This document summarizes an economic analysis of the Hawksburn Village activity centre conducted by Charter Keck Cramer. Key findings include:
- Hawksburn is well-located to support specialty retailers given its affluent suburbs, though provides less convenience retail than a typical neighborhood center.
- Population growth in surrounding areas will increase demand for easily accessible retailers.
- Future retail opportunities include niche food retailers to complement larger markets. Cafes and restaurants are also seen as opportunities.
- Limited redevelopment potential for housing given small sites, but apartment development has already begun in the area.
This document summarizes an economic analysis of the Hawksburn Village activity centre conducted by Charter Keck Cramer. Key findings include:
- Hawksburn is well-located to support specialty retailers given its affluent suburbs, though provides less convenience retail than a typical neighborhood center.
- Population growth in surrounding areas will increase demand for easily accessible retailers.
- Future retail opportunities include niche food retailers to complement larger markets and meet needs of local residents.
- Cafes and restaurants are also seen as opportunities given underprovision currently and demographic profile.
- Limited potential for new housing given small redevelopment sites, but apartment development has already begun in one project.
The Hawksburn activity centre currently performs a secondary role to Chapel Street and Toorak Village in meeting local weekly shopping needs due to its smaller Woolworths supermarket and limited food options. Future opportunities include expanding food retailing, particularly niche and ethnic options, in the western precinct to complement larger centres and attract regional visitors. Cafes and restaurants could also establish in the western precinct. Limited housing and office development is expected due to site and market constraints. The strategic direction is to promote the western precinct as a regional food destination while maintaining the eastern precinct's local role.
This document provides an urban design analysis of the Hawksburn Village study area in Stonnington, Victoria. It examines the urban structure, identity, built form character, public realm, and access and movement networks. The study area is defined as the properties along Malvern Road between Mathoura Road and York Street. It is divided into two precincts separated by Williams Road, with the east precinct focused around the Woolworths supermarket anchor. The analysis will inform the preparation of a structure plan to guide future development in the activity center over the next 10-20 years.
Consultation Information – Frequently Asked QuestionsLoren Lawford
The document discusses a Structure Plan that is being developed for Hawksburn neighborhood activity centre over the next 20-30 years. A Structure Plan provides a vision and framework to guide development and manage growth, drawing on feedback from stakeholders. It ensures strategic decisions around land use, activities, built form, access, public spaces and sense of place. The draft Hawksburn Structure Plan was developed through community consultation, and further input is being sought to refine it before finalization.
The City of Stonnington has prepared a Draft Structure Plan for Hawksburn Village to guide development and manage change over the next 20-30 years. Council is seeking community feedback on the Draft Plan by March 31. The Plan was informed by earlier consultation where residents provided input on their vision for Hawksburn Village in 2040. It aims to facilitate positive change to land use, transport, open space and public spaces while respecting neighborhood character. Residents are encouraged to review the Draft Plan online or at Council offices and complete a survey to provide feedback.
The City of Stonnington is developing a Structure Plan for Hawksburn Village to guide its development through 2040. In late 2014, the City conducted an initial engagement process to understand community views on key issues and opportunities. Over 200 residents, traders, and organizations provided feedback in surveys, discussions, and meetings. Key themes that emerged included a vision for Hawksburn Village to remain a friendly, local hub with a unique village feel in 2040. Maintaining independent shops and dining while expanding options was important. Improving streetscapes, adding green space, and addressing traffic and parking issues were also priorities raised in the feedback process. The Structure Plan will be completed in late 2015, with further opportunities for community input.
The document is a survey analysis report from August 2015 regarding the Stage 2 consultation for the Hawksburn Village Structure Plan. It provides an overview of the feedback received on key directions for the future of Hawksburn Village. The feedback was gathered through an online/hard copy survey distributed to owners and occupiers in the village area. The report summarizes the responses to each question in the survey, which covered topics like the proposed vision, activity centre boundary, new development objectives, building heights, open space, transport, and other areas. For most questions, the majority of respondents agreed with the proposed directions or said objectives like maintaining village character and providing adequate sunlight/open spaces were very important. Suggestions were also made regarding building design,
The document is the City of Stonnington Recreation Strategy 2014-2024. It provides a framework to plan, develop and implement initiatives that encourage participation in sport and recreation over the next ten years. Key findings include that nearly 1/5 of residents do not meet physical activity guidelines, participation in casual activities like walking and swimming is popular, and there is a lack of facilities in the western part of the municipality. The strategy identifies six priority areas to guide Council in meeting community needs and increasing health and wellbeing. Priority 1 is quality facilities, with actions to review existing facilities and infrastructure and improve their quality.
This document summarizes an economic analysis of the Hawksburn Village activity centre conducted by Charter Keck Cramer. Key findings include:
- Hawksburn is well-located to support specialty retailers given its affluent suburbs, though provides less convenience retail than a typical neighborhood center.
- Population growth in surrounding areas will increase demand for easily accessible retailers.
- Future retail opportunities include niche food retailers to complement larger markets and meet needs of local residents.
- Cafes and restaurants are also seen as opportunities given underprovision currently and demographic profile.
- Limited potential for new housing given small redevelopment sites, but apartment development has already begun in one project.
The Hawksburn activity centre currently performs a secondary role to Chapel Street and Toorak Village in meeting local weekly shopping needs due to its smaller Woolworths supermarket and limited food options. Future opportunities include expanding food retailing, particularly niche and ethnic options, in the western precinct to complement larger centres and attract regional visitors. Cafes and restaurants could also establish in the western precinct. Limited housing and office development is expected due to site and market constraints. The strategic direction is to promote the western precinct as a regional food destination while maintaining the eastern precinct's local role.
This document provides an urban design analysis of the Hawksburn Village study area in Stonnington, Victoria. It examines the urban structure, identity, built form character, public realm, and access and movement networks. The study area is defined as the properties along Malvern Road between Mathoura Road and York Street. It is divided into two precincts separated by Williams Road, with the east precinct focused around the Woolworths supermarket anchor. The analysis will inform the preparation of a structure plan to guide future development in the activity center over the next 10-20 years.
Consultation Information – Frequently Asked QuestionsLoren Lawford
The document discusses a Structure Plan that is being developed for Hawksburn neighborhood activity centre over the next 20-30 years. A Structure Plan provides a vision and framework to guide development and manage growth, drawing on feedback from stakeholders. It ensures strategic decisions around land use, activities, built form, access, public spaces and sense of place. The draft Hawksburn Structure Plan was developed through community consultation, and further input is being sought to refine it before finalization.
The City of Stonnington has prepared a Draft Structure Plan for Hawksburn Village to guide development and manage change over the next 20-30 years. Council is seeking community feedback on the Draft Plan by March 31. The Plan was informed by earlier consultation where residents provided input on their vision for Hawksburn Village in 2040. It aims to facilitate positive change to land use, transport, open space and public spaces while respecting neighborhood character. Residents are encouraged to review the Draft Plan online or at Council offices and complete a survey to provide feedback.
The City of Stonnington is developing a Structure Plan for Hawksburn Village to guide its development through 2040. In late 2014, the City conducted an initial engagement process to understand community views on key issues and opportunities. Over 200 residents, traders, and organizations provided feedback in surveys, discussions, and meetings. Key themes that emerged included a vision for Hawksburn Village to remain a friendly, local hub with a unique village feel in 2040. Maintaining independent shops and dining while expanding options was important. Improving streetscapes, adding green space, and addressing traffic and parking issues were also priorities raised in the feedback process. The Structure Plan will be completed in late 2015, with further opportunities for community input.
The document is a survey analysis report from August 2015 regarding the Stage 2 consultation for the Hawksburn Village Structure Plan. It provides an overview of the feedback received on key directions for the future of Hawksburn Village. The feedback was gathered through an online/hard copy survey distributed to owners and occupiers in the village area. The report summarizes the responses to each question in the survey, which covered topics like the proposed vision, activity centre boundary, new development objectives, building heights, open space, transport, and other areas. For most questions, the majority of respondents agreed with the proposed directions or said objectives like maintaining village character and providing adequate sunlight/open spaces were very important. Suggestions were also made regarding building design,
The document is the City of Stonnington Recreation Strategy 2014-2024. It provides a framework to plan, develop and implement initiatives that encourage participation in sport and recreation over the next ten years. Key findings include that nearly 1/5 of residents do not meet physical activity guidelines, participation in casual activities like walking and swimming is popular, and there is a lack of facilities in the western part of the municipality. The strategy identifies six priority areas to guide Council in meeting community needs and increasing health and wellbeing. Priority 1 is quality facilities, with actions to review existing facilities and infrastructure and improve their quality.
Dublin Crossing Specific Plan Draft June 2013arounddublin
Irvine-based developer SunCal has recently shared a more detailed vision of the future master planned community at Dublin Crossing in Dublin, CA. Located on the 187-acre parcel across from the East Dublin BART Station transit village, the Dublin Crossing project is expected to bring up to nearly 2,000 new low-density to medium-density homes to Dublin.
As part of the effort to secure $10M in cash, a 12-acre school site to accommodate up to 900 students, a 30-acre community park, a 5-acre neighborhood park, and 2.6 acres of open space, Dublin City Council agreed to charge future Dublin Crossing homeowners a special property tax in the amount of $2,200 up to $3,700 per year. The Mello-Roos will reportedly cover about 40% of the project’s infrastructure costs. The Council’s decision was a big win for Dublin Crossing developer SunCal, as SunCal can now transfer the risks associated with building the project over to the City of Dublin and future residents.
While the nearly 2,000 beautiful new homes at Dublin Crossing will be perfect for families looking to put down their roots, some may be concerned by the community’s proximity to Santa Rita Jail. Dublin’s Santa Rita Jail is the third largest in California and the fifth largest in the United States. Classified as a mega jail, this 113-acre detention facility houses over 4,000 inmates. More than 400 detainees move through Dublin’s Santa Rita Jail a day. On a busy days, that number can go as high as 600. As many as 60,000 detainees pass through Santa Rita Jail each year, creating an ever-changing population.
Prospective homebuyers are also advised to learn more about the 2011 cleanup of contaminated soil at Camp Parks, where the Dublin Crossing master planned community now sits. Antimony, arsenic, cobalt, copper, dioxins/furans, lead, mercury, and zinc are among the toxins that were left by an incinerator used to burn refuse during the 1940s and 1950s. Army research has indicated that the arsenic could also be due to “naturally occurring soil concentrations.” A 2007 study also found that the concentration of lead and dioxins/furans in the groundwater beneath the impacted area was above the acceptable level set by the State of California. The cost of the cleanup was $1.5M.
This document provides an introduction and overview for the City of Wildwood Parks and Recreation Master Plan. The purpose is to evaluate the existing park system and provide recommendations to meet the needs of the current and future population over the next 20 years. Key parks included are Millennium Park, Martin Luther King Jr. Park, and Oxford Park. The plan establishes a vision, goals, and guiding principles focused on community engagement, sense of place, accessibility, and equitable distribution of resources. Benefits of well-maintained park systems are outlined such as increased property values, health cost savings, and stormwater management. An overview of the planning process is also provided.
Pinehurst Local Historic District Boundary AmendmentMartha Lauer
This report examines the Pinehurst Local Historic District boundary and recommends dividing it into three smaller districts based on differences in character: Old Village Center, Village West, and School District. It analyzes the landscape, architectural styles, massing, and materials of each area and finds they have distinct periods of significance and development histories. The report recommends boundaries for the three districts that acknowledge each area's special character.
