
Hay Street East by the Scheme. Part of precincts 3 and 5
extend beyond the project area into the area considered by the
Subiaco Activity Centre Structure Plan. Under the new Local
Planning Scheme No. 5 it is proposed that the project area
become one precinct to be known as the North Subiaco
Precinct.
10
North Subiaco Precinct
The precinct policy identifies as its key objectives the
preservation of local character and retention of the east – west
open space spine that forms part of the City to Ocean Greenway.
New development is therefore directed to preserve the existing
bulk and scale, which means:
__North of Roberts Road: preservation of open space and new
residential development of a medium scale that appropriately
addresses the street
__South of Roberts Road: retention of federation and ‘gold rush’
character development being of a fine grain and domestic
scale
Hay Street East Precinct
This precinct centres on Hay Street and the policy intends it to
be an ancillary commercial area complementary to the town
centre. The precinct is to be mixed use in nature, with a
commercial focus to Hay Street, residential and low scale
commercial to Churchill Avenue (reflecting its federation, fine
grain, domestic character) and mixed use to north – south
streets. Hay Street is intended to become significantly more
pedestrian friendly, acting as a landscaped boulevard.
Summary
Given the emerging and changing role of the project area, these
precinct policies will need to be modified, if not completely
replaced. However, key elements of note include:
__The need to retain heritage places and the preservation of the
historic character
__Preservation of an east – west green link
__Acknowledging the fine grain development
__Double frontage lots to appropriately address both street
frontages.
Residential Zone
Development in the residential zone is intended by the Scheme
to be consistent with its residential density designation. The
scheme, under clause 42, does provide special application
provisions, which affect the project area accordingly:
__Residential R50: development shall not exceed 9 metres
overall height and 6 metre wall height
__Residential R80 North Subiaco Precinct: buildings shall not
exceed 9 metres overall height and 6 metres wall height
__Residential lots bound by Roberts Road, Hamilton Street, York
Street and Catherine Street having an R-Code density of R50:
Council to have regard to the preservation of the amenity and
existing character of the precinct by ensuring new
development is of a similar scale; and building height should
not exceed 9 metres overall height and 6 metres wall height.
Commercial / Residential Zone:
The commercial / residential zone applies to multiple areas
throughout the City of Subiaco, one of which is focussed along
Hay Street within the project area. The Scheme, under clause
44, makes particular reference to Hay Street East – namely “to
enhance small to medium scale mixed use development of a
type and character appropriate to Hay Street East…”. Other
objectives relate to high quality design, encouraging
sustainability principles and providing for street / pedestrian
friendly development.
Particular development provisions are:
__Plot ratio – 1:1 except where mixed use is proposed, where
1.5:1 applies subject to 25% of the increase being residential.
__Setbacks – consistent with the existing streetscape.
__Height – 9 metres overall height and 6 metres wall height.
Variation up to 12 metres overall height and 9 metre wall
height on lots fronting Hay Street and Roberts Road provided
that the Council is satisfied that there will be no undue
adverse impact on the adjoining sites, streetscape or the
amenity of the locality in general.
__Residential density – R80 (note: R-Codes allow 12 metre wall
height and 15 metre roof height – the scheme provisions
prevail over the Codes).
02 Context
Local planning
Variations to Scheme Provisions
Apart from specific variation clauses relating to particular
development standards, the City of Subiaco does not have
discretion to vary development standards for residential
development as no such clause exists within the Scheme.
The city does have discretion to vary standards for non
residential development pursuant to clause 28 of the Scheme.
However, where specific discretionary provisions apply, such as
relating to height in clause 45, clause 28 does not apply.
Commentary
The current Scheme provisions provide neither flexibility nor
certainty for what would be considered contextually
appropriate development (in place and policy terms),
particularly within the commercial / residential zone.
Residential development standards should also be updated to
reflect at least the latest Residential Design Code provisions.
This planning and urban design study will recommend updated
development standards for the project area.
Draft Scheme Amendment - Hay Street
The current Scheme provisions impact on good design
outcomes. This is primarily owing to the fact that commercial
uses require floor to ceiling heights that are generally
substantially higher than other uses, somewhere in the order of
3.5 to 4.5 metres. The current wall height requirements of 9
metres do not give consideration to this, impacting achievement
of the aims and objectives of the zone, specifically to facilitate
mixed use development.
Council does not have the ability to approve development in
excess of the height limits prescribed in clauses 45(4), (48)(4)
and 51(4).
The amendment provides alternative height and plot ratio limits
for the Commercial/Residential zone for lots fronting Hay Street
east of Townshend Road. Specifically, the amendment extends
the development provisions established in the Subiaco Activity
Centre Structure Plan along Hay Street to Thomas Street.
The specific amendment proposal is:
1. Amending the term of ‘Non-Complying Use’ to ‘NonComplying Application’ and minor amendments to the
wording of this definition.
2. Adding a definition for Height, overall.
3. Minor amendments to the wording of clause 28(1) to insert
specific reference to a ‘non-complying application’.
4. Amending clause 45(1) by adding a new clause 45(1)(b) to
allow plot ratio for lots fronting Hay Street east of
Townshend Road as follows:
_1.5
_ for land uses other than residential; and
_where
_
the building contains residential uses to which the
Codes apply, provided that any floor space above 1.5:1 is
for such residential uses
5. Amending clause 45(4) by adding a new clause 45(4)(c) to
allow alternative height limits for lots fronting Hay Street
east of Townshend Road as follows:
_Maximum
_
wall and overall height of 4 storeys and 15.5
metres;
_Additional
_
height to that prescribed to a maximum of 5
storeys and 19 metres provided that the height is setback
6 metres from the street interface where one of a number
of criteria are met (residential uses, pedestrian access,
high quality design etc);
_For
_
lots fronting Hay Street with a dual frontage to
Churchill Avenue, a height limit of 3 storeys and 12 metres
shall apply to Churchill Avenue for a measure of 5 metres
north of the street interface; and
_For
_
lots fronting Hay Street with a dual frontage to York
Street, a height limit of 3 storeys and 12 meters shall apply
to York Street for a measure of 3 metres from the street
interface.
The progression of the Scheme amendment is an interim
measure until the findings of this study can be incorporated
into the Scheme. This study will take into account but is not
bound by the proposed Scheme Amendment; ultimately the
recommendations of this report should take precedence over
the amendment given the informed nature of the study.
HASSELL
© 2014
11
02 Context
Local planning
West Leederville Activity Centre Plan
The West Leederville Activity Centre
Plan abuts the project area
immediately to the north of the
railway reserve. It has been prepared
to make better use of land around
the West Leederville Train Station
and capitalise on proximity to Perth,
Leederville and Subiaco.
Consideration of the West Leederville
Activity Centre Plan is important in
order to understand contextual land
use and development proposals
within the area.
The important elements of the plan
for this study are:
_Mixed
_
use development
incorporating active frontages at
street level along Railway Parade
near to West Leederville Train
Station
_Medium
_
density residential
development outside of the station
node area
_Underpinning
_
a civic precinct on
Cambridge Street with a new town
square
_Development
_
in the order of 2 to 6
storeys increasing to 10 storeys
around Southport Street and
adjacent to the Mitchell Freeway
and Leederville Station
Figure 6. West Leederville activity centre plan (courtesy Town of Cambridge)
12
Now
HASSELL
© 2014
Future
Source: Pracsys
Consumer and producer services
Knowledge intensive producers services
Knowledge intensive consumer services
Not defined
9%
8%
8%
7%
6%
5%
5%
5%
4%
3%
3%
2%
2%
1%
1%
1%
0%
Education and training
Retail trade
Mining
Accommodation and food services
Construction
Financial and insurance services
Rental hiring and real estate services
Administration and safety
Manufacturing
Administrative and support services
Transport, postal and warehousing
Arts and recreation services
Wholesale trade
Electricity, gas, water and waste services
Information media and telecommunications
Other services
Agriculture, forestry and fishing
Healthcare and social assistance 13%
Top entertainment districts
Professional scientific and technical services 19%
02 Context
Economic context
North Subiaco Industry of employment
Above state average
Leederville
Mount Lawley
Below state average
Subiaco
Northbridge West
Source: A.B.S. Census data
Burswood
Highgate
CBD West
CBD East
Fitzgerald Street
CBD South
Source: Urbanspoon
Subiaco changing employment allocation
13
02 Context
Social context
North Subiaco method of transport to employment
North Subiaco average household weekly income
Above state average
Below state average
Negative
Negative
$1 --199
$1
199
Above state average
Below state average
$200 --299
$200
299
$300 --399
$300
399
Walk
Car
Ferry
Motorbike
Train
Cycle
Bus
Truck
$400 --599
$400
599
$600 --799
$600
799
North Subiaco household structure by population
Female
$800 --999
$800
999
Male
0 - 40 - 4
5 - 95 - 9
10 10
- 14 - 10
14- 14
15 15
- 19 - 15
19- 19
20 20
- 24 - 20
24- 24
25 25
- 29 - 25
29- 29
30 30
- 34 - 30
34- 34
35 35
- 39 - 35
39- 39
40 40
- 44 - 40
44- 44
45 45
- 49 - 45
49- 49
50 50
- 54 - 50
54- 54
55 55
- 59 - 55
59- 59
60 60
- 64 - 60
64- 64
65 65
- 69 - 65
69- 69
70 70
- 74 - 70
74- 74
75 75
- 79 - 75
79- 79
80 80
- 84 - 80
84- 84
85 85
- 89 - 85
89- 89
$1000 - 1249
$1000
1249
0-4
5-9
14
$1250 - 1499
$1250
1499
$1500 - 1999
$1500
1999
$2000 - 2499
$2000
2499
$2500 - 2999
$2500
2999
$3000 - 3499
$3000
3499
Above state average
Below state average
$3500 - 3999
$3500
3999
$4000 ++
$4000
02 Context
Social context
North Subiaco dwelling type by bedroom numbers
Semi-Detached
Row, townhouse or terrace house
Separate house
North Subiaco household structure by population
Flat, unit or apartment
State dwelling type by bedroom numbers
Separate house
3 Beds
5 Beds
2 Beds
4 Beds
6 Beds
HASSELL
© 2014
Non-family Household
Total
State household structure by population
Semi-Detached
Row, townhouse or terrace house
1 Bed
Family Household
Flat, unit or apartment
7 Beds
Family Household
1 Person
3 People
2 People
4 People
Non-family Household
Total
5 + People
15
16
North Subiaco Planning and Figure 7. District context and influences
Urban Design Study
03 Observations
Precinct Structure
The diagram to the right describes North Subiaco’s existing land use pattern
and its spatial structure.
The project area is divided into distinct bands of similar land uses that run
east to west as depicted in “Figure 8. North Subiaco’s existing urban
structure”.
The bands can be generally categorised from north to south as;
_Medium
_
to high density residential development, containing portions of
affordable housing.
_A
_ major green spine incorporating parks, Subiaco Oval and Perth Modern
School
__Late 19th century Gold Rush era housing
_Commercial
_
and office development incorporating a local node at the
intersection of Coghlan Road and Hay Street.
_Converted
_
residences constructed during the late 19th century now used for
commercial uses.
North Subiaco’s urban structure should be reinforced through any town
planning and urban design proposals. This will bind together the urban fabric
through redevelopment opportunities.
HASSELL
© 2014
Figure 8. North Subiaco’s existing urban structure
17
03 Observations
Heritage and Character
The precinct has a number of listed heritage buildings which
are mostly late 19th century Gold Rush and Federation
dwellings. This character and aesthetic provides a rich built
fabric contributing to Subiaco’s sense of place and should be
complemented and enhanced by any future development.
Two key areas of cultural and historical value in the area are:
_The
_
pockets of Gold Rush era development primarily
located along Roberts Road and;
_Perth
_
Modern which is well known for its Federation style
architecture as well as its importance in the history of
educational institutions in Perth.
Additionally, at the time of writing according to the Aboriginal
Heritage Inquiry System there is no site specific registered
Aboriginal heritage sites within the precinct boundaries.
The reserve on which Subiaco Oval is situated is included on
the City of Subiaco Town Planning Scheme Register of Places
of Cultural Heritage Significance in recognition of its historic
and social values to the Subiaco community. The City
identifies the reserve as an important cultural landscape
illustrating the evolution of part of the Perth Commonage
from the early 1900s to the early 2000s with passive
recreation (Meuller Park) and active recreation areas
(Subiaco Oval, Subiaco Oval Gates and Kitchener Park).
Figure 9. Properties identified on Subiaco’s
Municipal Heritage Inventory.
18
03 Observations
Opportunities for long term
development over the rail line,
subject to development
feasibility studies
Potential Opportunity Sites
The following diagram outlines a number of identified
opportunity sites situated throughout the North Subiaco
precinct. Identification of these sites is based on:
_known
_
future changes in use
_relatively
_
low development intensity
_vacant
_
land or surface car parking
_ownership
_
and tenure
Given North Subiaco’s mature urban fabric, there are limited
opportunities for redevelopment on zoned land controlled by
TPS4. Any redevelopment will be by private land owners on
individual sites over a period of time.
There is significant opportunity, however for development on
reserved land controlled by the state. The two key
opportunity sites that could potentially produce the largest
development yield and have the greatest effect on activity
patterns are Subiaco Oval and Kitchener Park; along with the
Princess Margaret Hospital for Children. This potential
development however will be subject to further investigation
and agreement between a number of stakeholders.
Figure 10.
HASSELL
© 2014
Opportunity Sites
19
03 Observations
Access to Public Transport
The precinct is well serviced by a structured public transport
system.
West Leederville train station provides frequent connections
to Perth and Fremantle. Notwithstanding the patronage of the
station, particularly for events at Subiaco Oval, the quality of
the urban environment at the station is lacking. There is
opportunity to improve the quality of the station to ensure
ongoing patronage and support of intended commercial
activity on Railway Parade. Improvements to the station
would also support high density residential development in
the project area, consistent with Transit Oriented
Development principles.
Bus services along Hay Street and Roberts Road supplement
the public transport train services and connect to Perth’s
western suburbs. The Public Transport Plan for Perth 2013
identifies long term opportunities for light rail connections
between Perth CBD and Subiaco. This would most likely be on
Hay Street, as reflected in the Subiaco Activity Centre
Structure Plan.
Figure 11.
20
Walkability to public transit.
03 Observations
Movement Systems
North Subiaco’s movement network reinforces east-west
connections between Subiaco, West Perth and Perth’s central
business district.
The two major roads in the movement hierarchy are Roberts
Road and Hay Street identified as ‘Distributor A’ roads by
Main Roads WA and Other Regional Roads by the
Metropolitan Region Scheme. This categorization details the
following criteria;
_Parking
_
generally not allowed
_Intersections
_
controlled by traffic signals
_Responsibility
_
of Local Government
_Above
_
8,000 vehicles per day
The Fremantle train, divides North Subiaco from West
Leederville. There are two underpasses that provide
pedestrian access to Leederville as well as a road connection
at Hamilton Street. It is acknowledged the road bridge is
ageing and access is limited to vehicles under 5 tonnes.
Any long term development over a buried rail line should
introduce improved connections between North Subiaco and
West Leederville.
Figure 12.
HASSELL
© 2014
Public transport routes.
21
03 Observations
Gaps in Public Transport Provision
The clearest gap in the existing public transport network is the
lack of a direct connection to the Joondalup Rail Line. This is
likely to be more problematic for trip attractions (that is,
employment trips) rather than residential trips; accordingly, the
need for improvement to connections to the Joondalup Rail Line
will depend on preferred future non-residential densities in
North Subiaco. The Green CAT links with Leederville Station but
its current route is a significant distance away from the western
end of the study area.
An alternative that traverses the study area may therefore be
needed. There are two preliminary options in this regard “Figure
13. Potential future CAT bus routes”. The first represents a
modification to the current Green CAT alignment, which involves
rerouting via Wellington Street, Roberts Road/ Subiaco Road,
Hamilton Street, Railway Parade and Southport Street. The
second, a potential new Transperth service aligned via
Wellington Street, Roberts Road/ Hay Street, Haydn Bunton
Drive, Railway Parade and Harborne Street, could terminate at
Glendalough Train Station and service a broader catchment.
Depending on the final residential density there may also be a
need to undertake an assessment of public transport network
capacity. Peak hour loading on the network (particularly rail), is
an increasing issue, with the main constraints being inbound to
the CBD in the AM and outbound in the evening. West
Leederville Station is the second-last station on the Fremantle
Line before arrival at Perth Central. This means that patrons
boarding at West Leederville are less likely to be able to board
trains in the AM peak than patrons who board upstream.
Cycle Route
Figure 13.
22
Potential future CAT bus routes
03 Observations
Pedestrian Access and Circulation
The following analysis has been provided by
Arup in a technical note dated 16 June 2014.
The existing street network within the project
area has a high level of permeability and
connectedness. This is due to the basic grid
layout of the local street network and provision
of footpaths to both sides of most streets.
Particular benefits of these features include:
_Relatively
_
direct walking trips between
generators and attractors, and to transit stops
(including West Leederville and Subiaco Train
Stations)
_Greater
_
choice regarding crossing locations of
busier arterials including Roberts Road,
without significant impact on trip distances
threshold for metro rail access by foot1. Access
to the train station for public transport users is
critical given the only locally available bus line
is Bus Line 28, which operates along Hay Street
and Roberts Road. Subiaco Train Station is also
a short distance away to the west, but access
to West Leederville is more important because
it is closer to the Perth CBD and is closer to the
majority of lots within the study area.
The main southern access to West Leederville
train station is Coghlan Road. Currently,
Coghlan Road provides access to the shared
path on the southern side of the Fremantle Rail
Line but not directly to the train station. The
station access is situated at Court Place to the
west, which also terminates in a pedestrian/
cycling subway providing access to the
northern side of the railway.
Journey-to-Work data collected as part of the
2011 Census shows that 11.2% of local
residents walk to work, which is significantly
higher than the State average of 3.3%. In
addition, 18.7% travel to work by public
transport and a significant proportion of link
trips were by foot.
Coghlan Road is clearly an important
structuring element of the area being the
principal internal north-south link; however,
should Coghlan Road be promoted as the main
pedestrian link to the railway station,
improvements to the pedestrian environment
should be considered (particularly between the
station and Subiaco Road).
This trend should be enhanced by adding local
opportunities for living and working, and
increasing both the quality and density of
walking routes.
Walking access to Subiaco is also important.
Over time, the density of jobs in Subiaco is
likely to increase as per the intent of the
Subiaco Activity Centre Structure Plan. There is
Significantly, the majority of the study area is
within the 800-metre walking catchment
(network distance) of West Leederville train
station, which is the commonly-accepted target
1 Jones E. (2003) ‘Walkable towns: the
Liveable Neighbourhood strategy’, in Tolley R.
(ed.) Sustainable Transport: planning for
walking and cycling in urban environments,
Abington, Cambridge: Woodhead Publishing
Ltd., pp314-325.
HASSELL
© 2014
opportunity to increase the permeability of the
pedestrian network and facilitate increased
walking trips to the Activity Centre.
The availability and location of pedestrian
crossing facilities is an important consideration
when looking to maximise pedestrian
accessibility throughout the area. At this level
of planning detail, desire-line analysis can be
beneficial for selecting crossing locations.
Typically, these provisions are best situated at
junctions given these tend to represent route
choice points.
Crossing movements over Roberts Road and
Hay Street represent the greatest challenges.
Both roads are major arterials that are heavilytrafficked. Pedestrian crossing facilities are
located along both roads although the majority
are uncontrolled and pedestrians are required
to yield to general traffic. A mid-block
signalised pedestrian crossing is located on
Roberts Road adjacent to the Princess
Margaret Hospital site.
The traffic signals at the following intersections
also incorporate pedestrian phases:
_Hay
_
Street/ Townshend Road
_Roberts
_
Road/ Townshend Road/ Haydn
Bunton Drive
_Roberts
_
Road/ Thomas Street
_Hay
_
Street/ Thomas Street
At this stage, Arup does not foresee a need to
revise the provisions although this may be
required as part of more detailed planning;
however, as development within this precinct
intensifies, there is an increasing case for
priority to shift to pedestrians crossing rather
than through-traffic, at least in select locations.
The primary candidate locations for this change
in priority in any development scenario are the
intersections of Coghlan Road and Roberts
Road, and Coghlan Road and Hay Street.
It is expected that more detailed planning for
the area will incorporate a full transport
assessment that will include analysis of need
for enhanced control at these intersections. It
is anticipated that the case for signalisation
will be explored at the time of a structure plan
being submitted to the Western Australian
Planning Commission or as agreed with the
relevant authorities.
Pedestrian links from the Precinct to West
Perth via Thomas Street also need to be
considered. West Perth is a key employment
and residential area. Furthermore, various CAT
bus services (Green, Yellow and Red) operate in
West Perth and it falls within the Perth Free
Transit Zone (FTZ).
Existing traffic signals at the intersections of
Hay Street, and Thomas Street and Roberts
Road provide some crossing opportunities;
however, signal phasing and road geometry are
generally poor for pedestrians, favouring
through-traffic instead. Arup is aware of early
site redevelopment feasibility work completed
by LandCorp associated with the Princess
Margaret Hospital site, which includes
significant enhancement of the pedestrian
subway below Thomas Street between Hay
Street and Roberts Road. It is considered this
work is critical assuming redevelopment of the
Hospital and greater opportunity for members
of the public to traverse the site.
23
03 Observations
Cycling
Cycling is an increasingly popular mode of choice for
commuting, shopping and leisure. As a result, there is a need for
new development – both residential and non-residential - to
integrate good-quality end-of-trip facilities.
North Subiaco is well-served in terms of cycling infrastructure
although Hay Street and Roberts Road lack on-street
provisions. On-street lanes are unlikely to be installed while
these roads retain their sub-regional functions given
constraints on the road reserve width.
A Principal Shared Path (PSP) runs parallel to the Fremantle
Rail Line and provides access to the western suburbs,
Fremantle, and the CBD. There is also reasonable connectivity
to the Mitchell Freeway PSP.
Generally, provisions should accord with Austroads guidance. In
particular, improved cycling infrastructure along Coghlan Road