This document provides an overview of transit-oriented development efforts around the 46th Street Light Rail Transit station in Minneapolis. It describes changes that have occurred since planning for the Hiawatha LRT line began in 1998, including growing ridership on the line and new housing development near stations. Several projects are currently underway in the station area, and the document serves as a strategy to guide future development toward the community's vision of a walkable, sustainable neighborhood center connected to the LRT.
The document provides guidance for Local Agency Formation Commissions (LAFCOs) on conducting Municipal Service Reviews (MSRs), as required by recent legislation. It discusses the roles of LAFCOs, service providers, and the public in the MSR process. It also provides recommendations on developing an MSR schedule, individual MSR work plans, and identifying appropriate study boundaries. The guidance is intended to help LAFCOs comprehensively evaluate services while promoting orderly growth, efficient service delivery, and environmental protection.
Regional Communities Consultative Council 2005-07 (7)Jeanette Wormald
The Regional Communities Consultative Council (RCCC) report outlines its work from 2005-2007. The RCCC is an independent advisory body that provides recommendations to the Minister for Regional Development on issues affecting regional communities in South Australia. During this period, the RCCC monitored key regional issues, provided input on state policies and plans, and advised on legislation and decisions regarding their impact on communities. It worked to represent regional perspectives in state planning processes.
This document provides a practicum report created by Michigan State University students for the City of Frankfort, Michigan. It includes an analysis of Frankfort's Lake Michigan beach and Father Charlevoix "Cannon" Park, as well as recommendations for improvements. The report finds that Frankfort has strong potential for tourism due to its beaches and parks but needs improvements to parking, signage, facilities, and erosion control to better serve the large number of summer visitors and enhance its tourism industry. The students recommend conducting a visitor study, expanding parking options, improving wayfinding and informational signage, constructing new restroom facilities, maintaining sand dunes to control erosion, and implementing fees for parking to generate additional revenue for the city.
This plan of management was prepared for Hunter's Hill Council to manage Boronia Park Reserve. It includes information on classifying the land, past community consultations, management objectives and strategies. The plan separates management into stream, pollution, biodiversity, cultural heritage and visitor categories. Key issues identified through consultation include protecting natural areas and heritage, maintaining facilities, and accommodating recreation and youth needs. The plan provides management strategies and timeframes to address these issues at the reserve.
Pursuing any development or neighborhood plan today involves
working with a myriad of actors beyond professional collaborators
during planning and design phases. These include direct abutters,
surrounding neighbors, elected offi cials, public agencies, opponents
(often), investors, financial institutions, and regulators, all billed as
“stakeholders.” Navigating the shoals created by cadres of stakeholders
is perhaps the greatest challenge to pursuing sophisticated
ideas about and goals for urbanism.
Consensus around goals that arenot very ambitious is, unfortunately, common. However, rather thanwallow in despair about the unpredictable nature of decentralized processes, urban designers must learn to be more effective collaborators,willing participants in true interdisciplinary endeavors, and advocatesfor ideas not always their own, ideas that have the potential
to rally others around higher expectations, not expedient solutions.
Such skills are not always available in a designer’s tool kit.
Some blame the messiness of democratized processes for producing mediocrity.
On the other hand, many can offer examples of substantial benefits to projects as a result of broader community participation.
Then, too, there is that maxim among seasoned urban designers, “To
envision takes talent, to implement takes genius.”
Draft Swan St Structure Plan - RESPONSESave Dimmeys
The document outlines concerns about the Draft Swan Street Structure Plan Version 2 from Yarra City Council, which proposes increased building heights and density along the Swan Street corridor. It argues the plan facilitates high-rise developer towers with little community benefit and ignores infrastructure needs. Specifically, it protests building height increases proposed for the Dimmeys site and other locations along Swan Street and the Yarra River. Residents are urged to lodge submissions against the plan by June 8.
A short hostory of urban planning in bangladesh newAkhter Chaudhury
This document provides a history of urban planning in Bangladesh, beginning with the establishment of the Dhaka Improvement Trust in 1956 and other development authorities in major cities in the late 1950s and early 1960s. It also discusses the establishment of the Housing and Settlement Directorate in 1958 to address refugee housing needs following the partition of India and Pakistan. The Directorate developed 34 housing estates across the country between 1958-1997, providing over 67,000 residential units. In 2001, the National Housing Authority was formed to implement the new National Housing Policy, focusing on housing for all income groups.
This document summarizes the history of urban planning in Bangladesh, beginning with early initiatives in the 1950s to plan areas in Dhaka. It then discusses the establishment of various urban development authorities and the introduction of master plans for major cities in the late 1950s/early 1960s based on a British model. The document outlines the evolution of planning approaches and hierarchies, including the introduction of structure plans, master plans, and detailed area plans in the 1990s. It provides examples of planning projects undertaken by various authorities like RAJUK, CDA, KDA, and LGED up to the present day.
Rural development aims to improve the livelihoods and economic well-being of rural populations. It traditionally focused on agriculture but now also emphasizes education, entrepreneurship, infrastructure and social development. The objectives of rural development are to increase productivity, employment, incomes, health and create new jobs while improving other services. Rural development is important for countries like Bangladesh where most people live in rural areas and the rural economy contributes significantly to GDP. Key elements of rural development in Bangladesh include poverty alleviation, equitable distribution of income/wealth, employment opportunities and local community participation.
This document summarizes the key aspects of a master plan submitted for a settlement. It discusses:
1. The need for master plans arose due to unplanned growth of cities following industrialization and wars, which led to overcrowding and lack of infrastructure.
2. A master plan is a statutory document that guides the orderly development of a city over a horizon year through land use planning and regulations. It addresses issues like transportation, housing, employment and provision of utilities and services.
3. The key components of the master plan submitted include analyses of the existing conditions, projected population and land requirements, and development proposals to organize land use and infrastructure over the plan period. It provides guidelines for implementation and monitoring of
Land use planning refers to allocating land resources for different uses consistent with development goals. It involves classifying land, determining suitable land uses, and regulating development through tools like zoning maps and land use plans. The objectives are to promote efficient land use, reconcile conflicts, and guide sustainable development patterns. Land use planning organizations at the national, regional, and local levels coordinate to classify land and guide land allocation and conversion nationally and within their jurisdictions.
This document provides an introduction to town planning and planning concepts. It defines town planning as the art and science of ordering land use and infrastructure development to achieve the maximum degree of economic, social and environmental benefits. The document outlines the role of planners, aims of town planning like creating healthy, convenient and beautiful environments, and the typical planning process including data collection, analysis, plan making and implementation. It also describes different types of surveys and plans used in urban planning.
Activity Centers Strategy - Council draft mins report 20-07-15Stonnington
The document discusses the opportunities and constraints analysis for the City of Stonnington's Activity Centres Strategy. It proposes a new hierarchy for activity centres that divides neighbourhood centres into different categories. It also analyzes the opportunities and constraints of each neighbourhood centre, including issues like lot sizes, development potential, and interfaces with residential areas, to understand their capacity for growth. Council will consult the community on the proposed hierarchy and opportunities/constraints analysis to inform the drafting of the Activity Centres Strategy.
2012 - Little Mountain Policy Statement ExcerptsBen Johnson
The Little Mountain Policy Statement establishes planning principles to guide the redevelopment of the Little Mountain site in Vancouver, BC. It provides policies regarding land use, density, building form and heights, public benefits, transportation, and sustainability. The redevelopment aims to create a complete community with a mix of housing, including replacing 224 social housing units. Building heights will transition down from a maximum of 12 stories in the center to 6 stories or less around the edges to integrate with the surrounding neighborhood. Public spaces like a community square will be focal points, and retail space will activate the street. The redevelopment seeks to achieve high sustainability standards and prioritize walking, cycling and transit use.
This 2006 housing study for Penrith examines population trends, housing stock, affordability, planning, employment, and travel to work patterns in Penrith and surrounding rural areas based on Census and other data. Key findings include that Penrith has a higher proportion of pensioners and single-person households compared to surrounding areas, and migration data shows most moves are within Cumbria with many rural residents moving to Penrith for better services. Housing is less affordable compared to surrounding villages. Employment is centered around public administration, education, distribution and manufacturing.
This document is the Civic Master Plan adopted in 2014 for the City of Beaufort, South Carolina. It establishes a vision for Beaufort's future development through specific redevelopment projects, strategies, and regulatory changes. The plan is intended to guide public investment, facilitate appropriate development, and identify key redevelopment areas requiring attention.
Dublin Crossing Specific Plan Draft June 2013arounddublin
Irvine-based developer SunCal has recently shared a more detailed vision of the future master planned community at Dublin Crossing in Dublin, CA. Located on the 187-acre parcel across from the East Dublin BART Station transit village, the Dublin Crossing project is expected to bring up to nearly 2,000 new low-density to medium-density homes to Dublin.
As part of the effort to secure $10M in cash, a 12-acre school site to accommodate up to 900 students, a 30-acre community park, a 5-acre neighborhood park, and 2.6 acres of open space, Dublin City Council agreed to charge future Dublin Crossing homeowners a special property tax in the amount of $2,200 up to $3,700 per year. The Mello-Roos will reportedly cover about 40% of the project’s infrastructure costs. The Council’s decision was a big win for Dublin Crossing developer SunCal, as SunCal can now transfer the risks associated with building the project over to the City of Dublin and future residents.
While the nearly 2,000 beautiful new homes at Dublin Crossing will be perfect for families looking to put down their roots, some may be concerned by the community’s proximity to Santa Rita Jail. Dublin’s Santa Rita Jail is the third largest in California and the fifth largest in the United States. Classified as a mega jail, this 113-acre detention facility houses over 4,000 inmates. More than 400 detainees move through Dublin’s Santa Rita Jail a day. On a busy days, that number can go as high as 600. As many as 60,000 detainees pass through Santa Rita Jail each year, creating an ever-changing population.
Prospective homebuyers are also advised to learn more about the 2011 cleanup of contaminated soil at Camp Parks, where the Dublin Crossing master planned community now sits. Antimony, arsenic, cobalt, copper, dioxins/furans, lead, mercury, and zinc are among the toxins that were left by an incinerator used to burn refuse during the 1940s and 1950s. Army research has indicated that the arsenic could also be due to “naturally occurring soil concentrations.” A 2007 study also found that the concentration of lead and dioxins/furans in the groundwater beneath the impacted area was above the acceptable level set by the State of California. The cost of the cleanup was $1.5M.
This document provides an introduction and overview for the City of Wildwood Parks and Recreation Master Plan. The purpose is to evaluate the existing park system and provide recommendations to meet the needs of the current and future population over the next 20 years. Key parks included are Millennium Park, Martin Luther King Jr. Park, and Oxford Park. The plan establishes a vision, goals, and guiding principles focused on community engagement, sense of place, accessibility, and equitable distribution of resources. Benefits of well-maintained park systems are outlined such as increased property values, health cost savings, and stormwater management. An overview of the planning process is also provided.
Pinehurst Local Historic District Boundary AmendmentMartha Lauer
This report examines the Pinehurst Local Historic District boundary and recommends dividing it into three smaller districts based on differences in character: Old Village Center, Village West, and School District. It analyzes the landscape, architectural styles, massing, and materials of each area and finds they have distinct periods of significance and development histories. The report recommends boundaries for the three districts that acknowledge each area's special character.