is recommended as part of precinct delivery.
24
Existing Arterial Road Network
The study area is characterised by a grid network of streets;
however, the most pronounced traffic movements are east-west
via Hay Street and Roberts Road. Significant existing road
infrastructure is shown in “Figure 14. Local road hierarchy”.
Both Roberts Road and Hay Street form part of Perth’s Primary
Freight Network. Hay Street is reserved in the Metropolitan
Region Scheme as an “Other Regional Road” while Roberts
Road is not.
Townshend Road and Thomas Street bound the study area to
the west and east, respectively. Thomas Street is an Other
Roberts Road is one-way eastbound and classified as a District Regional Road and part of the Primary Freight Route carrying
Distributor A within Main Roads WA’s Functional Road Hierarchy. over 60,000 vehicles per day. According to the Regional
In 2011, it carried over 20,000 vehicles per day (according to the Operations Model, this is forecast to increase to 75,000 vehicles
Regional Operations Model), and it is forecast that traffic
per day by 2031.
volumes will increase to over 30,000 vehicles per day by 2031.
Thomas Street is a key link between Stirling Highway (south)
Hay Street is one-way westbound and also classified as a
and Mitchell Freeway (north), and because of frequencies of
District Distributor A. In 2011, it carried over 15,000 vehicles per signalised intersections, strong east-west traffic flows and
day, which is forecast to increase to close to 20,000 vehicles per turning volumes, becomes very congested during peak hours.
day by 2031. It should be noted that all ROM forecasts were
Given a lack of public transport priority at intersections along
generated using fixed mode share and without assuming
Thomas Street, pronounced delays can occur for bus patrons.
network capacity constraints (in real terms).
03 Observations
Arup is aware that Main Roads WA has been considering
widening Thomas Street but is not aware of this project having
any status.
In contrast, traffic flows on Townshend Road are less than
10,000 vehicles per day. Townshend Road is a Local Distributor
south of Hay Street and Distributor A to the north (Haydn
Bunton Drive). Coghlan Road is the most significant internal
north-south link, although it is only classed as a Local
Distributor south and a Local Access Road north of Roberts
Road within Main Roads WA’s Functional Road Hierarchy.
Figure 14.
HASSELL
© 2014
Main Roads WA Local road hierarchy
25
03 Observations
Land Use
The predominant land use in the precinct in residential,
however there is also a distinct band of commercial
development (offices, showrooms and other supporting
commercial businesses) that benefits from Hay Street’s
connections to West Perth.
The precinct also contains regionally important land uses
including Subiaco Oval, Princess Margaret Hospital and Perth
Modern School, which attract the greatest activity to the
area.
PATERSONS
STADIUM
Legend
_Sport and Recreation
_Education
_Residential
_Retail
_Food and Beverage
_Health
_ Office
_Small Consulting Offices
_Project Area Boundary
Figure
15.
Land uses
NORTH
SUBIACO
DIAGRAM 1.6_ LAND USE
Revision
Date
28th March 2014
Scale
1:2000@A1
1:4000@A3
Client
City of Subiaco
Project Name
North Subiaco Precinct Zoning
and Development
Drawing
140328_010346_Diagram 1.6_Land Use
File Path:\\perproj\fs02\010346-61A-P\Drawings\Diagrams\Diagram 1.6_Land Use
File Path:\\perproj\fs02\010346-61A-P\Working\AutoCAD\01_SD\Work\140304_010346_Existing Site.dwg
26
03 Observations
Existing Residential Densities
Existing gross densities are
described in the adjacent figure.
Gross densities around West
Leederville Train Station average 6 to
11 dwellings per hectare. However,
when discounting regional reserves,
that figure rises to around 20
dwellings per gross hectare.
State Policy suggests North Subiaco
should have residential densities
between 25 and 30 dwellings per
gross hectare.
There is significant potential to lift
urban densities in appropriate
locations, consistent with the City’s
Local Planning Strategy, Strategic
Community Plan (Think 2030) and
State policy settings.
Figure 16.
HASSELL
© 2014
Dwelling density
0-5 Dwellings per hectare
City of Subiaco boundary
27
St
re
et
Southport
Close
Street
Street
Street
Kerr
Street
Kimberley
Street
Northwood
Blencowe
Abbotsford
Arth
ur
et
et
PATERSONS
STADIUM
re
as
St
wse
May
om
et
ingto
Hamilton
Road
Coghlan
Ave
Street
Ellen
Stre
Well
Roberts Road
Roberts Road
York Street
Axon
Pro
Th
Street
Roberts Road
York Street
Catherine
Subiaco Road
Subiaco Road
Stre
Street
Street
St Leonards
Subiaco Road
Roberts Road
The diagram to the right shows a height differential of 23
metres across the project area. The future urban form of
North Subiaco should respond to topography through
appropriate height standards.
Railway Parade
Lo
ftu
s
The lowest areas are around Mueller Park and the south west
corner of the project area. Additionally, a large part of the
existing railway track sits below the finished level of adjacent
residential lots - though the West Leederville Station itself
sits above the surrounding natural ground level. This level
differential may facilitate long term development over the
railway reserve, however this is subject to feasibility studies
and the decision will ultimately lie with the State
Government.
Oxford
McCourt
Tate
Street
There is a relatively significant change in topography across
the project area. The area around Princess Margaret Hospital
is the high point, reinforcing the strategic position of the site.
Street
Avenue
Topography
Street
03 Observations
n
Stre
et
Murr
ay
York Street
Stre
et
Murr
Hay Street
ay
Hay Street
Hay Street
Stre
Hay
et
Stre
et
Churchill Ave
Rich
ards
Road
on
Stre
Figure
17. North Subiaco’s topography
NORTH
SUBIACO
DIAGRAM 1.4_ TOPOGRAPHY
Stre
et
Ord
Coghlan Road
Ave
Bedford
Street
Olive
Townshend
Hay
et
Barker Road
Barker Road
Barker Road
Rich
Stre
et
Legend (metres)
23
Revision
Date
28th March 2014
Scale
1:2000@A1
1:4000@A3
ards
Client
City of Subiaco
24
25
26
27
28
29
on
30
31
32
33
34
35
Stre
36
37
Project Name
and Development
e38t
39
40
41
42
43
44
45
46
Drawing
140328_010346_Diagram 1.4_Topography
File Path:\\perproj\fs02\010346-61A-P\Drawings\Diagrams\Diagram 1.4_Topography
File Path:\\perproj\fs02\010346-61A-P\Working\AutoCAD\01_SD\Work\140304_010346_Existing Site.dwg
28
03 Observations
North Subiaco’s Role in the Region
As Perth grows, the central areas of the city will become increasingly
important for work, business and living opportunities. The central sub region
will continue to drive the economy, not just of Perth but of Western Australia,
and so the urban environment, its qualities and how it functions, will become
increasingly important.
For North Subiaco, this means providing for a connected, liveable,
comfortable, safe and attractive place. North Subiaco will become a
intensified place for working and living, where people can interact and
socialise within a high quality public realm, and where daily conveniences are
provided in an attractive setting that promotes community engagement and
local identity.
North Subiaco will continue to complement the role of the Subiaco Activity
Centre, providing supporting commercial activity. This will increase over time
as major health facilities move from the area, however medical consulting
and professional services businesses will be encouraged to remain, given the
area’s accessibility to a number of health facilities including Royal Perth
Hospital, St John of God Subiaco, King Edward Memorial Hospital, QEII
Medical Centre among others.
Transit connections to Subiaco will continue to improve over time with light
rail or similar high frequency transit connecting to the city and other centres
across Perth. This will further enhance the attractiveness of North Subiaco
as a living and working environment.
Designing and planning for North Subiaco’s future will ensure:
_Improved
_
lifestyle for local residents
_Greater
_
competitiveness as a location for living and working
_Contribution
_
to Perth’s infill targets
_Improved
_
transit opportunities
_Improved
_
amenity and visual qualities of the built and public realms
HASSELL
© 2014
Figure 18.
High frequency transit as an activity enabler and connecting centres.
29
04 Character and
Aesthetic
01
02
Northern affordable and strata housing
South of the train line on the northern boundary of the project area there is a
band of residential development that fronts onto Subiaco Road. This
development is typified by a number of older strata title apartments
(generally 3 storeys) along with a few remnant gold rush era houses
(generally single storey) and more contemporary grouped housing stock
(generally 2 storey).
01 View from West Leederville train station
to Coghlan Road
02 West Leederville train station
03 Typical dwellings around the train
station
The street’s low traffic volumes and mature street trees create a shady and
pleasant streetscape that is comfortable for pedestrians.
03
30
04 Character and
Aesthetic
02
02
01 Typical multiple dwelling development
along Subiaco Road.
02 1960s apartment development on
Subiaco Road.
03 Remnant gold rush era housing on
Subiaco Road.
03
HASSELL
© 2014
31
04 Character and
Aesthetic
01
02
03
01 Mature tree canopy on Subiaco Road.
Mueller Park
Mueller Park provides a relaxing passive recreational space for residents and
visitors. The importance of the park to the Subiaco Community is recognised
by its inclusion on the Town Planning Scheme Register of Places of Cultural
Heritage Significance.
A distinct cross shaped footpath divides the park diagonally from all four
corners. The footpath is lined with mature Norfolk pines and a high quality
playground along with barbecue facilities to the west of the site making it an
attractive community asset.
32
02 Mueller Park’s iconic stand of mature
Norfolk Island pines.
03 Mature street trees extending Mueller
Park’s amenity into the local street
network.
04 Character and
Aesthetic
02
01
Perth Modern School
Perth Modern School is a prominent cultural and character site within the
precinct area. The campus was established in 1911 to cater for students with
high academic ability. The campus is also a good example of federation
architecture and provides strong visual amenity to the area.
HASSELL
© 2014
01 View of Perth Modern from Subiaco
Road.
02 Perth Modern’s federation architecture.
03 Perth Modern from Subiaco Road.
03
33
04 Character and
Aesthetic
02
01
01 Subiaco Oval and its heritage listed
ticketing gates near Roberts Road and
Haydn Bunton Drive.
Subiaco Oval
The future form and function of Subiaco Oval provides the highest level of
uncertainty to the precinct area. It is currently the State’s largest sporting
facility. The three tier stand is in the order of 8 storeys in height with the
remainder of the stands in the order of 6 storeys.
The ticket gates at the entrance to the ground on Roberts Road are listed on
the State Register of Heritage Places. Reserve 41874 on which the Oval is
situated is listed on the City of Subiaco Town Planning Scheme register of
Places of Cultural Heritage Significance in recognition of its historic and
social value to the City of Subiaco.
34
02 Parking on Kitchener Park.
03 Subiaco Oval from Roberts Road.
03
04 Character and
Aesthetic
02
01
Princess Margaret Hospital for Children
Princess Margaret Hospital for Children (PMH) is a centre for paediatric research and
care. The hospital was established on the present site in 1909 and currently has 220
beds treating 300,000 patients a year.
The site contains a number of buildings, generally large in scale, each with varying
character. The tallest building is eight storeys in height, though its floor to floor
dimensions are greater than that of a standard residential or commercial building. A
single storey weatherboard building at the corner of Hay Street and Thomas Street as
well as a two storey federation style building at the corner of Roberts Road and Thomas
Street are noted as having heritage significance and included on the State register and
Town planning Scheme register of places of Cultural Heritage Significance.
HASSELL
© 2014
01 Princess Margaret Hospital
viewed from Roberts Road.
viewed from Hay Street
near Thomas Street.
viewed from Hamilton
Street.
03
35
04 Character and
Aesthetic
01
Roberts Road Gold Rush Era Housing
Directly south of Subiaco Oval, some properties on Roberts Road are
identified on the Local Government Inventory as having local heritage
significance. The buildings are a good examples of gold-rush era housing.
Collectively, the buildings contribute to an understanding of Subiaco’s
heritage, its character and sense of place. It is considered appropriate to
encourage retention of these buildings through appropriate development
standards and incentives.
01 Historic properties and newer
apartment development behind on