This document provides an overview of transit-oriented development efforts around the 46th Street Light Rail Transit station in Minneapolis. It describes changes that have occurred since planning for the Hiawatha LRT line began in 1998, including growing ridership on the line and new housing development near stations. Several projects are currently underway in the station area, and the document serves as a strategy to guide future development toward the community's vision of a walkable, sustainable neighborhood center connected to the LRT.
The document provides guidance for Local Agency Formation Commissions (LAFCOs) on conducting Municipal Service Reviews (MSRs), as required by recent legislation. It discusses the roles of LAFCOs, service providers, and the public in the MSR process. It also provides recommendations on developing an MSR schedule, individual MSR work plans, and identifying appropriate study boundaries. The guidance is intended to help LAFCOs comprehensively evaluate services while promoting orderly growth, efficient service delivery, and environmental protection.
Regional Communities Consultative Council 2005-07 (7)Jeanette Wormald
The Regional Communities Consultative Council (RCCC) report outlines its work from 2005-2007. The RCCC is an independent advisory body that provides recommendations to the Minister for Regional Development on issues affecting regional communities in South Australia. During this period, the RCCC monitored key regional issues, provided input on state policies and plans, and advised on legislation and decisions regarding their impact on communities. It worked to represent regional perspectives in state planning processes.
This document provides a practicum report created by Michigan State University students for the City of Frankfort, Michigan. It includes an analysis of Frankfort's Lake Michigan beach and Father Charlevoix "Cannon" Park, as well as recommendations for improvements. The report finds that Frankfort has strong potential for tourism due to its beaches and parks but needs improvements to parking, signage, facilities, and erosion control to better serve the large number of summer visitors and enhance its tourism industry. The students recommend conducting a visitor study, expanding parking options, improving wayfinding and informational signage, constructing new restroom facilities, maintaining sand dunes to control erosion, and implementing fees for parking to generate additional revenue for the city.
This plan of management was prepared for Hunter's Hill Council to manage Boronia Park Reserve. It includes information on classifying the land, past community consultations, management objectives and strategies. The plan separates management into stream, pollution, biodiversity, cultural heritage and visitor categories. Key issues identified through consultation include protecting natural areas and heritage, maintaining facilities, and accommodating recreation and youth needs. The plan provides management strategies and timeframes to address these issues at the reserve.
Pursuing any development or neighborhood plan today involves
working with a myriad of actors beyond professional collaborators
during planning and design phases. These include direct abutters,
surrounding neighbors, elected offi cials, public agencies, opponents
(often), investors, financial institutions, and regulators, all billed as
“stakeholders.” Navigating the shoals created by cadres of stakeholders
is perhaps the greatest challenge to pursuing sophisticated
ideas about and goals for urbanism.
Consensus around goals that arenot very ambitious is, unfortunately, common. However, rather thanwallow in despair about the unpredictable nature of decentralized processes, urban designers must learn to be more effective collaborators,willing participants in true interdisciplinary endeavors, and advocatesfor ideas not always their own, ideas that have the potential
to rally others around higher expectations, not expedient solutions.
Such skills are not always available in a designer’s tool kit.
Some blame the messiness of democratized processes for producing mediocrity.
On the other hand, many can offer examples of substantial benefits to projects as a result of broader community participation.
Then, too, there is that maxim among seasoned urban designers, “To
envision takes talent, to implement takes genius.”
Draft Swan St Structure Plan - RESPONSESave Dimmeys
The document outlines concerns about the Draft Swan Street Structure Plan Version 2 from Yarra City Council, which proposes increased building heights and density along the Swan Street corridor. It argues the plan facilitates high-rise developer towers with little community benefit and ignores infrastructure needs. Specifically, it protests building height increases proposed for the Dimmeys site and other locations along Swan Street and the Yarra River. Residents are urged to lodge submissions against the plan by June 8.
A short hostory of urban planning in bangladesh newAkhter Chaudhury
This document provides a history of urban planning in Bangladesh, beginning with the establishment of the Dhaka Improvement Trust in 1956 and other development authorities in major cities in the late 1950s and early 1960s. It also discusses the establishment of the Housing and Settlement Directorate in 1958 to address refugee housing needs following the partition of India and Pakistan. The Directorate developed 34 housing estates across the country between 1958-1997, providing over 67,000 residential units. In 2001, the National Housing Authority was formed to implement the new National Housing Policy, focusing on housing for all income groups.
This document summarizes the history of urban planning in Bangladesh, beginning with early initiatives in the 1950s to plan areas in Dhaka. It then discusses the establishment of various urban development authorities and the introduction of master plans for major cities in the late 1950s/early 1960s based on a British model. The document outlines the evolution of planning approaches and hierarchies, including the introduction of structure plans, master plans, and detailed area plans in the 1990s. It provides examples of planning projects undertaken by various authorities like RAJUK, CDA, KDA, and LGED up to the present day.
Rural development aims to improve the livelihoods and economic well-being of rural populations. It traditionally focused on agriculture but now also emphasizes education, entrepreneurship, infrastructure and social development. The objectives of rural development are to increase productivity, employment, incomes, health and create new jobs while improving other services. Rural development is important for countries like Bangladesh where most people live in rural areas and the rural economy contributes significantly to GDP. Key elements of rural development in Bangladesh include poverty alleviation, equitable distribution of income/wealth, employment opportunities and local community participation.
This document summarizes the key aspects of a master plan submitted for a settlement. It discusses:
1. The need for master plans arose due to unplanned growth of cities following industrialization and wars, which led to overcrowding and lack of infrastructure.
2. A master plan is a statutory document that guides the orderly development of a city over a horizon year through land use planning and regulations. It addresses issues like transportation, housing, employment and provision of utilities and services.
3. The key components of the master plan submitted include analyses of the existing conditions, projected population and land requirements, and development proposals to organize land use and infrastructure over the plan period. It provides guidelines for implementation and monitoring of
Land use planning refers to allocating land resources for different uses consistent with development goals. It involves classifying land, determining suitable land uses, and regulating development through tools like zoning maps and land use plans. The objectives are to promote efficient land use, reconcile conflicts, and guide sustainable development patterns. Land use planning organizations at the national, regional, and local levels coordinate to classify land and guide land allocation and conversion nationally and within their jurisdictions.
This document provides an introduction to town planning and planning concepts. It defines town planning as the art and science of ordering land use and infrastructure development to achieve the maximum degree of economic, social and environmental benefits. The document outlines the role of planners, aims of town planning like creating healthy, convenient and beautiful environments, and the typical planning process including data collection, analysis, plan making and implementation. It also describes different types of surveys and plans used in urban planning.
Activity Centers Strategy - Council draft mins report 20-07-15Stonnington
The document discusses the opportunities and constraints analysis for the City of Stonnington's Activity Centres Strategy. It proposes a new hierarchy for activity centres that divides neighbourhood centres into different categories. It also analyzes the opportunities and constraints of each neighbourhood centre, including issues like lot sizes, development potential, and interfaces with residential areas, to understand their capacity for growth. Council will consult the community on the proposed hierarchy and opportunities/constraints analysis to inform the drafting of the Activity Centres Strategy.
2012 - Little Mountain Policy Statement ExcerptsBen Johnson
The Little Mountain Policy Statement establishes planning principles to guide the redevelopment of the Little Mountain site in Vancouver, BC. It provides policies regarding land use, density, building form and heights, public benefits, transportation, and sustainability. The redevelopment aims to create a complete community with a mix of housing, including replacing 224 social housing units. Building heights will transition down from a maximum of 12 stories in the center to 6 stories or less around the edges to integrate with the surrounding neighborhood. Public spaces like a community square will be focal points, and retail space will activate the street. The redevelopment seeks to achieve high sustainability standards and prioritize walking, cycling and transit use.
This 2006 housing study for Penrith examines population trends, housing stock, affordability, planning, employment, and travel to work patterns in Penrith and surrounding rural areas based on Census and other data. Key findings include that Penrith has a higher proportion of pensioners and single-person households compared to surrounding areas, and migration data shows most moves are within Cumbria with many rural residents moving to Penrith for better services. Housing is less affordable compared to surrounding villages. Employment is centered around public administration, education, distribution and manufacturing.
This document is the Civic Master Plan adopted in 2014 for the City of Beaufort, South Carolina. It establishes a vision for Beaufort's future development through specific redevelopment projects, strategies, and regulatory changes. The plan is intended to guide public investment, facilitate appropriate development, and identify key redevelopment areas requiring attention.
The document announces a village consultation drop-in event to showcase proposals for housing development in South Marston from local planners, developers, and the Parish Council. It will display the latest plans for over 1500 new homes north of the A420 road and 500 more homes expanding South Marston village. Residents are encouraged to provide feedback to help shape the development and design of new community facilities and open spaces.
This document provides a draft of the five-year review of the Sustainable Communities Plan for Ko'olau Loa, Oahu. It includes an executive summary and chapters on Ko'olau Loa's role in Oahu's development pattern, a vision for Ko'olau Loa's future, land use and infrastructure policies and guidelines, and tables of contents. The draft plan reviews and updates the vision and policies to guide future development in Ko'olau Loa over the next five years in a sustainable manner that preserves natural, agricultural and cultural resources.
S out 13_1555-design_and_access_statement-409727Donald Jones
The outline planning application proposes a sustainable urban extension comprising:
- Up to 2,380 homes, 2,500 sqm of employment space, and mixed-use local centres.
- Land for a primary school, community/sports facilities, and sheltered accommodation.
- Extensive green infrastructure including formal sports pitches, informal open space, and SuDS features.
- The proposals have been informed by and are in accordance with the vision and principles set out in the draft Swindon Borough Local Plan and supplementary planning documents for the New Eastern Villages and South Marston. The design and access statement demonstrates how the development will create a high-quality and sustainable new community.
After 6 public workshops this spring attended by hundreds of citizens and a thorough internal review, the Redevelopment Commission of the City of Beaufort is pleased to release the final draft for public consideration of the City of Beaufort’s Civic Master Plan. The Civic Master Plan is the culmination of more than two years’ worth of study, discussion and detailed planning for the public investments necessary for long term prosperity and the development/redevelopment opportunities that those investments can help to facilitate.
This document provides a strategy report for open space and townscape enhancements in Blackwater, Queensland. It outlines objectives to develop an open space network that meets community needs and a townscape enhancement strategy to establish a design theme and identity for Blackwater. The report reviews background information, identifies issues and opportunities, and proposes strategies and designs for open space classification, facilities, and priority areas. It aims to reinforce Blackwater Town Centre, create connections through street treatments, manage environmental values, and establish a strong identity to make Blackwater a thriving and liveable community.
This strategic plan establishes the vision, mission, and mandate for the Lambton County Museums, which include the Lambton Heritage Museum, Oil Museum of Canada, and Lambton County Archives. The vision is for the museums to tell the stories of Lambton County through artifacts and history, and build a sustainable local economy and quality of life. The mission is to preserve and present local culture and history through museum programs and events. Each museum has its own mandate focused on its specific collection and purpose - the Lambton Heritage Museum preserves Lambton County history, the Oil Museum tells the story of Canada's oil industry origins, and the Lambton County Archives preserves local records and artifacts.
The City of Stonnington is developing a Structure Plan for Hawksburn Village to guide its development through 2040. In late 2014, the City conducted an initial engagement process to understand community views on key issues and opportunities. Over 200 residents, traders, and organizations provided feedback in surveys, discussions, and meetings. Key themes that emerged included a vision for Hawksburn Village to remain a friendly, local hub with a unique village feel in 2040. Maintaining independent shops and dining while expanding options was important. Improving streetscapes, adding green space, and addressing traffic and parking issues were also priorities raised in the feedback process.
This document outlines a heritage strategy for the Bathurst Region from 2014-2017. It discusses the background and context of heritage management in the region. The strategy aims to identify community priorities and guide the conservation, promotion and management of local heritage assets over the next three years. It will do this through four key themes: knowing our heritage, protecting assets, supporting management, and information/promotion. The strategy is needed to help efficiently manage heritage in light of changing community values and knowledge, and to meet state funding requirements.
This report summarizes recommendations for improving Stow Town Center based on research conducted by the University of Massachusetts Center for Economic Development (CED). Key recommendations include converting the fire station into a recreation center for Hale Middle School students, regulating vehicle access on Common Road, improving pedestrian infrastructure like sidewalks and crosswalks, collaborating with the library on preservation efforts, and maintaining the Crescent Street building for storage. CED also recommends conducting a community survey to gather input on uses for the fire station and historic preservation, and pursuing local or national historic district designation to protect Stow's historic character.
This document contains the bylaws of the Palms Neighborhood Council. It outlines the purpose, boundaries, stakeholders, governing board structure, officers and their duties, committees, meetings procedures, finances, elections, grievance process, parliamentary procedures, amendments, compliance policies, and attachments including a map of boundaries and board structure. The key points are that it establishes a 13 member governing board including residential and business representatives, outlines officer positions and duties, defines committee structures and responsibilities, and provides policies and procedures for meetings, elections, removal and more to govern the Council.
This civic master plan for the City of Beaufort, South Carolina was created to guide public investment in infrastructure and establish a vision for the city's future. The plan is based around sector plans that identify specific redevelopment projects and improvements to the public realm, including parks, streets, and civic buildings. It also establishes a transect-based approach to planning that considers the appropriate scale and intensity of development within different areas of the city based on their character. The goal is to enhance Beaufort's historic character and sense of place while accommodating future growth in a sustainable manner.
The City of Tea Tree Gully City Master Plan 2011-2040 document provides a vision and strategic direction for the physical development of the city over the next 30 years. It identifies key sites and areas, including those of high environmental value, economic activity, urban renewal, cultural interest, community hubs, recreation centers, and open space. The plan was developed based on extensive community engagement and aims to guide partnership and infrastructure development to accommodate population growth and changing community needs over the long-term planning period.
The document provides an introduction and methodology for a public building inventory project undertaken by the Region of Waterloo's Heritage Planning Advisory Committee between 2009-2015. It aims to identify cultural heritage resources in the Region that are purpose-built public buildings and assess their cultural heritage value. Over 200 public buildings constructed before 1951 were inventoried across the seven area municipalities. The inventory is organized by building category and provides information on each structure to document their role in the development of communities in the Region.
Sdc this way_2031_consultation_document_webKatrinJohnston
The document outlines Selwyn District Council's proposed Long-Term Plan for 2021-2031. It discusses 8 major decisions the Council is seeking community feedback on, including proposals around water services, transportation, and community facilities. The proposals would result in average annual rates increases of 4-5% over the next 10 years to fund infrastructure maintenance and development projects as the district continues to grow rapidly. Specific projected rates increases are provided for different types of targeted rates. Input is sought from the community on priorities and preferred options through the consultation period.
Deputy Minister
the project on time and on
budget.
H H Key Player
Clear understanding of project
deliverables, updates,
timelines and change order
process.
City of Vancouver
Planning & Development
Compliance with City
regulations and guidelines.
H M Key Player
Early engagement, clear
communication of project
plans and timelines.
City of Vancouver
Engineering Services
Compliance with City
regulations and guidelines.
H M Key Player
Early engagement, clear
communication of project
plans and timelines.
False Creek Residents
Association
Community livability and
amenities.
H M Support
Making Headway in Your Community - Bucksport Closing Celebration, 2/3/16GrowSmart Maine
Making Headway in Your Community is a rural community development program that helps residents identify what they value most in their town and provides tools to protect and build on these assets. The process; lead by the Maine Downtown Center, a program of the Maine Development Foundation and GrowSmart Maine; funds a series of three public meetings over a period of 6-8 months during which time small projects are funded with a local match to draw attention to good work and improve connection both within the community and across Maine for information and inspiration. This is the final step in Bucksport's journey through the process.
Similar to Draft Hawksburn Village Structure Plan (20)
Working with data is a challenge for many organizations. Nonprofits in particular may need to collect and analyze sensitive, incomplete, and/or biased historical data about people. In this talk, Dr. Cori Faklaris of UNC Charlotte provides an overview of current AI capabilities and weaknesses to consider when integrating current AI technologies into the data workflow. The talk is organized around three takeaways: (1) For better or sometimes worse, AI provides you with “infinite interns.” (2) Give people permission & guardrails to learn what works with these “interns” and what doesn’t. (3) Create a roadmap for adding in more AI to assist nonprofit work, along with strategies for bias mitigation.
Combined Illegal, Unregulated and Unreported (IUU) Vessel List.Christina Parmionova
The best available, up-to-date information on all fishing and related vessels that appear on the illegal, unregulated, and unreported (IUU) fishing vessel lists published by Regional Fisheries Management Organisations (RFMOs) and related organisations. The aim of the site is to improve the effectiveness of the original IUU lists as a tool for a wide variety of stakeholders to better understand and combat illegal fishing and broader fisheries crime.
To date, the following regional organisations maintain or share lists of vessels that have been found to carry out or support IUU fishing within their own or adjacent convention areas and/or species of competence:
Commission for the Conservation of Antarctic Marine Living Resources (CCAMLR)
Commission for the Conservation of Southern Bluefin Tuna (CCSBT)
General Fisheries Commission for the Mediterranean (GFCM)
Inter-American Tropical Tuna Commission (IATTC)
International Commission for the Conservation of Atlantic Tunas (ICCAT)
Indian Ocean Tuna Commission (IOTC)
Northwest Atlantic Fisheries Organisation (NAFO)
North East Atlantic Fisheries Commission (NEAFC)
North Pacific Fisheries Commission (NPFC)
South East Atlantic Fisheries Organisation (SEAFO)
South Pacific Regional Fisheries Management Organisation (SPRFMO)
Southern Indian Ocean Fisheries Agreement (SIOFA)
Western and Central Pacific Fisheries Commission (WCPFC)
The Combined IUU Fishing Vessel List merges all these sources into one list that provides a single reference point to identify whether a vessel is currently IUU listed. Vessels that have been IUU listed in the past and subsequently delisted (for example because of a change in ownership, or because the vessel is no longer in service) are also retained on the site, so that the site contains a full historic record of IUU listed fishing vessels.
Unlike the IUU lists published on individual RFMO websites, which may update vessel details infrequently or not at all, the Combined IUU Fishing Vessel List is kept up to date with the best available information regarding changes to vessel identity, flag state, ownership, location, and operations.
Jennifer Schaus and Associates hosts a complimentary webinar series on The FAR in 2024. Join the webinars on Wednesdays and Fridays at noon, eastern.
Recordings are on YouTube and the company website.
https://www.youtube.com/@jenniferschaus/videos
Monitoring Health for the SDGs - Global Health Statistics 2024 - WHOChristina Parmionova
The 2024 World Health Statistics edition reviews more than 50 health-related indicators from the Sustainable Development Goals and WHO’s Thirteenth General Programme of Work. It also highlights the findings from the Global health estimates 2021, notably the impact of the COVID-19 pandemic on life expectancy and healthy life expectancy.
Jennifer Schaus and Associates hosts a complimentary webinar series on The FAR in 2024. Join the webinars on Wednesdays and Fridays at noon, eastern.
Recordings are on YouTube and the company website.
https://www.youtube.com/@jenniferschaus/videos
RFP for Reno's Community Assistance CenterThis Is Reno
Property appraisals completed in May for downtown Reno’s Community Assistance and Triage Centers (CAC) reveal that repairing the buildings to bring them back into service would cost an estimated $10.1 million—nearly four times the amount previously reported by city staff.
AHMR is an interdisciplinary peer-reviewed online journal created to encourage and facilitate the study of all aspects (socio-economic, political, legislative and developmental) of Human Mobility in Africa. Through the publication of original research, policy discussions and evidence research papers AHMR provides a comprehensive forum devoted exclusively to the analysis of contemporaneous trends, migration patterns and some of the most important migration-related issues.
3. David Lock Associates Hawksburn Village Structure Plan
Final Discussion Paper
For Stonnington City Council
Contents
1.0 Introduction............................................................................................................................................................1
1.1 Background......................................................................................................................................................1
1.2 Regional Context..............................................................................................................................................1
1.3 Study Area........................................................................................................................................................2
1.4 Defining Precincts ............................................................................................................................................3
2.0 Community and Stakeholder Consultation.............................................................................................................4
2.1 Community Consultation .................................................................................................................................4
2.2 Stakeholder Consultation.................................................................................................................................5
2.3 Theme Identification........................................................................................................................................6
2.4 Implications for Structure Plan.........................................................................................................................6
3.0 Economic Analysis Summary ..................................................................................................................................7
3.1 Context.............................................................................................................................................................7
3.2 Retailing ...........................................................................................................................................................8
3.3 Hospitality........................................................................................................................................................8
3.4 Housing............................................................................................................................................................8
4. Hawksburn Village Structure Plan David Lock Associates
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For Stonnington City Council
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3.5 Commercial Offices..........................................................................................................................................8
3.6 Strategic Direction ...........................................................................................................................................9
4.0 Traffic and Transport Analysis ..............................................................................................................................10
4.1 Traffic.............................................................................................................................................................10
4.2 Parking ...........................................................................................................................................................11
4.3 Public Transport.............................................................................................................................................11
4.4 Pedestrians ....................................................................................................................................................11
4.5 Bicycles...........................................................................................................................................................11
4.6 Loading...........................................................................................................................................................13
4.7 Crashes...........................................................................................................................................................13
5.0 Urban Design Analysis Summary ..........................................................................................................................14
5.1 Land Use and Activities ..................................................................................................................................14
5.2 Built Form and Heritage.................................................................................................................................15
5.3 Access and Movement...................................................................................................................................18
5.4 Public Realm and Open Space........................................................................................................................20
5.5 Sense of Place ................................................................................................................................................22
6.0 Opportunities and Constraints .............................................................................................................................25
6.1 Constraints.....................................................................................................................................................25
5. David Lock Associates Hawksburn Village Structure Plan
Final Discussion Paper
For Stonnington City Council
6.2 Opportunities.................................................................................................................................................26
7.0 Definition of Activity Centre Boundary.................................................................................................................30
7.1 Desktop analysis.............................................................................................................................................30
7.2 On-site refinement.........................................................................................................................................31
8.0 Preliminary Vision.................................................................................................................................................32
8.1 Preliminary Vision ..........................................................................................................................................32
9.0 Next Steps ............................................................................................................................................................33
6. David Lock Associates Hawksburn Village Structure Plan
Final Discussion Paper
For Stonnington City Council
1
David Lock Associates has prepared this Discussion Paper to
present the economic, traffic and transport, and urban design
analysis for Hawksburn Village. The purpose of the analysis is
to explore the issues and opportunities to be addressed within
the Hawksburn Village Structure Plan and to define the activity
centre boundary.
1.1 Background
The Hawksburn Village Activity Centre has been identified as
the next priority in Council’s strategic planning program for its
activity centres. This is in response to the centre’s importance
as a local centre. There are a range of development pressures
and planning issues impacting upon Hawksburn Village at
present. The purpose of preparing a Structure Plan is to
undertake a comprehensive strategic plan in accordance with
a shared vision for the centre.