Roberts Road.
02 Contemporary dwellings on Roberts
Road complementary to the existing
character.
02
36
04 Character and
Aesthetic
01
02
01 Federation era former residence, now a
commercial office, on York Street.
02 Recent terrace housing developed on
York Street.
03 Commercial buildings and the mixed
streetscape of York Street.
03
HASSELL
© 2014
37
04 Character and
Aesthetic
02
01
01 Historic commercial building at the
intersection of Hay Street and Thomas
Street.
Hay Street
Commercial development along Hay Street benefits from the high exposure
received from passing traffic. The busy road environment, however,
significantly diminishes pedestrian comfort. The existing development
standards in TPS4 do not encourage high quality design, and instead result in
squat buildings. Hay Street suffers therefore from a lack of cohesion in
building design.
A small collection of remnant federation era terraces near to Thomas Street
are identified on the Local Government Inventory and provide a positive
connection to Subiaco’s past on entry to the area. These buildings are worthy
38
02 Terrace housing on Hay Street near
Thomas Street.
03 West Perth development at the
interface with Subiaco on Thomas
Street.
03
04 Character and
Aesthetic
02
01
of retention and are currently being considered for inclusion on the Town
Planning Scheme register of Places of Cultural Heritage Significance.
01 Commercial buildings on Hay Street.
With Princess Margaret Hospital relocating to the QEII Medical Centre, there
is opportunity for high quality mixed use development on that site fronting
Hay and Thomas Street that provides a positive entry impression to Subiaco,
and functions as a wayfinding landmark, given the site’s topographical
prominence.
03 Mixed use development on Hay Street.
HASSELL
© 2014
02 Commercial development on Hay Street.
03
39
04 Character and
Aesthetic
02
01
01 The Vic Hotel on Hay Street.
Hay Street
At the intersection of Hay Street and Coghlan Road, a small neighbourhood
node functions with a post office, chemist, hairdresser, a cafe / lunch bar and
nearby, the Vic Hotel. This local node provides a level of amenity that can be
strengthened through public realm design interventions (streetscape works),
and by allowing more intense development opportunities.
The node’s direct connection to West Leederville Train Station via Coghlan
Road also promotes wayfinding and legible movement patterns.
40
02 Local conveniences are located near to
Coghlan Road on Hay Street.
03 Historic commercial development on
Hay Street, at the intersection of May
Avenue.
03
04 Character and
Aesthetic
02
01
Churchill Avenue Gold Rush Era Housing
Whilst not identified on the City’s Local Government Inventory, existing single
storey buildings on Churchill Avenue contribute to a collective understanding
of Subiaco’s character - these are federation era former residences that have
largely been converted to small offices. The scale of these buildings
complements the scale and character of residential development on the
southern side of Churchill Avenue, outside the project area. It is considered
appropriate to encourage retention of these buildings through appropriate
development standards.
HASSELL
© 2014
01 The predominant building form on
Churchill Avenue.
02 More recent commercial office
development on Churchill Avenue at the
intersection of Thomas Street.
03
03 Former residences converted to
commercial office and consulting
rooms.
41
North
Subiaco
Planning
and by
42 Margaret Hospital,
Princess
Hay Street
interface.
Photography
HASSELL.
Urban Design Study
1
Transition from Perth City to Subiaco Activity
Centre
Subiaco
Activity
Centre
Currently the North Subiaco precinct is a car dominated transitional link
between Perth City and the Subiaco Activity Centre. Lack of a distinct
character and low quality visual amenity along Hay Street creates an urban
‘no man’s land’ for pedestrian and cyclists resulting in an environment that
lacks activation and coherence.
North Subiaco should capitalise on its location between the Perth CBD and
Subiaco Activity Centre. There is potential to offer mixed use development
opportunities at an urban scale along Hay Street that provides a coherent
and logical transition between these two centres.
Strategies
_Improve
_
quality of the urban fabric over time by establishing appropriate
development standards that accommodate contemporary design standards
and promote redevelopment.
_Improve
_
the public realm at strategic locations throughout the precinct
area. This can be done by lowering street curbs, providing street trees and
applying alternative treatments to roads; all of which helps to slow vehicles
and creates a safer environment for pedestrians and cyclists.
_Mark
_
the transition from West Perth to Subiaco by promoting landmark
redevelopment of the Princess Margaret Hospital site.
HASSELL
© 2014
City of
Perth
43
2
A Prioritised Approach to Transport Modes
Global trends in urban movement systems are to provide a balanced
approach; maximising alternative transport choices. North Subiaco’s
movement system (and urban framework) should be as walkable, accessible
and permeable as possible.
This does not mean removing cars from North Subiaco. Instead it is a
restructuring of the transit hierarchy focused towards the people who live,
work and shop within the precinct, not just those who travel through it. This
restructuring reflects contemporary transit and lifestyle behaviour to
promote more sustainable neighbourhoods. The North Subiaco Transit
Pyramid prioritises personal movement (and therefore people) as the most
important aspect of the transit hierarchy.
While the precinct is an important transit corridor between Perth City and
Subiaco Activity Centre, North Subiaco must be valued as a destination and
not just a thoroughfare. This will require a holistic approach that provides for
its current function, but also acknowledges the need to appropriately slow
traffic through activity nodes.
Strategies
_Install
_
cycle paths and end of trip facilities within the precinct area.
_Reinforce
_
the Hay Street local node to provide a destination for local
workers and residents.
_Focus
_
on the creation of an attractive streetscape that is comfortable for a
variety of different transport options.
_Improve
_
wayfinding between Hay Street and the West Leederville train
station
_Slow
_
traffic where activity and pedestrian crossings are required
44
The North Subiaco Precinct
Transit Pyramid
3
Employment, People and Activity
Capital enterprise is instrumental to the long-term sustainability and
viability of the North Subiaco Precinct. There is a pronounced relationship
between the number of people, employment opportunities, and activity
within a geographical location.
Given North Subiaco’s position in the broader metropolitan context as well as
future changes such as AFL football moving to Burswood, it is important that
the strategy for the precinct is proactive and not reactionary. A focus on
employment, people and activity could provide the catalyst for a future
complementary local node within the City of Subiaco.
While it is important to support and encourage growth, development must
occur in a sustainable manner and recognise the role of the precinct
separate yet complementary to the Subiaco Activity Centre, along with an
open dialogue between the City and current stakeholders within the precinct.
Strategies
_Promote
_
an increase in residential, office and local node intensity to
increase opportunities in the precinct
_Promote
_
a distinct sense of place by enhancing North Subiaco’s local node
at the corner of Hay Street and Coghlan Road
_Maximise
_
the potential of urban assets like Mueller Park and Subiaco Oval
by helping to programme and promote events
HASSELL
© 2014
45
4
Convenience and Amenity: A Local Node and
Neighbourhood Focus
Central to bringing a unique character and identity to the precinct is the
identification and enhancement of a local node. The precinct currently lacks
a substantial magnet that will attract activity into the area with the required
level of certainty that promotes investment and activity to take place.
With the precinct being in close proximity to many regional centres, it is
paramount that the local node is not in competition, but rather, complements
their function. Vital to enhancement and redevelopment of the precinct is
investment in the amenity and aesthetic of the local node to create an
environment that is pleasant for commuters and visitors alike.
Strategies
_Improve
_
amenity in the neighbourhood local node through public realm
enhancements
_Introduce
_
wayfinding between the local node and West Leederville train
station
_Encourage
_
an appropriate mix of convenience retail, cafe, restaurant and
their relevant land uses to support the local node
_Encourage
_
an appropriate intensity of development
46
5
Informed Density
Central to promoting a precinct that is more productive, sustainable and
active is having an informed approach to density and building form. State
Planning Policy requires that 50% of all residential development comes from
urban infill. This policy is not only good for the long-term sustainability of the
Perth metropolitan area, it provides a significant opportunity for the City of
Subiaco.
Applying density without community support and consultation is not
beneficial to meeting state required density targets. The goal should
therefore not be a uniform density increase but selecting areas that can
accommodate uplift without detracting from local character. This allows for
sensitive character areas to remain intact and maintain the current character
of the area.
Strategies
_Target
_
a number of potential redevelopment areas: Hay Street, near to West
Leederville train station, adjacent Subiaco Oval and Princess Margaret
Hospital site.
_Appropriate
_
building setbacks above the street interface, street trees and
pedestrian line of sight to maintain the human scale in the precinct while
also meeting density targets.
_Identification
_
of character precincts, where existing building scale and grain
should be retained.
HASSELL
© 2014
47
Figure 19.
48
Visualisation of Hay Street’s potential offering
local
conveniences
North
Subiaco
Planning and
and a corridor of urban
development.
Urban
Design Study
06 Urban Design
Framework
Opportunities
North Subiaco’s urban design framework will provide a clear
vision for future growth and adaptation to changing structural
circumstances.
The framework is based on North Subiaco’s existing structure,
which provides cues for future development potential, activity
and infill. In this regard, the following options acknowledge the
context of the precinct, particularly its role as the link between
Subiaco Activity Centre, West Perth and West Leederville.
The identified drivers of change provide opportunities for North
Subiaco’s future. One that is resilient to the changing economic
context whilst also complementing established development
patterns.
Transit
North Subiaco is well positioned to provide well structured
transit oriented development via the West Leederville train
station which is located centrally just to the north of the
precinct boundary. Longer term opportunities exist around the
future high frequency transit link along Hay Street, connecting
Subiaco to Perth City, QEII Medical Centre and the University of
Western Australia.
There is opportunity to increase accessibility to transit by
increasing the number of people living and working in North
Subiaco.
Urbanity
North Subiaco’s inner city context makes it attractive as a
location for urban (rather than suburban) development. By
enhancing the intensity of employment, living, destination and
service activities, North Subiaco can offer a high quality of life
- liveability - for more people.
Neighbourhoods that are safe, attractive, contain a mix of uses,
and are of sufficient intensity facilitate social exchange and
encourage people to stay longer - these places are more
successful and inviting.
Character
Whilst facilitating change, there is opportunity to retain and
enhance identified character areas within North Subiaco. New
development can be incorporated into the established urban
fabric in a way that is both complementary and sympathetic to
the precinct..
The scale and grain of development along the southern edge of
Roberts Road, Churchill Avenue and York Street should be
conserved through appropriate development standards.
HASSELL
© 2014
Amenity
Reinforcement of North Subiaco’s local node will broaden the
service offer to residents and workers. It will differentiate the
locality from Subiaco’s town centre and provide a choice in
destination, maximising convenience.
Connection and accessibility to Mueller Park can be enhanced
by improving the quality of streets connecting to it. This will
provide a more comfortable and desirable movement network,