It is intended that the structure plan will set out a strategic
framework for the future development of the activity centre
to 2040. The structure plan will guide the current and future
form and function of Hawksburn Village in accordance with a
shared vision. It will guide public and private sector actions
related to land use, built form, movement networks, public
realm and open spaces. It will also provide a framework for
the integration of Council’s services and programs, existing
policies and strategies as well as identify the role of the
activity centre within the broader context of the City of
Stonnington and metropolitan Melbourne.
1.2 Regional Context
Located 4.5km away from the Melbourne CBD and abutting
the South Yarra/Prahran Principal Activity Centre (PAC),
Hawksburn Village is a desirable inner urban area with a local
village feel. It has important physical, social and economic
links to both these areas of activity.
1.0 Introduction
Figure 1 Regional Context
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1.3 Study Area
A study area for the structure plan has been defined by
Council as shown in Figure 2. The study area encompasses the
properties along both sides of Malvern Road, between
Mathoura and Chatsworth Roads in the east through to York
Street and Surrey Road in the west. It is bounded by the
railway corridor to the north and by Murray Street and
Wrights Terraces to the south.
To the general public the Hawksburn Activity Centre may be
considered to be the commercial properties that front both
sides of Malvern Road. This linear strip centre is
approximately 650m in length and is divided into two parts.
Figure 2 Study Area
8. David Lock Associates Hawksburn Village Structure Plan
Final Discussion Paper
For Stonnington City Council
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1.4 Defining Precincts
The Hawksburn Activity Centre can be described as having two
distinct precincts, with each precinct having its own well-
defined and distinct character separated by Williams Road.
The eastern precinct (east of Williams Road) is predominantly
defined by the Woolworths supermarket which acts as a major
anchor and therefore supports a busy retail precinct.
The western precinct (west of Williams Road) is less intense
and contains service industries, showrooms and other
retailing, however it is currently evolving through the
development of a large mixed use building which will contain
120 dwellings.
Figure 3 Hawksburn Village Precincts
9. Hawksburn Village Structure Plan David Lock Associates
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4
This section outlines and summarises the Stage One of the
community and stakeholder consultation undertaken to date
(at the commencement of the Structure Planning process).
Gerard Coutts & Associates were engaged by the City of
Stonnington to undertake Council officer/department
consultation. The purpose of this discrete engagement was to
inform key Council staff of the Hawksburn Village Structure
Plan and seek their input at the beginning of the process.
2.1 Community Consultation
Council broadly consulted with the wider community using
various communication methods. Two quarter page
advertisements were placed in the Stonnington Leader on 11
and 18 November 2014, and a Facebook advertisement which
reached 9,700 users. Further, a total of approximately 4000
postcard questionnaires where sent out to businesses and
residents within the Study Area and surroundings. Council
received valuable feedback from 174 individuals. A series of
broad observations have been drawn from this engagement
process to date, as follows:
Respondents would like the Hawksburn Village in 2040 to
be a welcoming, vibrant and trendy centre. Hawksburn
Village is to be a connected, community focused
environment which not only retains its charm and village
feel but also offers a gourmet destination with quality
and stylish shopping options. It is anticipated that the
Hawksburn Village of 2040 will be a greener, less
congested, safe, pedestrian and bike friendly
environment. Respondents would like the Village not to
be over developed but manage future growth pressures.
Streetscape and open spaces emerged as a significant
theme. Respondents expressed a desire for more trees,
open green space and public meeting spaces or plazas.
The establishment of a green break between the
residential and commercial shopping strip was raised as
highly desirable. The widening of the footpaths to
provide increased space for vegetation, increased
capacity for trading on the footpath and accessibility for
pedestrians were also recognised as important issues for
future planning. There is an opportunity for the
improvement in the design and availability of street
furniture and public toilet facilities.
Improved traffic management, reduction in congestion
on Malvern Road and a desire for an increase in parking
options or facilities were viewed as significant issues
within the Village precinct. Off-street parking is seen to
be seriously limited. An underground car park, or an
additional level at the back of the Woolworths
supermarket, were suggested as possible solutions to
address this concern. Further to this, addressing the
entry and exit points of the supermarket, particularly in
relation to delivery trucks, was also seen as an
opportunity to assist with improved traffic movement.
The walkability and accessibility of the Village by foot was
greatly valued by respondents. Continued support for
public transport usage and improvements in bicycle
infrastructure were seen as positively contributing to the
communities’ future health and wellbeing.
The preservation and protection of existing buildings and
facades was seen as highly desirable. Their contribution
to the distinct charm and character of the area as
important heritage assets makes it desirable for
considered planning controls. To maintain the integrity
of the heritage assets, respondents wish for future
developments in the Village and surroundings areas to be
of small scale and low rise.
The range and diversity of the shops, cafes and dining
options provides a cosmopolitan atmosphere in the
Village which respondents believe is not only unique but
even attracts visitors from outside the area. There was a
strong desire by respondents to ensure the maintenance
of not only independent retailers but retailers which are
an appropriate fit. Such retailers that mix with the Village
atmosphere are actively encouraged.
2.0 Community and Stakeholder Consultation
10. David Lock Associates Hawksburn Village Structure Plan
Final Discussion Paper
For Stonnington City Council
5
2.2 Stakeholder Consultation
A consultation workshop was held in Council chambers on 2
December 2014 and a report documenting this workshop was
prepared by Gerard Coutts & Associates.
Below is a summary of the staff workshop feedback:
Streetscape and open spaces
Opportunities to Consider:
Protection of streetscapes.
More trees, more green, more urban forest.
Widen footpaths.
Water sensitive urban design.
Pause points for seating and shade options.
Heritage
Opportunities to Consider:
Discover the things that make Hawksburn a distinctive
place and protect and build on these.
Planning
Opportunities to Consider:
Clear height controls and setbacks.
Increased levels of car-free residential development
around Hawksburn station.
Built Form
Opportunities to Consider:
Protection of small scale residential housing.
Traffic movement, safety
Opportunities to Consider:
Reduce car parking rate, but consider impact on local
streets.
Shops and services
Opportunities to Consider:
Strengthen economic viability of commercial precincts.
Well-being
Opportunities to Consider:
Walkability.
Connectivity.
Keep people moving.
Other
Opportunities to Consider:
Planning consultation in a range of languages.
Balance.
Council officer workshop on 2 December 2014
11. Hawksburn Village Structure Plan David Lock Associates
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For Stonnington City Council
6
2.3 Theme Identification
The Stage One: Information Gathering and Visioning
community and stakeholder consultation undertaken by
Gerard Coutts & Associates identified seven themes which
emerged from the various engagement activities. These
themes are:
Shops and services.
Community.
Streetscape and open space.
Heritage.
Built form.
Traffic movement and safety.
Transport and Accessibility.
2.4 Implications for Structure Plan
However, in keeping with the Ruby Town Structure Plan
template we will draft the Hawksburn Village Structure Plan
under the following broad themes:
Land Use and Activities.
Built Form and Heritage.
Public Realm and Open Space.
Access and Movement.
Sense of Place.
The seven themes which emerged from Stage One of the
community and stakeholder consultation will be covered by
the five themes of the Structure Plan as follows:
Land Use and Activities
Shops and services.
Community.
Built Form and Heritage
Built Form.
Heritage.
Public Realm and Open Space
Streetscape and open space.
Access and Movement
Traffic movement and safety.
Transport and Accessibility.
Sense of Place
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For Stonnington City Council
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Economic analysis of the Hawksburn Activity Centre was
undertaken by Charter Keck Cramer (CKC). The following
represents a summary of their key findings.
3.1 Context
Hawksburn’s central location within Melbourne’s relatively
affluent inner south-eastern suburbs provides a strong basis
for supporting specialty and niche retailing activities. This is
reflected in the dominance of fashion retailing over local
convenience retailing that would typically be found in
neighbourhood centres of a similar size.
Given the smaller format Woolworths supermarket and a
limited range of food specialties, the Hawksburn Activity
Centre performs a secondary role to that of Chapel Street and
Toorak Village in meeting local household’s weekly shopping
needs. The potential for an expansion of traditional food
retailing within the centre is however limited by the size and
characteristics of the existing Woolworths site as well as the
absence of appropriately sized sites elsewhere within the
centre.
Continued population growth within the surrounding area
serviced by the centre will generate a growing requirement for
a greater number and variety of retailers that may be easily
accessed via sustainable transport modes including walking
and cycling. Based on population projections prepared by Id
Consultants for the suburbs of Prahran and Windsor, the
combined population for these two suburbs is expected to
increase by 17% over 2011-2016 and by a further 10% over
the period of 2016-2031. These numbers are based upon an
assumed level of infill residential development.
The Indicative Trade Area represents the area from which the
majority of visitors to the centre may be expected to originate
(Figure 4). Assuming that the population of the Indicative
Trade Area increases at a similar rate, approximately 20,000
3.0 Economic Analysis Summary
Figure 4 Indicative Trade Area (extracted from CKC report)
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Final Discussion Paper
For Stonnington City Council
8
residents would be expected to live in the area by 2031.
Hence, approximately 2,000 additional dwellings (based on an
average household size of 1.75), are expected in the Indicative
Trade area by 2031.
The centre will also need to service a broader range of income
groups as new apartment developments attract a greater
diversity of residents.
Recent State planning reforms provide greater flexibility for
retailing activities across the centre, particularly within the
western precinct which has traditionally comprised light
industrial and peripheral sales retailing. While there is the
potential for industrial style properties to be redeveloped to
accommodate new activities, it is more likely that existing
buildings will be adapted to accommodate new businesses.
This reflects the likelihood that properties are held by passive
investors as longer-term income generating assets.
Property market conditions in the Hawksburn activity centre
suggest that it is in a stronger trading position than many
other prime retail strips which is likely due to a strong
connection with the local community. This provides some
assurance that greater flexibility for retail uses following the
introduction of State planning reforms will result in a more
vibrant centre offering a wider mix of businesses.
3.2 Retailing
Future retailing opportunities within the Hawksburn activity
centre are expected to relate to food retailing activities
reflecting the existing designation of the centre within the
Stonnington retail hierarchy, as well as broader industry
trends which favour activities less exposed to economic
conditions and online retailing.
The nature of food retailing will however need to reflect the
current provision of traditional supermarkets as well as the
opportunities presented by a relatively affluent local
population and the centre’s accessibility from across a wider
region. Similarly, there is the opportunity to complement key
food retailing destinations such as Prahran Market through
focusing upon niche segments such as gourmet and ethnic
food retailing. At the same time there is the opportunity to
better meet the needs of local residents through retailers
operating longer hours than the Prahran Market.
Existing industrial buildings offer the opportunity to
accommodate medium sized food retailers that are sufficiently
unique to attract visitors from across a wider region, which in
turn will provide exposure for more generic activities such as
cafes and restaurants.
3.3 Hospitality
Cafes and restaurants were identified by the community as a
potential opportunity within the centre given the relative
under-provision that currently exist. This would be expected
to be supported by continued population growth and the age
and socio-economic profile of the local population.
Cafes and restaurants may establish within the western
precinct given the likely synergies with the gourmet and ethnic
food retailers identified above. The availability of the Victorian
shop fronts on the northern side of Malvern Road would be
expected to provide appropriately sized accommodation for
these businesses.
3.4 Housing
The potential for apartment development within the
Hawksburn activity centre has already been demonstrated
with the Hawksburn Apartments currently under construction
as well as more broadly within the surrounding inner south-
east region.
It is however likely that there will be a limited number of sites
that may potentially be redeveloped for apartment projects
given the size and accessibility of sites, the value of existing
capital improvements and likely ownership by passive
investors. It is also expected that the opportunity for higher
density housing within the centre will be determined by urban
design considerations rather than property market conditions.
3.5 Commercial Offices
The potential for any significant level of office development
within the Hawksburn activity centre would be expected to be
limited by:
o Apartment projects representing a higher and better
use for sites based upon current property market
fundamentals and construction costs.
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o Strong competition from recognised office precincts
within Melbourne’s inner south and south-east
regions including South Yarra, Richmond and St Kilda
Road.
o There may however be a willingness from some
developers to include commercial floorspace where
they may wish to diversify their exposure away from
the residential apartment market. Current market
conditions would suggest that this may be limited to
a small portion of any development and would most
likely require car parking dispensation from
Council. However, given the potential for a
softening in the inner city apartment market at
some stage in the future, combined with the lack of
new office development since the onset of the
Global Financial Crisis, there may be some shift in
market conditions in favour of office suites. This may
provide the opportunity to address the loss of
employment identified by SGS Planning and
Economics in their analysis undertaken for the
Chapel reVision precinct.
3.6 Strategic Direction
The Hawksburn activity centre comprises two distinct
precincts either side of Williams Road, each with very different
opportunities for a change of land use reflecting their existing
business mix and potential to accommodate new activities.
Whereas the eastern precinct is expected to continue to
perform its existing role as a neighbourhood centre servicing
local residents, the western precinct will offer the opportunity
for an expansion of retail and hospitality activities to better
meet the needs of local residents and attract visitors from
across a wider region.
Through focusing upon non-traditional food retailing activities
the centre’s western precinct will complement existing
retailers within Toorak Village, Chapel Street and the Prahran
Market and provide local residents with a greater diversity of
food retailing opportunities. Establishing the precinct as a
regional food destination will also complement the existing
fashion retailers within the centre’s eastern precinct while
also providing exposure to potential customers for hospitality
related activities.
The opportunities for apartment development within the
centre will be largely guided by urban design considerations.
Similarly, any office development within the centre is likely to
be minimal and as part of a larger mixed-use development.
15. Hawksburn Village Structure Plan David Lock Associates
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In addition to an economic assessment, a traffic and transport
analysis was also commissioned for the activity centre to
inform the structure plan. The following represents a
summary of the key findings of the Transport Assessment
undertaken by One Mile Grid.
4.1 Traffic
Malvern Road and Williams Road provide obvious barriers,
with traffic volumes in excess of 15,000 vehicles per day on
Malvern Road, and in excess of 17,000 vehicles per day on
Williams Road, splitting the study area into four quadrants.
Traffic congestion in the area is largely limited to the Malvern
Road/Williams Road intersection, with some queuing of traffic
observed at the signalised intersection of Malvern Road with
Surrey Road, and at the sign controlled intersections of
Malvern Road with Mathoura Road and Chatsworth Road.
Despite this, traffic speeds are well controlled in the area,
particularly the western portion, with area speed limit signage
controlling all local roads. It is understood that an expansion
of the 40km/h area speed limit is being contemplated to the
south eastern quadrant.
4.1.1 Malvern Road
Malvern Road is approximately 20.5m wide and is currently
intended to accommodate trams, buses, bicycles, pedestrians
and general traffic (under the Smart Road User Hierarchy). The
Smart Road User Hierarchy places all of these users at the
same priority. Considering the limited cross- section there is
an opportunity to modify the Road User Hierarchy to promote
certain users as higher priority than others.
4.0 Traffic and Transport Analysis
Figure 5 Road Hierarchy and Traffic Volumes (map extracted from One Mile Grid report)
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4.2 Parking
Parking on Malvern Road and within the Woolworths car park
was observed to be highly utilised during observations, which
is supported by parking survey information, which suggests
that both Malvern Road and the May Road car park are
effectively at capacity between approximately 10:00am and
2:00pm on Weekdays and Saturdays.
The surrounding area is well provided for in terms of parking
restrictions, with a good mix of unrestricted, permit
restrictions and time-restricted parking.
Parking is largely unrestricted on Saturdays (or Sundays).
4.3 Public Transport
The centre is well served by public transport, with trams and
buses running along Malvern Road and close to Hawksburn
train station. Limited use of public transport was observed in
the area outside of the commuter peak periods, although
these observations were undertaken during Christmas and
school holiday periods.
4.3.1 Trains
It is noted that a large number of train services are express
through Hawksburn Station, particularly during peak periods.
However, train frequencies remain high and are considered
suitable.
4.3.2 Trams
Malvern Road is served with tram line No. 72, providing three
non-DDA (Disability Discrimination Act) compliant tram stops
located within the study area. Hence there is an opportunity
to modify one of the existing tram stops within the study area
to be DDA compliant to provide some form of level access.
It is noted that the IMAP (Inner Melbourne Action Plan)
Potential Public Transport Network Improvements indicate
the potential for a new tram super stop on Malvern Road,
west of Surrey Road. However, installation of a tram stop
would result in loss of on-street parking.
4.3.3 Buses
Buses run along Malvern Road and Williams Road with bus
stops along Malvern Road typically located in proximity to the
existing tram stops. Potential combined tram stops and bus
stops would minimise the impact on on-street parking.
4.4 Pedestrians
Pedestrian activity in the area was observed to primarily occur
along Malvern Road, and predominantly within the eastern
section of the study area. In spite of high traffic volumes on
Malvern Road and Willams Road and existing signalised
crossings on Malvern Road, uncontrolled crossing movements
occur. There is a potential to explore an additional formalised
pedestrian crossing point within the study area, particularly in
the vicinity of Francis Street and Hobson Street.
Along Malvern Road and William Road, some form of
threshold treatment is provided to highlight pedestrian
priority and slow traffic. However, these treatments do not
provide sufficient level difference and are often in a state of
disrepair. It is recommended to improve pedestrian safety on
both roads by providing more level pedestrian crossings.
Some pedestrian activity outside of commuter peak periods
was observed in the vicinity of Hawksburn Station, although
activity in this area is concentrated to peak commute times.
Limited pedestrian activity was observed traveling between
the station and Malvern Road, or through other areas of the
precinct, though it is noted that observations occurred largely
over the summer holiday period. It is also noted that limited
pedestrian signage information is provided within the area, to
direct pedestrians between Malvern Road, Hawksburn Station
and other locations in the study area.
4.5 Bicycles
4.5.1 Bicycle Routes
Despite the fact that Malvern Road is nominated as a bicycle
priority route, the cycling infrastructure along Malvern Road is
limited to six (6) bicycle parking rails (see figure 6). Some
bicycle usage was observed during inspections, though due to
the time of year (being outside school periods), it was
expected to be below normal.
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A discontinuous shared path is provided along the railway
reserve and by Luxton Road which provide an alternative east-
west route. It is noted that the Travel Smart Map indicates
Luxton Road and Wilson Street as part of an informal bicycle
route.
4.5.2 Bicycle Parking
A number of bicycles were observed parked on Malvern Road,
utilising either the bicycle parking rails provided (see Figure 6),
or pedestrian fencing or sign poles. However, the footpath
width along Malvern Road is limited and therefore bicycle
parking needs to be considered carefully.
Hawksburn station has limited bicycle parking. A number of
bicycles were observed to be parked near Hawksburn Station,
utilising street furniture in the area for bicycle parking.
Figure 6 Existing Cycling Infrastructure (map extracted from One Mile Grid Report)
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4.6 Loading
The vast majority of retail premises fronting Malvern Road
have access to a rear laneway, although the laneway is
typically narrow, with limited opportunity for turning or
passing vehicles. Consequently, any loading operations via the
rear laneway would typically be restricted to small vans and
utility vehicles. Observations suggest that loading activity
rarely occurs via the rear laneways, with the exception of
Woolworths, which has a large formal loading area to the rear,
with access assisted via the adjacent car parking area and
laneway.
A number of on-street loading areas are provided within the
area, predominantly along Malvern Road.
Given the size of the retail premises along Malvern Road, on-
street loading and parking areas are expected to
accommodate the majority of loading activity.
4.7 Crashes
A total of 31 crash locations (where each intersection, or each
length of road between intersections is considered to be a
location), were recorded in the study area, with crashes
occurring within the most recent 5 year period.
Higher crash rates are typically expected on Arterial Roads,
and at or near signalised intersections.
The crash data indicates that there have been 5 crashes at the
intersection of Williams Road and May Road, however it
appears that this figure is inflated. A review of the Crash data
identifies that four of the five crashes involved southbound
vehicles, and rear-end, side-swipe or overtaking crashes. It is
anticipated that these are likely due to traffic congestion from
the Malvern Road intersection, and not specific to May Road.
No other trends are observable from the data.
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An urban design analysis has been undertaken to draw
together the economic and transport findings, and consider
how the existing environment of the study area can influence
the direction of the structure plan.
The scope of the analysis was guided by Practice Note 58 to
enable a thorough understanding of the existing and emerging
structure and function of Hawksburn. The following pages
provide an overview of an Urban Design Analysis prepared in
the first stage of this process.
Key findings of the Urban Design Analysis are as follows:
5.1 Land Use and Activities
Activity is concentrated along Malvern Road, where there is a
combination of mixed use and retail developments. There is a
distinct transition across the intersection of Malvern Road and
Williams Road, with retail focused to the east of Williams
Road, and mixed use concentrated to the west. As part of the
mix of uses to the west, there are some light industrial uses
such as car repairs, tyre and furniture shops that contribute to
the broader economy of the centre.
Aside from a small cluster of mixed use lots on Luxton Road
opposite Hawksburn station, the remainder of the study area
comprises general residential use.
5.0 Urban Design Analysis Summary
Figure 7 Land Use and Activities
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5.2 Built Form and Heritage
Hawksburn generally comprises older Victorian era shops and
houses with ornate facades and high ceilings.
The eastern precinct of Malvern Road has a ‘traditional high
street’ streetscape character created by fine grain 1-2 storey
Victorian and Edwardian retail and commercial buildings built
to the street edge and side boundaries. The prevailing pattern
of heights is approximately between 8 and 9 metres including
parapets. This predominant street wall height is punctuated
by some single storey properties and the Woolworths site. At
ground level, Malvern Road has a strong level of activity due
to the retail and mixed use developments present.
The western precinct of Malvern Road consists of a mix of
medium grain light industrial, commercial and mixed use
developments. In contrast to the eastern precinct, it has a less
dominant street wall character. The 5 storey mixed use
development at 441-473 Malvern Road continues the street
wall height of adjacent Victorian era shops, comprising a 3
storey street wall, with recessed upper levels. The length of its
frontage along Malvern Road will create a new built form
character which at present will be unique to the study area.
Further to this, on the southern side of the western precinct,
426 Malvern Road is proposed to be developed as a 5-storey
mixed use development.
To the north of Malvern Road, properties fronting Howitt
Street are 3-4 storeys (as identified in Figure 8). Howitt Street
(east of Hobson Street) comprises residential development.
Howitt Street (west of Hobson Street) comprises a mix of
residential and office uses. The location of sensitive residential
interfaces abutting the Malvern Road lots is illustrated in
Figure 8. The predominant residential interface is to the rear
of commercial and retail lots, separated by a laneway. Very
few lots along Malvern Road have direct abuttal with side
boundaries of residential lots.