where street trees, good pathways, lighting and engaging built
form create a compelling and amenable neighbourhood.
Employment
North Subiaco’s proximity to West Perth, Perth CBD, Subiaco
Activity Centre, the QEII Medical Centre and Leederville make it
an attractive location for businesses. It’s excellent public
transport reinforces the attractiveness of the location for
employment. Over time, as the area’s amenity improves, so too
will its desirability as a business location. In this regard there is
opportunity to enable increased floorspace potential for
commercial and mixed use development, particularly along Hay
Street, and in the medium term, on the Princess Margaret
Hospital site.
Legibility
There is opportunity to reflect in the urban form connection to
the landscape and provide visual cues to assist in wayfinding to
important destinations. In this regard, a series of landmark
sites are identified to promote legibility throughout North
Subiaco. These include recognition of:
_West
_
Leederville train station
_the
_
local node at the corner of Hay Street and Coghlan Road
_Princess
_
Margaret Hospital as the high point in the immediate
topographical area
_an
_ entry marker from the north on Haydn Bunton Drive.
49
16
15
15
17
15
17
Subiaco Road
14
12
11
18
10
Roberts Road
9
9
8
8
9
7
York Street
8
20
Th
om
as
9
Hamilton Street
19
Coghlan Road
Townshend Road
12
2
5
5
5
5
4
5
5
1
6
Figure 20.
50
North Subiaco Spatial Structure Opportunities
St
re
et
13
3
Hay Street
5
Churchill Avenue
7
7
06 Urban Design
Framework
Spatial Structure
Opportunities
Legend
Key structural road
1. Reinforced local node: a local meeting place
providing daily needs of residents and
workers.
Mixed use
2. Landmark site: potential for additional height
or differentiated architectural design.
Medium density
residential
High density
residential
Local centre node
High school
Open space
Mixed use residential /
education focus
Urban corridor height
Commercial frontage
3. Active commercial frontage to Hay Street.
Within the local node area, this should be
shops, cafes and ‘busy’ land uses. For the
remainder of Hay Street these land uses can
be offices and other less intense commercial
businesses.
4. Differentiated public realm design within the
local node
5. Taller buildings along Hay Street. Design
should accommodate a scale at the street
edge that is comfortable for pedestrians (4
storeys) with additional height setback from
the street edge.
Character area
6. Churchill Avenue to be retained for mixed use
development.
Train station
7. Character area to retain existing character,
scale and grain.
Future light rail
corridor (on road)
Future light rail stop
Landmark site
Potential access
connection
HASSELL
© 2014
8. Medium scale mixed use development to York
Street, consistent with the established
pattern of development.
9. Allow mixed use development on Roberts
Road but retain the existing character.
10.Mueller Park functions as a central green
space for the precinct and key area of amenity.
11.Create a green link between Mueller Park and
redeveloped Subiaco Oval, expressed as a
leafy street and / or pedestrian way and cycle
connection.
12.High quality residential development potential
subject to stakeholder consultation.
Proximity to West Leederville train station, the
Hay Street local node and Mueller Park allows
for an urban scale.
13.Subiaco Oval retained for sport and events.
The scale of any stadium is yet to be
determined.
14.Mixed use development with a commercial
focus. The site has strong links to nearby St
john of God Hospital and surrounding medical
facilities. The site is exposed and so the
building should be designed to a high quality
and incorporate landmark features.
15.Urban scale residential development near to
West Leederville train station.
18.Perth Modern School retained and enhanced.
19.Allow urban scale redevelopment of the
Telethon Institute of Child Health Research
upon their relocation to the Perth Children’s
Hospital. Residential, mixed use or other uses
that complement the function of Perth
Modern School.
20.Princess Margaret Hospital redeveloped at an
urban scale (subject to State Government
priorities) for mixed use commercial,
residential and other supporting land uses.
_Landmark
_
development potential to the
intersection of Thomas and Hay Streets.
_The
_
Hay Street interface should be built to
the street edge with active commercial uses
at ground level (for example offices,
business suites).
_Landscaped
_
edge to Thomas Street given its
high car volumes.
_New
_
public open space provides internalised
amenity for new residents and workers.
_Redevelopment
_
of the PMH site should
retain buildings of heritage value where
possible.
_New
_
internal road connections will be
required.
16.West Leederville train station should be
redeveloped to enable better pedestrian
accessibility, safety and comfort. If
redeveloped, there is potential to activate part
of Coghlan Road, enhancing the area’s transit
oriented development credentials.
17.Residential development to a medium scale.
51
06 Urban Design
Framework
Spatial Strategies
Strengthen and reinforce the node
The local centre at Coghlan and Hay
is strengthened by attracting more
activities that provide for daily needs
and by enabling built form that
provides a desirable level of intensity.
52
Hay Street as an urban corridor
Strengthen Hay Street’s commercial
function and complement that with
new living opportunities above
ground in built form that defines the
public realm and provides a
continuous connection between
Subiaco and Perth.
Intensity around the train station
Allow more residential development
around the train station, thereby
improving access to equitable and
sustainable transport options. By
facilitating redevelopment of the
train station, more people will be
encouraged to use it and a small
amount of convenience retail can be
provided to benefit transit users.
Coghlan as key connector
Coghlan Road provides a direct and
clear connection from Hay Street to
the West Leederville train station. An
improved public realm and
wayfinding opportunities will
strengthen the understanding of this
link in the minds of residents and
workers.
06 Urban Design
Framework
Spatial Strategies
Mix of uses
From daily needs in the local node to
business services and other
complementary activities throughout
the area, a mixed use approach to
land use promotes activity and
facilitates local employment.
HASSELL
© 2014
Urban landmarks
Emblematic built form provides a
connection to the landscape,
enhancing North Subiaco’s point of
difference and recognition within the
metropolitan region. Landmark
development provides a marker
visible from a distance, with built
forms articulating gateway and entry
points, creating a rich textual canvas
of street scale markers.
Green link
Create a strong, tree lined public
space between Mueller Park and
Subiaco Oval, providing amenity and
connectivity for new residents.
Character areas
Retain North Subiaco’s unique
historic built fabric so that the area
retains connections to the past, and
a richness of built form is recognised.
53
North
Subiaco
Planning
and by
54 Street adjacent Perth
Thomas
Modern
School.
Photography
HASSELL.
Urban Design Study
06 Urban Design
Framework
Common Elements
The approach to each of the urban design framework scenarios
builds on North Subiaco’s existing structure. By acknowledging
and reinforcing local place and character, change can be
facilitated over time without diminishing North Subiaco’s sense
of place.
Common Elements
North Subiaco’s established pattern of development means
that each urban design scenario is broadly similar. They vary
principally in terms of development height and intensity. The
common elements to each are:
Terms of Reference
These urban design frameworks establish broad development
scenarios across the project area. They do not propose specific
solutions for individual parcels of land, and in terms of Subiaco
Oval and Princess Margaret Hospital, these framework
scenarios will only be used to start a conversation as to their
future role. This project is not proposing to establish fixed
development requirements over Subiaco Oval and Princess
Margaret Hospital – that will require commitment from the
State and buy-in from multiple stakeholders.
1. Reinforce the local node: active ground floor uses will be
promoted to provide local conveniences and help create a
destination for local residents and workers. Upper floors
will contain a mix of residential and commercial land uses.
Development form will be punctuated by landmark
development and taller buildings than the remainder of Hay
Street.
2. Coghlan Road: the key connector between North Subiaco’s
local centre and West Leederville train station. Wayfinding
signs should be provided at key intersections advising
distances to local landmarks, including the local centre and
train station. Comfortable pedestrian paths will be
complemented by good street lighting and shady street
trees. Any new development should seek to improve passive
surveillance to the street.
4. Preserving character: Development standards along
Churchill Avenue, York Street and Roberts Road (between
Townshend Road and Hamilton Street) will stay broadly the
same. The difference being identification of character areas
to retain local identity and allowance of mixed use
development along the north side of York Street and
Roberts Road.
5. Mueller Park: This important area of local open space
provides significant amenity to the locality and will be
retained.
6. Intensified residential development near West Leederville
train station: To maximise access to public transit and to
make better use of existing infrastructure consistent with
transit oriented development principles, the intensity of
residential development can be increased over time.
3. Hay Street as an urban corridor: Hay Street will intensify as
a commercial and mixed use urban corridor. Buildings will
be constructed to the street edge with commercial ground
frontage providing pedestrian interest and business activity.
Upper floors will be a mix of residential and commercial
land uses. The building interface up to four levels will
provide a comfortable urban environment. Built form above
four storeys will be set back from the street edge.
HASSELL
© 2014
55
06 Urban Design
Framework
Scenario 1
Broadly speaking, Scenario 1 presents a lower development
form and intensity of the two scenarios. Height ranges from two
through to 8 storeys.
Where character areas are identified, the existing scale and
pattern of development is to be retained. This generally
corresponds to a street interface of one and two storeys, with a
potential third storey set back from the street.
Development along Hay Street will present a four storey
interface, with additional height setback by 3 metres. The
majority of Hay Street can thusly be developed to five storeys,
however the local centre can accommodate height to 6 storeys.
Development north of Subiaco Road will be consistent with
Residential Design Code provisions for the R80 and R160 codes.
For the R80 code, this means 12 metres (approximately 3
storeys) to the top of wall and 15 metres to the top of roof. For
the R160 code, this means 15 metres (approximately 4 storeys)
to the top of wall and 18 metres to the top of roof.
56
Subiaco Oval Considerations
Scenario 1 retains Subiaco Oval as a sporting and events
facility. It does not seek to determine the characteristics of the
stadium buildings. It identifies potential for residential
development up to six storeys consistent with the RAC-3
residential code. Over the existing car park area east of Haydn
Bunton Drive, the scenario identifies a mixed use building 6
storeys in height, with additional landmark potential.
Princess Margaret Hospital Considerations
The historic building on Roberts Road near to Thomas Street
would be retained. Along Hamilton Street and the
corresponding length of Roberts Road, residential development
up to 8 storeys is identified. This would be consistent with
some of the existing buildings on the site presently. Along Hay
and Thomas Street, development is of a mixed use character,
though built to the street edge on Hay Street and setback to
accommodate a landscape buffer to Thomas Street.
Development here is between 6 and 8 storeys in height.
Residential development up to six storeys is also provided for
on the site of the existing Telethon Institute of Child Health
Research (TICHR). This site is owned directly by TICHR and so
any development would be subject to that organisation’s
business plans.
Close
Street
Southport
R160
R160
R160
Subiaco Road
R80
s
ftu
Railway Parade
Lo
Kerr
Abbotsford
Street
Street
Northwood
Kimberley
Street
Street
Blencowe
Avenue
St Leonards
Street
Oxford
McCourt
Tate
Street
Street
06 Urban Design
Framework
Scenario 1
R80
Subiaco Road
Subiaco Road
Arth
ur
Stre
et
et