A large proportion of the residential areas abutting
commercial and retail areas are under heritage overlays, and
as such, minimum change is anticipated. The interface
between these lots and areas of potential redevelopment in
adjoining commercial/retail areas are considered highly
sensitive.
5.2.1 Capacity Calculation
A key component of structure planning is determining what
the future Hawksburn Village will look like, its potential
development capacity and how it responds to the growth
predicted within the Municipality.
As stated in Section 3.0, the economic analysis completed
suggested there are approximately 2,000 additional dwellings
(based on an average household size of 1.75) expected in the
Indicative Trade Area (ITA) by 2031. The ITA includes the study
area but extends south to Dandenong Road, west to the edge
of Chapel Street, east to Orrong Road and north to the rail
way line in the north. Based on the land take up (i.e. the
proportion of lots that can be developed, in this case for
residential purposes) associated with the study area versus
the ITA, an assumption is made that Hawksburn Activity
Centre should aim to accommodate one third (approx. 600) of
the additional dwellings.
The following sections provide an analysis of the potential
developable area in Hawksburn and yield based on some
assumptions regarding achievable intensification levels and
height increases.
Assumptions
To help determine the redevelopment potential of Hawksburn
Village, a series of assumptions were built. These factors as
they relate to Hawksburn include:
o Lot size and shape - Small, narrow and/or
awkwardly-shaped lots are more difficult to develop,
unless neighbouring properties are in the same
ownership.
o Non-adjacent lots - Properties in the same
ownership may be unlikely to amalgamate due to
physical separations; for example, by a lane-way or
possibly by a property under separate ownership.
o Strata titles - Properties in multiple ownership
arrangements are less likely to be developed.
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o Heritage - Properties under a heritage overlay are
less likely to have development potential.
o Building age - Newer buildings are less likely to be
redeveloped.
o Building height - Taller buildings that are already
close to the future height envisaged for the area are
unlikely to be redeveloped.
o Significant slope - Properties on a significant slope
may be more difficult to develop
o Sensitive interfaces - Sensitive neighbouring uses,
such as housing may limit redevelopment potential.
Based on the influencing factors outlined above, across the
Activity Centre, the take up rate of redevelopment was set at
25%. In order to come to a development capacity for the
activity centre, the following assumptions were developed.
Development Scenarios
Typical lot widths vary throughout the Activity Centre.
Malvern Road, east of Williams Road, typically has lots
approximately 5m wide. West of Williams Road, lots are
typically either 6 to 10m wide. As the majority of the
properties are narrow, it is assumed that consolidation of lots
will be required in order to create viable redevelopment
opportunities.
Based on the ability to accommodate car parking and retail on
the ground floor with apartments at upper levels, it is
anticipated that 2 or 3 lot amalgamations would be required.
Offices on the upper levels are not part of the proposed
scenarios as the parking rate required is approximately twice
that of apartments.
Based on the typical lot widths, a 3-lot amalgamation assumes
a width of 15 to 18m. Lots of 18m widths would meet the
minimum requirement to accommodate a double aisle car
park accessed via the rear lane-ways. Lot depths average
around 40m.
Design and Development
For the purpose of capacity testing, we have assumed a
maximum height limit of 4 storeys in the eastern precinct and
5 storeys in the western precinct. The height limits applied are
due to existing heritage constraints, lot sizes, as well as market
and community acceptance.
It is assumed that new buildings will have zero side setbacks,
with all accommodation facing the street or the rear of the
property. This optimises use of the land on equitable
development principles, ensures good activation and passive
surveillance of the public realm, ensures good internal
amenity, and is consistent with an ‘urban character’.
Further, it is assumed that ResCode Standard B17 will provide
the basis for setbacks from rear boundaries adjacent to
residential properties.
Given the activity centre location, it is assumed that
commercial space will be provided at the ground level of all
properties. The depth of the ground floor space is determined
based on the car park layout, ensuring functional commercial
space and enabling a central location for the core. It is
assumed that vehicle access will be from rear lane-ways
where they exist.
Results
The analysis confirmed that, with allowable height increases
of 4-5 storeys within the Activity Centre Boundary along with a
projected 25% take up, the Activity Centre can accommodate
approximately 500 new dwellings. The addition of
approximately 500 dwellings will generally enable the housing
growth projections anticipated by the Economic Analysis and
also provide an adequate balance between change, growth
accommodation and the retention of Hawksburn’s unique
village quality.
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5.3 Access and Movement
The study area is well served by public transport with
numerous options including train, tram and buses. Williams
Road and Malvern Road are the two main arterial roads that
run through the study area.
Malvern Road is the main channel for public transport and
pedestrian and cycle movement within the study area, with
both trams and buses operating along it. This both promotes,
and is aided by, the existing retail uses along Malvern Road.
While Malvern Road is considered a bicycle priority route, it
has a distinct lack of cycling infrastructure.
As shown in Figure 9, currently there is both an off-road and
on-road shared path that extends along the northern side of
the train corridor which connects to a link that crosses the
railway line ending at Luxton Road. The link however, does not
extend through to Malvern Road, therefore limiting
pedestrian and cycling access in the western precinct.
As indicated in Figure 9, the study area has a significant
amount of laneways. Their narrow and intimate nature and
bluestone features help to define the local character and
sense of place within the study area. The majority of retail
properties along Malvern Road are accessed by laneway.
Similarly, many residential properties are accessed by
laneways.
The Hawksburn train station is relatively isolated from the
other forms of public transport. There is no direct access from
Malvern Road, where the majority of pedestrian activity is.
On-street parking is provided within the area with the
majority being restricted spaces. There is only one surface car
park in the study area, behind Woolworths with access from
Malvern and May Roads.
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5.4 Public Realm and Open Space
The amenity of the public realm varies within the study area,
from a combination of leafy streets in residential areas to the
highly utilised public realm along Malvern Road.
Both Malvern and Williams Road have a lack of public realm
amenity, with limited signalised pedestrian crossing points,
signage, cycle lanes and cycle parking hoops. Hobson Street
forms an important pedestrian link from the train station. Its
intersect with Malvern Road does not include a signalised
crossing point for pedestrians heading south or signage
directing pedestrians towards the train station at this point.
Several residential streets have poor landscape quality as
compared to the other streets. These include Luxton Road,
Clarke Street, Errol Street, Spring Street and Wrights Terrace.
The only public open space within the study area is Cromwell
Park on Malvern Road. However, the study area is close to
several public open spaces. An analysis of properties within
400m walking distance of these open spaces shows that the
majority of the study area to the west of Williams Road is
within the 400m walking distance. However, more than 70%
of the properties to the east of Williams Road are outside the
400m walking distance. Hence, there is a need to identify
opportunities for new public open spaces in the study area.
The pedestrian amenity and public realm around Hawksburn
Station at Luxton Road creates a generally underwhelming
arrival experience. Hobson Street and Barnsbury Road are
identified as an important pedestrian link between Hawksburn
Station and Malvern Road. Similarly, Luxton Road provides
access to Hawksburn station. However, these streets display a
relatively poor pedestrian environment. This is primarily as a
result of the associated land uses along them, the general lack
of activation and interaction at street level and relatively poor
streetscape conditions.
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5.5 Sense of Place
A location’s sense of place can be determined by a multitude
of factors that contribute to its authenticity. Hawksburn has
many areas that contribute to its unique character.
The largely fine grain subdivision and building form in the
eastern precinct are generally attractive places for a
pedestrian environment and contribute to its sense of activity.
Currently Malvern Road presents a contested space that is
shared by various road users. The eastern precinct has a
dominant retail and commercial character. The character of
the western precinct is industrial. The varying composition of
footpaths also creates a sense of incoherence and
unattractiveness.
The intersection of Mathoura Road and Malvern Road
presents an entryway to road users arriving at the centre from
the east. Similarly, the intersection of Hobson Street and
Malvern Road presents an entry way for pedestrians arriving
from Hawksburn station to the main commercial core. Hence
these two intersections have been identified as ‘Entryway’ in
Figure 11.
Williams Road combines heavy vehicular traffic with a
generally medium grain subdivision pattern. This creates a
perception of car dominance, which contrasts with the
pedestrian-friendly canopy trees located along the majority of
the footpath.
Hobson Street and Barnsbury Road are important pedestrian
links from Malvern Road to Hawksburn station. Similarly,
Luxton Road provides the main access to the station. Despite
their significance, these streets have a poor pedestrian
environment presented by lack of activation and relatively
poor streetscape conditions.
Several of the east-west streets have long views towards the
taller development near Chapel Street to the west. This
contributes to a lower feeling of intimacy compared to
adjacent streets with shorter view lines, or more enclosed tree
canopies.
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Industrial Character Quality along west side of Malvern RoadRetail and Commercial Character Quality along east side of
Malvern Road
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This section summarises the opportunities and constraints
within the study area as they relate to the themes that will
inform the framework of the Structure Plan. The themes
include Land Use Activities, Built Form and Heritage,
Public Realm and Open Space, Access and Movement
and Sense of Place.
6.1 Constraints
6.1.1 Land Use Activities
The existing land use activities within the study area are
limited to residential, mixed use, retail, commercial, light
industrial and periphery sales.
The established residential areas of Hawksburn typically
consist of a low-rise, fine grain, human scale, Victorian-era
built form. As such, 60% is encumbered by heritage overlays
(HO) and proposed Neighbourhood Character Overlays (NCO).
Further, there are a considerable number of residential
properties that are subject to Strata Titles. There are also a
number of Church properties within the study area that are
unlikely to be redeveloped in the foreseeable future.
With regards to the retail and commercial uses within the
study area, the eastern character precinct and its fine grain
built form constrains its land use role to mainly retail
provision.
The existing larger format industrial buildings within the
western precinct offer more opportunities to accommodate
medium sized retailers, in particular food retailers.
As a whole, both the western and eastern character precincts
are limited by their location and position in the existing retail
hierarchy. As mentioned in the economic analysis, Hawskburn
Village will only play a secondary role to that of Chapel Street
and Toorak Village, meeting local household’s weekly
shopping needs.
The sensitive interfaces between land use activities can also
be a constraint to any future development or change of use. A
large proportion of the residential areas abutting the
commercial and retail uses are affected by heritage overlays.
Therefore, more consideration needs to be given to the nature
of change and development typology proposed along the
interface between these ‘sensitive’ lots and areas of potential
redevelopment in adjoining commercial and retail areas.
6.1.2 Built Form and Heritage
Retention of neighbourhood character and residential amenity
are particular constraints to the type and extent of any future
development within the study area.
New built form must consider the sensitive interfaces to the
existing residential character areas, respecting the existing
scale, form and setbacks. They must also be cognisant of
maintaining the fine grain built form at the street level.
With regards to housing growth predictions across the ITA,
this analysis has found that increases of height across the
Activity Centre to 4-5 storeys should provide approximately
500 dwellings, responding adequately to the predicted
demand.
In relation to the commercial character precincts identified
within the study area, the eastern precinct and its fine grain,
active frontages and ornate facades, will be more constrained
than the western precinct and its larger format industrial
typology.
6.1.3 Access and Movement
Malvern Road has a limited cross-section and a multitude of
competing demands, being nominated as a Bicycle Priority
Route, Tram and Bus Priority Route, Pedestrian Priority Area
and Traffic Route. Delivering the desired car movement
functionality of Malvern Road (including car parking) may
therefore limit opportunities for public realm improvements
including footpath widening, on road cycle lanes and DDA
compliant trams stops. The limited footpath widths existing
may also inhibit the amount of additional bicycle parking
infrastructure that can be introduced.