Pro
St
re
Subiaco Oval
as
wse
Street
R80
May
RAC 0
R80
Ellen
Axon
R80
RAC 0
RAC 0

RAC 0
P
om
ray
RAC 0
RAC 0
et

R80
R80
urra
y
Public Focus/Park
Local centre
et
Road
on
et
Coghlan Road
Ave
Bedford
Street
Olive
Scenario 1 Land Use Code Plan
Revision
1 - 2nd May 2014
2 - 30th May 2014
Date
30th May 2014
Public Parking (multi-deck)
Public Purpose
Stre
Barkermentioned
Road
Road and specifically the heights
Road to note that any of the developmentBarker
It isBarker
important
standards
for
Ord
Subiaco Oval and PMH are for discussion purposes only and to assist the City in establishing a vision for
these sites. They cannot bind the Council in any way and illustrate what could be appropriate in the context
of this framework. They will not form part of any structure plan at this stage as they are MRS reserves.
Townshend
et
Transit Stop
P
ards
HASSELL
© 2014
Stre
Active Frontages
Rich
NORTH SUBIACO
MAP 1_option A
High Frequency Transit
Stre
R80
Churchill Ave
Figure 21.
Residential_high density
Residential
M -future mixed use
Hay
RAC 0
et
Landmark/threshold
Mixed Use
Stre
R80
Stre
Education
Hay Street
RAC 0
P

Mur
York Street
P
R80
ton
Legend
RAC 0
Hay Street
P
R50
ling
Hamilton
Road
Ave
York Street
Coghlan
York Street
R50
Wel
Roberts Road
Roberts Road
R50
Street
Street
R50
et
Th
Street
Roberts Road
Stre
Character Area
Stre
Local Development Plan Required
et
Precinct Boundary
Stre
400m threshold
et
West Leederville Station
Scale
1:2000@A1
1:4000@A3
Client
City of Subiaco
Project Name
and Development
57
Drawing
140502_010346_Map 1_Option A_v2
Close
Street
Southport
Subiaco Road
s
ftu
Railway Parade
Lo
Abbotsford
Street
Kerr
Street
Northwood
Kimberley
Street
Street
Blencowe
Avenue
St Leonards
Street
Oxford
McCourt
Tate
Street
Street
06 Urban Design
Framework
Scenario 1
Subiaco Road
Subiaco Road
Arth
ur
Stre
et

Pro
wse
as
St
re
et
Subiaco Oval
om
Th
Street
Hay Street
et
ling
Hamilton
Road
Ave
May
Ellen
Axon
York Street
Coghlan
York Street
Wel
Roberts Road
Roberts Road
Street
Street
Roberts Road
Stre
ton
Stre
et
Mur
ray
York Street
Stre
et

Hay Street
Legend
8 Storeys
Mur
ray
6 Storeys
Hay
Stre
et
5 Storeys
Stre
et
4 Storeys
3 Storeys
chill Ave
Rich
2 Storeys
ards
Road
on
et
Coghlan Road
Ave
Bedford
Street
Olive
Townshend
RTH SUBIACO
58
AP 2_option A
Scenario 1 Height Plan
Reserve: No height standards apply
As per R Codes
Barker Road
Barker Road
Barker Road
It is important to note that any of the development standards and specifically the heights mentioned for
Ord
Subiaco Oval and PMH are for discussion purposes only and to assist the City in establishing a vision for
Figure 22.
Public Focus/Park
Stre
Revision
Date
2nd May 2014

Stre
et
Stre
Landmark/threshold site
(potential height bonus)
Precinct Boundary
Primary Roads
Scale
1:2000@A1
1:4000@A3
Client
City of Subiaco
Project Name
and Development
Drawing
140502_010346_Map 2_Option A
et
06 Urban Design
Framework
Scenario 1
02
01
Maximum of
5 storeys
Maximum of
3 storeys
York
Stre
et
6m rear
setback above
2 storeys
3m rear setback
to Laneway or
Right of Way
above 2 storeys
3m side
setback above
4 storeys
Hay
Stre
et
3m street
setback above 2
storeys
6m rear
setback above
2 storeys
3m rear setback
to Laneway or
Right of Way
above 2 storeys
3m street
setback above
4 storeys
Maximum of
6 storeys
01 York Street building envelopes
02 Hay Street building envelopes
York
Stre
et
03 Local node on the coner of Hay Street
and Coghlan Road building envelopes
6m rear
setback above
2 storeys
ad
Ro
n
la
gh
Co
03
HASSELL
© 2014
Hay
Stre
et
3m street
setback above
4 storeys
3m rear setback to
Laneway or Right of
Way above 2 storeys
59
06 Urban Design
Framework
Scenario 1
Development standards table
Land Use Code
Local Centre
Mixed Use: Hay
Street
60
R-Code
RAC-0
RAC-0
Maximum
Plot Ratio
3.25:1
3:1
Minimum
Open Space
(% of site)
Street
Setback
No
minimum.
Nil to the
street.
No
Minimum.
Nil to the
street except
for any
identified
character
area, where
the street
setback shall
be at the
discretion of
Council and
consistent
with existing
development
pattern.
Maximum height (4.25 metres per ground and first storey and 3.5
metres per storey thereafter) (excluding roofs)
Street Interface
Additional Height
southern street
boundary
Height of 4 storeys
and 15.5 metres to
the street interface.
Additional height
allowed as identified
on the Height Plan.
Development above
the street interface
shall be set back from
the southern street
boundary sufficiently
to enable sunlight
access to the
opposite footpath at
12 noon on the winter
solstice or a minimum
3 metres (whichever
is the greater).
Height of 4 storeys
and 15.5 metres to
except for any
heritage listed place,
where the existing
building fabric and
interface should be
retained.
Additional height
on the Height Plan.
Development above
shall be set back from
the southern street
to enable sunlight
access to the
solstice or a minimum
3 metres.
Additional Height
other street
boundary
Additional height as
described on the
Height Plan set back
from the street
interface by 3 metres.
described on the
from the street
Side Setback
Rear Setback
Nil for the height of
Development above
shall be setback from
the side boundary by
3m.
Nil for development
up to two storeys.
Development above
two storeys shall be
set back by 6 metres.
Where development
abuts a lane or Right
of Way, development
above two storeys
shall be set back by 3
metres.
Development above
3m.
Nil for development
up to two storeys.
Development above
Where development
of Way, development
above two storeys
metres.
06 Urban Design
Framework
Scenario 1
Land Use Code
Mixed Use:
Churchill Avenue
Mixed Use: York
Street South
R-Code
R80
R80
HASSELL
© 2014
Maximum
Plot Ratio
1:1
1:1
Minimum
Open Space
(% of site)
35%
35%
Street
Setback
Setbacks
shall
be consistent
with the
streetscape
and
determined
by Council,
though not
more than 4
metres.
Setbacks
shall be
consistent
with the
streetscape
and
determined by
Council,
though not
more than 4
metres.
Street Interface
Height of 2 storeys
and 8.5 metres to the
street interface
except for any
where the existing
building fabric and
interface should be
retained.
Height of 2 storeys
street interface
except for any
where the existing
building fabric and
interface should be
retained.
Additional Height
southern street
boundary
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Additional Height
other street
boundary
described on the
from the street
described on the
from the street
Side Setback
As per Part 6 of the
Residential Design
Codes
Residential Design
Codes
Rear Setback
Nil for development
up to two storeys.
Development above
Where development
of Way, development
above twostoreys
metres.
Nil for
development up to
two storeys.
Development above
Where development
of Way, development
above two storeys
metres.
61
06 Urban Design
Framework
Scenario 1
Land Use Code
Mixed Use: York
Street North
Mixed Use:
Roberts Road
62
R-Code
R50
R50
Maximum
Plot Ratio
As per Part 6
of the
Residential
Design Codes
Minimum
Open Space
(% of site)
Street
Setback
Street Interface
As per Part
6 of the
Residential
Design
Codes
As per Part 6
of the
Residential
Design Codes
Height of 2 storeys
street interface
except for any
where the existing
building fabric and
interface should be
retained.
45%
Setbacks
shall be
consistent
with the
streetscape
and
determined by
Council,
though not
more than 4
metres.
Height of 2 storeys
street interface
except for any
where the existing
building fabric and
interface should be
retained.
0.6
Additional Height
southern street
boundary
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Side Setback
Rear Setback
described on the
from the street
Residential Design
Codes
Residential Design
Codes
described on the
from the street
Residential Design
Codes
Residential Design
Codes
Additional Height
other street
boundary
06 Urban Design
Framework
Scenario 1
Land Use Code
Residential
Residential
Residential
R-Code
Maximum
Plot Ratio
Minimum
Open
Space (%
of site)
Maximum height (4.25 metres per ground and first storey and 3.5 metres
per storey thereafter) (excluding roofs)
Street Setback
Street Interface
Additional Height
southern street
boundary
Height of 4 storeys
street interface.
Additional height
on the Height Plan.
Development above
hall be set back from
the southern street
to enable sunlight
access to the opposite
footpath at 12 noon on
the winter solstice or a
minimum 3 metres.
Additional Height
other street boundary
described on the
from the street
Side Setback
Rear Setback
Residential Design
Codes
Residential Design
Codes
RAC-3
As per Part
6 of the
Residential
Design
Codes
Nil
R160
As per Part
6 of the
Residential
Design
Codes
Nil
As per Part 6 of the Residential Design Codes
Residential Design
Codes
R80
As per Part
6 of the
Residential
Design
Codes
Nil
As per Part 6 of the Residential Design Codes
Residential Design
Codes
As per Part 6 of
the Residential
Design Codes
Notes:
_Where
_
a lot extends across two land use code boundaries, then the development standards for each land use code shall apply to that part of the lot which it affects, except for rear setback
provisions.
HASSELL
© 2014
63
06 Urban Design
Framework
Scenario 1
Hay Street
HAY STREET
Figure 23.
Indicative section drawing showing relationship of buildings to streets: Hay Street to York Street.
64
NORTH SUBIACO
OPTION A SECTIONS
YORK STREET
06 Urban Design
Framework
Scenario 1
Princess Margaret Hospital Precinct
new
laneway
HAY STREET
Figure 24.
new
laneway
YORK STREET
ROBERTS ROAD
Indicative section drawing showing relationship of buildings to streets: New development on the Princess Margaret Hospital site.
Subiaco Oval Precinct
Subiaco Oval
Figure 25.
MAY AVENUE
EXTENSION
(new road)
COURT PLACE
EXTENSION
(newOval.
road)
Indicative section drawing showing potential development opportunities adjacent Subiaco
HASSELL
© 2014
NORTH SUBIACO
OPTION A SECTIONS
COGHLAND PLACE
65
06 Urban Design
Framework
Scenario 1
Roberts Road
YORK STREET
Figure 26.
ROBERTS ROAD
Indicative section drawing through Roberts Road to potential development adjacent Subiaco Oval.
new
laneway
Subiaco Road
railway
new
laneway
SUBIACO ROAD
Figure 27.
Indicative section drawing through potential development adjacent Subiaco Oval and existing buildings on Subiaco Road.
66
NORTH SUBIACO
OPTION A SECTIONS
06 Urban Design
Framework
Scenario 2
Broadly speaking, Scenario 2 provides a higher development
form and intensity of the two scenarios. Height ranges from two
through to 8 storeys, though taller built form is more widely
spread.
Like Scenario 1, where character areas are identified, the
existing scale and pattern of development is to be retained.
This generally corresponds to a street interface of one and two
storeys, with a potential third storey set back from the street.
Development along Hay Street will present a four storey
interface, with additional height setback by 3 metres. The
majority of Hay Street can thusly be developed to six storeys,
however the local centre can accommodate height to eight
storeys.
Subiaco Oval Considerations
Scenario 2 retains Subiaco Oval as a sporting and events
facility. It does not seek to determine the characteristics of the
stadium buildings. It identifies potential for residential
development up to eight storeys, though with a four storey
street interface. Over the existing car park area east of Haydn
Bunton Drive, the scenario identifies a mixed use building eight
storeys in height, with additional landmark potential.
Princess Margaret Hospital Considerations
The historic building on Roberts Road near to Thomas Street
would be retained. A new area of open space provides amenity
for new residents and workers.
Haydn Bunton Drive is reorganised to intersect with Axon
Street, allowing the parkland area in front of Subiaco Oval to be
extended. Subiaco Road is extended to intersect with Haydn
Bunton Drive.
Residential development up to eight storeys is also provided for
on the TICHR site.
Height across the site is broadly eight storeys, reflecting its
potential for redevelopment and its prominent position within
the city. Development will be mixed use across the site.
Development north of Subiaco Road will be three storeys for
R80 coded land, whilst street blocks closer to the train station
are identified for a four storey street interface (though setback
4 metres allowing for a landscaped interface) and then height to
eight storeys.
HASSELL
© 2014
67
Close
Street
Southport
Railway Parade
RAC 0
RAC 0
RAC 0
Subiaco Road
R80
Lo
ftu
s
Kerr
Abbotsford
Street
Street
Northwood
Kimberley
Street
Street
Blencowe
Avenue
St Leonards
Street
Oxford
McCourt
Tate
Street
Street
06 Urban Design
Framework
Scenario 2
R80
Subiaco Road
Subiaco Road
Arth
ur
Stre
et
et

re
Subiaco Oval
Pro
Roberts Road
May
RAC 0
R80
Ellen
Axon
R80
RAC 0
R80
RAC 0

RAC 0
P
RAC 0
R80
P
om

Mur
ray
York Street
RAC 0
et

R80
Stre
Local centre
et
High Frequency Transit
et
Transit Stop
Active Frontages
P
ards
Road
on
et
Coghlan Road
Ave
Bedford
Street
Olive
Scenario 2 Land Use Code Plan
Public Parking (multi-deck)
Public Purpose
Stre
It is important to note that any of the development standards and specifically the heights
mentioned for
Barker Road
Barker Road
Barker Road
Subiaco Oval and PMH are for discussion purposes only and to assist the City in establishing a vision for Or
d
Townshend
Residential_high density
rray
Stre
Rich
Figure 28.
Mixed Use
Public Focus/Park
R80
chill Ave
RTH SUBIACO
68
P 1_option C
et
Landmark/threshold
ResidentialM-future
mixed use
u
Hay
RAC 0
Stre
Education
Stre
R80
P
R80
ton
Hay Street
RAC 0
et
Legend
RAC 0
Hay Street
P
R50
Stre
ling
Hamilton
Road
Ave
York Street
Coghlan
York Street
R50
Wel
Roberts Road
Roberts Road
R50
Street
Street
R50
RAC 0
Th
Street
as
St
wse
Character Area
Local Development Plan Required Stree
t
Precinct Boundary
Stre
400m threshold
et
West Leederville Station
Revision
Date
2nd May 2014
Scale
1:2000@A1
1:4000@A3
Client
City of Subiaco
Project Name
and Development
Drawing
140502_010346_Map 1_Option C
Close
Street
Southport
Subiaco Road
s
ftu
Railway Parade
Lo
Abbotsford
Street
Kerr
Street
Northwood
Kimberley
Street
Street
Blencowe
Avenue
St Leonards
Street
Oxford
McCourt
Tate
Street
Street
06 Urban Design
Framework
Scenario 2
Subiaco Road
Subiaco Road
Arth
ur
Stre
et
et

Pro
wse
as
St
re
Subiaco Oval
om
Th
Street
Hay Street
et
ling
Hamilton
Road
Ave
May
Ellen
Axon
York Street
Coghlan
York Street
Wel
Roberts Road
Roberts Road
Street
Street
Roberts Road
Stre
ton
Stre
et
Mur
ray
York Street
Stre
et

Hay Street
Mur
ray
Legend
Hay
Stre
et
8 Storeys
Stre
6 Storeys
et
4 Storeys
hurchill Ave
Rich
3 Storeys
ards
Road
on
2 Storeys
Stre
Public Focus/Park
et
Reserve: No height standards apply
It is Road
important to note that any of the development
and specifically the heights
mentioned for
Barker Road
Barkerstandards
Road
Barker
HASSELL
© 2014
Ave
Coghlan Road
Scenario 2 height plan
Bedford
NORTH SUBIACO
MAP 2_option C
Olive
Figure 29.
Street
Townshend
Subiaco Oval and PMH are for discussion purposes only and to assist the City in establishing a vision for Ord
Revision
Date
2nd May 2014

Stre
Landmark/threshold site
Stre
et
(potential bonus height)
Precinct Boundary
et
Primary Roads
Scale
1:2000@A1
1:4000@A3
Client
City of Subiaco
Project Name
and Development
Drawing
140502_010346_Map 2_Option C
69
06 Urban Design
Framework
Scenario 2
Maximum of
3 storeys
Yor
kS
tre
et
6m rear
setback above
2 storeys
3m rear setback
to Laneway or
Right of Way
above 2 storeys
3m side
setback above
4 storeys
02
3m side
setback above
2 storeys
01
Maximum of
6 storeys
Ha
yS
tre
et
3m street
setback
above 2
storeys
Street setback no
greater than 4m
and subject to
council approval
6m rear
setback above
2 storeys
01 York Street building envelopes
3m rear setback
to Laneway or
Right of Way
above 2 storeys
3m street
setback above
4 storeys
Maximum of
8 storeys
02 Hay Street building envelopes
03 Local node on the coner of Hay Street
and Coghlan Road building envelopes
York
Stre
et
6m rear
setback above
2 storeys
70
03
an
hl
g
Co
ad
Ro 3m street
setback above
4 storeys
Ha
yS
tre
et
3m rear setback to
Laneway or Right of
Way above 2 storeys
06 Urban Design
Framework
Scenario 2
Development standards table
Land Use Code
Local Centre
Mixed Use: Hay
Street
R-Code
RAC-0
RAC-0
HASSELL
© 2014
Maximum
Plot Ratio
3.5:1
3.25:1
Minimum
Open Space
(% of site)
Street
Setback
No
minimum.
Nil to the
street.
No
Minimum.
Nil to the
street
except for
any
identified
conservation
area, where
the street
setback
shall be at
the
discretion of
Council and
consistent
with existing
Street Interface
Additional Height
southern street
boundary
Height of 4 storeys
and 15.5 metres to
Additional height
on the Height Plan.
Development above
shall be set back
from the southern
street boundary
sufficiently to enable
sunlight access to the
solstice or a
minimum 3 metres.
Additional height
on the Height Plan.
Height of 4 storeys
Development above
and 15.5 metres to
shall be set back
except for any
from the southern
street boundary
where the existing
sufficiently to enable
building fabric and
sunlight access to the
interface should be
retained.
solstice or a
minimum 3 metres.
Additional Height
described on the
from the street
described on the
from the street
Side Setback
Rear Setback
Development above
3m.
Nil for development
up to two storeys.
Development above
Where development
of Way, development
above two storeys
metres.
Development above
3m.
Nil for development
up to two storeys.
Development above
Where development
of Way, development
above two storeys
metres.
71
06 Urban Design
Framework
Scenario 2
Land Use Code
Mixed Use:
Churchill Avenue
Mixed Use: York
Street South
72
R-Code
R80
R80
Maximum
Plot Ratio
1:1
1:1
Minimum
Open Space
(% of site)
Street
Setback
35%
Setbacks
shall be
consistent
with the
streetscape
and
determined
by Council,
though not
more than 4
metres.
35%
Setbacks
shall be
consistent
with the
streetscape
and
determined
by Council,
though not
more than 4
metres.
Street Interface
Height of 2 storeys
and 8.5 metres to
except for any
where the existing
building fabric and
interface should be
retained.
Height of 2 storeys
and 8.5 metres to
except for any
where the existing
building fabric and
interface should be
retained.
Additional Height
southern street
boundary
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Additional Height
described on the
from the street
described on the
from the street
Side Setback
Rear Setback
Residential Design
Codes
Nil for development
up to two storeys.
Development above
Where development
of Way, development
above two storeys
metres from the rear
boundary.
Development above
setback from the side
boundary by 3m.
Nil for
development up to
two storeys.
Development above
Where development
of Way, development
above two storeys
metres.
06 Urban Design
Framework
Scenario 2
Land Use Code
Mixed Use: York
Street North
Mixed Use:
Roberts Road
R-Code
R50
R50
HASSELL
© 2014
Maximum
Plot Ratio
As per Part
6 of the
Residential
Design
Codes
0.6
Minimum
Open Space
(% of site)
Street
Setback
Street Interface
As per Part
6 of the
Residential
Design
Codes
As per Part 6
of the
Residential
Design
Codes
Height of 2 storeys
and 8.5 metres to
except for any
where the existing
building fabric and
interface should be
retained.
45%
Setbacks
shall be
consistent
with the
streetscape
and
determined
by Council,
though not
more than 4
metres.
Height of 2 storeys
and 8.5 metres to
except for any
where the existing
building fabric and
interface should be
retained.
Additional Height
southern street
boundary
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Additional height
on the Height Plan.
Development above
shall be set back a
minimum 3 metres.
Side Setback
Rear Setback
described on the
from the street
Residential Design
Codes
Residential Design
Codes
described on the
from the street
Residential Design
Codes
Residential Design
Codes
Additional Height
73
06 Urban Design
Framework
Scenario 2
Land Use Code
R-Code
Residential
RAC-0
Residential
R80
Maximum
Plot Ratio
3.5:1
Minimum
Open Space
(% of site)
No
minimum
Street
Setback
4 metres
As per Part 6 of the Residential Design
Codes
Street Interface
Additional Height
southern street
boundary
Height of 4 storeys
and 15.5 metres to
Additional height
on the Height Plan.
Development above
hall be set back from
the southern street
to enable sunlight
access to the
solstice or a
minimum 3 metres.
Height of 3 storeys
and 12 metres to the
street interface.
No additional height.
Additional Height
described on the
from the street
No additional height.
Side Setback
Rear Setback
Residential Design
Codes
Residential Design
Codes
Residential Design
Codes
Residential Design
Codes
Notes:
_Where
_
a lot extends across two land use code boundaries, then the development standards for each land use code shall apply to that part of the lot which it affects, except for rear setback
provisions.
74
06 Urban Design
Framework
Scenario 2
Hay Street
HAY STREET
Figure 30.
YORK STREET
Indicative section drawing showing relationship of buildings to streets: Hay Street to York Street.
HASSELL
© 2014
NORTH SUBIACO
OPTION C SECTIONS
75
06 Urban Design
Framework
Scenario 2
Princess Margaret Hospital Precinct
YORK STREET
HAY STREET
Figure 31.
ROBERTS ROAD
Indicative section drawing showing relationship of buildings to streets: New development on the Princess Margaret Hospital site.
Subiaco Oval Precinct
Figure 32.
76
Subiaco Oval
MAY AVENUE
EXTENSION
(new road)
Indicative section drawing showing potential development
opportunities adjacent Subiaco Oval.
NORTH SUBIACO
OPTION C SECTIONS
COGHLAND PLACE
06 Urban Design
Framework
Scenario 2
Roberts Road
YORK STREET
Figure 33.
ROBERTS ROAD
Indicative section drawing through Roberts Road to potential development adjacent Subiaco Oval.
new
laneway
Subiaco Road
railway
new
laneway
SUBIACO ROAD
Figure 34.
Indicative section drawing through potential development adjacent Subiaco Oval and existing buildings on Subiaco Road.
HASSELL
© 2014
NORTH SUBIACO
OPTION C SECTIONS
77
78
North Subiaco Planning and Residential development on
York Street.
by HASSELL.
Urban
DesignPhotography
Study
May 2016
April 2016
March 2016
February 2016
January 2016
December 2015
November 2015
October 2015
September 2015
August 2015
July 2015
June 2015
May 2015
April 2015
March 2015
February 2015
January 2015
December 2014
November 2014
October 2014
September 2014
07 Next Steps
Indicative Time Line
Public advertising
Consider submissions
Amend and prepare preferred urban
design framework approach
Prepare final report and
recommended development
provisions
Council prepares Scheme
amendment (Special control area
and associated provisions)
Council initiates scheme amendment
EPA referral for request to advertise
Public advertising - 42 days
Review submissions
Modifications to scheme amendment
as required
Final Council adoption of Scheme
amendment
WAPC consideration and
modifications as required
Ministerial approval
Publish new Scheme provisions in
Government Gazette and public local
notice
HASSELL
© 2014
79
07 Next Steps
Public Realm
Recommendations
The following recommendations relate to public realm and
advocacy projects to enable the vision for North Subiaco to be
realised. They fall outside of statutory planning, but are critical
to ensuring North Subiaco functions as a cohesive urban
neighbourhood.
Way Finding
To improve the legibility of the movement network and advise
pedestrians of the location of major local landmarks, a
wayfinding system should be implemented. At the intersection
of important streets, signs can provide information as to:
_the
_
direction of local landmarks
_distances
_
and walking time
_a
_ map showing the local context
Any wayfinding system should identify:
_North
_
Subiaco’s local centre
_West
_
Leederville train station
_Subiaco
_
Oval
_Perth
_
Modern School
_Subiaco
_
Activity Centre
_other
_
facilities as required.
80
Local centre public realm works
The public space along Hay Street facilitates its function as a
regional road corridor. However, the design of the street should
also enable local functions and activities to occur. The street
design should announce arrival within the local centre through
street tree planting, road surface materials, wider pedestrian
footpaths, seating nodes and associated street furniture.
The street design should facilitate pedestrian movement and
slow vehicle speeds. This can be achieved by encouraging
activity, providing on street parking and providing safe
pedestrian crossing opportunities.
07 Next Steps
Public Realm
Recommendations
Facilitating Pedestrian Movement
Clear and safe pedestrian crossing opportunities should be
provided to help movement across busy roads, such as Hay
Street and Roberts Road. Improved pedestrian crossing
opportunities should be consistent with key desire lines, such
as along Coghlan Road between Hay Street and West
Leederville train station.
HASSELL
© 2014
Cycle Network
Cycling to and within North Subiaco can be facilitated by
providing improved infrastructure. In particular, improved cycle
paths along Coghlan Road and Hay Street will further enhance
the attractiveness of cycling. Within the local centre and at key
destinations such as Subiaco Oval and West Leederville train
station, more bicycle parking can be provided. End of trip
facilities can also be required within new development as part
of structure plan provisions.
Hay Street Public Realm
The design of Hay Street can facilitate its function as an urban
commercial and mixed use corridor. Design elements that may
be considered in future design proposals for Hay Street include:
_dropped
_
kerbs where pedestrian crossing and slow vehicle
movement is desired (for example within the local centre at
Coghlan Road)
_tactile
_
paving and colour contrast
_smooth,
_
clean, well drained surfaces
_high
_
quality materials
_uncluttered
_
footpaths (aligning services, furniture and street
trees)
_shaded
_
seating nodes
_retain
_
and maintain existing street trees
81
82
North Subiaco Planning and Freemason’s Hall on Roberts
Road.
Photography
Urban
Design
Studyby HASSELL.
08 Statutory Planning
Approach
Amendment 23 to Town Planning Scheme No. 4 has been
initiated and advertised for public comment. The intent of this
amendment is to introduce Special Control Area provisions into
the Scheme, allowing agreed structure plans to be adopted.
_Noise
_
attenuation requirements (particularly adjacent to the
Fremantle passenger rail line
_Resource
_
conservation standards
It is intended that the zoning and development control
provisions that result from public advertising will form the basis
of a statutory structure plan that can be adopted under the
intended Special Control Area provisions.
_Specific
_
land use code requirements, including:
_Land
_
use code objectives
_Land
_
use code development standards, based on outcomes
of public advertising and including building height, setbacks,
plot ratio and open space
The structure plan for North Subiaco would include
development provisions relating to the following:
_Other
_
requirements as identified through public advertising or
further analysis.
_Administrative
_
provisions, such as the structure plan’s
relationship to the town planning scheme and operation.
_Land
_
uses permissible within each identified land use codes.
_Residential
_
density as identified on the structure plan map.
_Matters
_
pertaining to the subdivision of land
_Development
_
Requirements, including:
_General
_
Objectives based on the strategic drivers and spatial
strategies identified in this report
_General
_
Development Standards, which may include:
_Character
_
area provisions for those areas identified on the
structure plan map
_Plot
_
Ratio applicable to each land use code
_Development
_
bonuses for any sites identified as having
landmark status
_Any
_
development provisions pertaining to Reserves
_Identification
_
of areas requiring Local Development Plans
_Street
_
interface development standards
_Building
_
presentation and design standards
_Parking
_
for vehicles and bicycles
_Landscaping
_
standards
HASSELL
© 2014
83
Australia
Adelaide
HASSELL
Level 5
70 Hindmarsh Square
Adelaide SA
Australia 5000
T +61 8 8220 5000
Eadelaide@hassellstudio.com
Brisbane
HASSELL
36 Warry Street
Fortitude Valley QLD
Australia 4006
T +61 7 3914 4000
Ebrisbane@hassellstudio.com
Melbourne
HASSELL
61 Little Collins Street
Melbourne VIC
Australia 3000
T +61 3 8102 3000
Emelbourne@hassellstudio.com
Perth
HASSELL
Podium Level, Central Park
152 – 158 St Georges Terrace
Perth WA
Australia 6000
T +61 8 6477 6000
Eperth@hassellstudio.com
Sydney
HASSELL
Level 2
Pier 8/9, 23 Hickson Road
Sydney NSW
Australia 2000
T +61 2 9101 2000
Esydney@hassellstudio.com
Shenzhen
HASSELL
1212, Landmark
4028 Jintian Road
Futian District
Shenzhen 518035 China
T +86755 2381 1838
Eshenzhen@hassellstudio.com
London
HASSELL
Level 2, Morelands
17 – 21 Old Street
Clerkenwell
London EC1V 9HL United Kingdom
T +44 20 7490 7669
Elondon@hassellstudio.com
China
South East Asia
Beijing
HASSELL
Building A7
50 Anjialou
ChaoYang District
Beijing 100125 China
T +8610 5126 6908
Ebeijing@hassellstudio.com
Bangkok
HASSELL
Unit 4A 17F Paso Tower
88 Silom Road
Suriyawongse Bangrak
Bangkok 10500 Thailand
T +66 2231 6399
Ebangkok@hassellstudio.com
Hong Kong SAR
HASSELL
22F, 169 Electric Road
North Point Hong Kong SAR
T +852 2552 9098
Ehongkong@hassellstudio.com
Singapore
HASSELL
17A Stanley Street
068736 Singapore
T +65 6224 4688
Esingapore@hassellstudio.com
Shanghai
HASSELL
Building 8 Xing Fu Ma Tou
1029 South Zhongshan Road
Huangpu District
Shanghai 200011 China
T +8621 6887 8777
Eshanghai@hassellstudio.com
United Kingdom
Cardiff
HASSELL
4th Floor, James William House
9 Museum Place
Cardiff CF10 3BD United Kingdom
T +44 29 2072 9071
Ecardiff@hassellstudio.com
\\perproj\fs02\010346-61A-P\Reports\Planning\140312_Draft Report\140521_Draft report_ver_3.indd

North Subiaco Urban Design Study

Transcription

Similar documents

Vol. 8, Issue 9 - Subiaco Academy

Vol. 6, Issue 13 - Subiaco Academy

communities - Africa World Books

Vol. 7, Issue 17 - Subiaco Academy

Walking Subiaco - City of Subiaco

The Abbey Message

Size matters for Fortix software

The Abbey Message