With regards to connectivity, pedestrians are highly
constrained from crossing both Williams Road and Malvern
Road, due to the lack of signalised crossing points. This is
exacerbated by the high traffic volumes that both Williams
Road and Malvern Road experience, making uncontrolled
crossing movements difficult.
6.1.4 Public Realm and Open Space
The public realm along Malvern Road currently acts as a
contested space, where both the required flow of traffic and
on-street parking for traders constrains further public realm
improvement opportunities. Public realm improvements along
6.0 Opportunities and Constraints
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Malvern Road, including street tree planting, are also
constrained by the limited cross section and built form
limitations.
The study area currently includes one open space reserve. The
lack of vacant land within the study area inhibits and
constrains the provision of additional open space.
6.1.5 Sense of Place
Through the analysis undertaken within this paper, a distinct
transition between the retail focus to the east of Williams
Road and the mixed use and industrial component to west of
Williams has been identified. Each of which has a particular
impact on Hawksburn’s identity and sense of place.
From a character perspective, the built form to the east of
Williams Road, which includes a fine grain subdivision with
intricate and detailed facades, is a strong contributor to
Hawksburn’s sense of place and therefore less likely to be
developed. The larger, light industrial lots to the west of
Williams road have a less distinctive character and therefore
more likely to become redevelopment opportunities.
6.2 Opportunities
6.2.1 Land Use Activities
There are several opportunities for land use intensification
within the study area, particularly within the identified
strategic development sites. The Woolworths supermarket, its
car parking and abuttal to Council owned land give significant
opportunities for intensification and adaptation of site for a
combination of retail, residential and additional open space.
As discussed in Section 5.3, the study area includes a variety of
laneways that deliver a unique urban character. As an
extension of the retail activities along Malvern Road, McKillop
Street should be considered as an opportunity for a laneway
precinct.
6.2.2 Built Form and Heritage
The variation in built form within the study area offers
particular development opportunities within two distinct
character precincts which lie east and west of Williams Road.
The urban design analysis has identified that there is an area
with redevelopment potential within the western character
precinct, predominantly along the southern side of Malvern
Road. This opportunity exists due to the dominant presence
of medium grain properties, which are generally occupied by
light industrial and commercial uses, such as showrooms,
offices and service industries in predominantly older and low
scale buildings. Further, the new 5 storey mixed use
development opposite creates a new character and marks a
positive change in both the identity and image for this section
of Malvern Road. This also contributes to increasing the local
activity within the Activity Centre due to the additional
resident population.
The eastern character precinct supports a fine urban grain
which delivers a DNA of urban form that fosters diversity. As a
juxtaposition to the new character and sense of place that will
evolve west of Williams Road, this precinct and its character
should be retained and respected with built form
interventions that maintain this existing diversity.
Notwithstanding this, the eastern character precinct does
contain smaller redevelopment opportunities on larger parcels
of land, being either in contiguous ownership or abnormally
larger than prevailing and surrounding properties. More
specifically, 537-541 Malvern Road presents itself as a
redevelopment opportunity due to its larger lot size. Any
redevelopment of this site, however, would be limited due to
both economic conditions and urban design considerations
pertaining to the eastern precinct. Investigations should be
undertaken to explore opportunities to apply the most
appropriate form of development or activity to the site.
Throughout the study area, three key strategic sites have been
identified. These are:
559-565 Malvern Road and 32 May Road, which contain
the Woolworths supermarket and some of the associated
car parking.
145 Williams Road, which contains the BMW Dealership
and Service Centre.
396-400 Malvern Road, which contains the Prahran Police
Station.
The Woolworths property has been identified because of its
significant size when compared with other commercial
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properties along Malvern Road, as well as its connection
through to May Road. It’s core anchor retail function, and it’s
abuttal to a number of Council owned properties (which
accommodate further surface car parking to the rear of the
supermarket) also present opportunities for redevelopment.
The BMW Centre and Police Station have been identified
because of their significant size, prominent corner locations
and rear service laneway access. Further, we understand that
a new BMW showroom is to open shortly in the ground floor
of the new mixed use development at the corner of Hobson
Street and Malvern Road. Therefore, it has been assumed
that some or all of BMW’s current activities could transfer to
the newer facility and that some or all of the existing property
may be in surplus.
Another development opportunity that presents itself is
around the Hawskburn Train Station. Though fully developed
and at times constrained by heritage, it is believed that the
built form surrounding the train station should be densified,
truly reflecting the importance of the train station as a
sustainable mode of transport. This would further support the
small shopping precinct adjacent to the train station.
6.2.3 Access and Movement
Malvern Road is the main east-west movement corridor. It
includes a tram route and forms the main activity spine with
concentrated retail and business uses where pedestrians,
shoppers and visitors congregate. This will become the focus
for transit oriented development opportunities as compared
to the residential hinterland within the study area.
For Malvern Road to perform as the main activity spine, village
and east-west corridor, consideration will need to be given to
changing the road user hierarchy, placing more emphasis on
pedestrians, cyclists and public transport users, rather than
cars.
If consideration was given to the potential removal of a traffic
lane each way mid-block (between signalised intersections),
opportunities would arise for footpath widening and
additional cycling infrastructure (including bike parking and
on-road cycle lanes), all of which improve accessibility to the
area.
This would also allow for the redesign of the existing tram
stops within the study area to be DDA compliant. To reduce
the loss of on-street car parking associated with the addition
of DDA compliant tram stops, OMG suggests there is an
opportunity to rationalise the stops through the study area,
providing two mid-block tram stops instead of three (see
Figure 11). This, along with the rationalisation of bus stops
with tram stops, would minimise the impact on parking along
Malvern Road. However, as suggested by OMG, this
opportunity is based on an assumption that a new tram super
stop platform will be investigated to the west of Surrey Road.
With regards to north-south movements within the study
area, there are opportunities to strengthen the link between
Malvern Road and the train station via Hobsons Street and
Barnsbury Road. This link can be strengthened through the
provision of additional signage along with a signalised
pedestrian crossing where Hobson Street intersects with
Malvern Road. This would support connecting rail users in a
north-south direction through the study area.
6.2.4 Public Realm and Open Space
Public open space serves an important social function and
adds to the character and sense of place of a study area. As
the study area is currently lacking in public open space, two
sites have been identified as potential areas for new public
open spaces. These are the Woolworth’s car park, and the
area at the rear of the Police Station between Summers Street
and Francis Street. Both sites hold significant opportunities to
deliver both a higher density built form outcome that aligns
with the existing character, whilst also providing opportunity
for more pocket parks and open space to serve needs of the
community. These locations will contribute to increased
accessibility to public open space for residents outside of the
400m walking distance.
Malvern Road presents active ground floor frontages
predominantly in the eastern precinct, which contribute to the
appeal of the public realm for pedestrians, and thus the
success of the activity centre. The current condition of
Malvern Road presents an opportunity to improve the
amenity of its streetscape environment. This could include
additional bike parking predominantly focussed on food
outlets. Bike rails could be provided in the vicinity of the
Woolworths supermarket, potentially within the May Road car
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parking area, and also at Hawksburn Station where currently
street furniture is utilised for bicycle parking.
Given the redevelopment potential identified along Malvern
Road to the west of Williams Road, as mentioned in Section
6.2.3, there is an opportunity to better link the train station to
Malvern Road. Hobson Street has a broad road reserve, which
could easily accommodate wider footpaths and increased
amenity, plus signage to both indicate and encourage a
stronger pedestrian connection between the station and
Malvern Road.
Barnsbury Road is a relatively narrow road reserve. However,
broader and high quality footpath could be provided along its
eastern side to accommodate and encourage increased
pedestrian movements.
Barnsbury Road and Luxton Road have potential to improve
the streetscape environment by providing more landscaping,
lighting and improved footpath material and signage
opportunities to increase safety and legibility. Opportunities
also exist to improve the activation and streetscape
infrastructure along Hobson St, utilising the higher amounts of
foot traffic as an economic driver for an increase in retail
based activities.
Other residential streets like Clarke Street, Spring Street,
Wrights Terrace and Errol Street present landscape
improvement opportunities.
6.2.5 Sense of Place
As mentioned in Section 6.2.2, the study area has two distinct
character precincts which allow for different levels of
development intervention. To retain the prevailing character
and sense of place achieved in the eastern precinct,
development opportunities must be of a smaller scale,
adapting existing spaces and retaining the fine grain nature
and diversity in built form.
The western precinct, and in particular, the light industrial
uses along Malvern Road, hold opportunities for larger
development interventions and the ability to create a new
sense of place.
Parts of the study area are distinguished by their leafy green
public realm which contributes to sense of place. It is
therefore of particular importance that these features are
protected and enhanced moving forward.
As mentioned in section 6.2.4, there are opportunities for
landscaping improvement across the precinct, but in
particular, along Barnsbury Road, Luxton Road, Clarke Street,
Spring Street, Wrights Terrace and Errol Street.
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A study area has been defined by Council for the purpose of
undertaking a structure planning process.
One of the initial aims of the Structure Plan is to define an
activity centre boundary for the Neighbourhood Activity
Centre of Hawksburn Village.
Practise Note 58 – Structure Planning for Activity Centres
(April 2010) provides guidance and criteria to define the
extent and boundary of an activity centre.
7.1 Desktop analysis
To inform the preparation of this document, an ‘initial’ activity
centre boundary was determined through a desktop analysis
process applying the Practice Note 58 activity centre boundary
criteria. This analysis process started with the existing extent
of the commercial and mixed use zoned land and considered
whether or not abutting residential zoned land would be
suitable or is currently used for commercial or higher density
residential purposes. Then any abutting residential land which
is already covered by a Heritage Overlay was excluded within
the initial activity centre boundary as such properties have
limited development potential due to the heritage constraint.
This decision making process is illustrated in Figure 14.
7.0 Definition of Activity Centre Boundary
Figure 8 Initial Activity Centre Boundary
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7.2 On-site refinement
Once the ‘initial’ activity centre boundary was defined, a
detailed on-site inspection was undertaken to view and test
this ‘initial’ activity centre boundary, and to refine it where
necessary. Based on the outcome of this targeted site
inspection a number of amendments were made to the initial
boundary, to create the proposed activity centre boundary for
the reasons stated on the plan. The rationale behind these
decisions is elaborated on in Figure 16.
Figure 16 Proposed Activity Centre BoundaryFigure 15 Excerpt from Practise Note 58 – Structure Planning for Activity
Centres
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The Stonnington Municipal Strategy Statement (MSS)
promotes a role for a larger neighbourhood activity centres to
cater for everyday needs and wider speciality retail, office and
service markets. It encourages Hawksburn Village to provide
predominantly retail uses, with a food shopping character,
plus a wider mix of office and service uses at the western end.
Based on the background analysis, and feedback received
during the community and stakeholder consultation, this
Discussion Paper proposes the following vision and supporting
objectives to guide the preparation of the Structure Plan.
8.1 Preliminary Vision
“Hawksburn Village will
continue to thrive as a
welcoming, vibrant and
diversecentre, and be
known for its distinctive
charm and village feel, and
safe, green, and walkable
street network.”
8.0 Preliminary Vision
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This Discussion Paper presents an analysis of the economic,
traffic and transport and urban design conditions of
Hawksburn, informing the identification of constraints and
opportunities that will need to be addressed within the
Hawksburn Village Structure Plan. Its contents also inform the
next phase of the structure planning process, which involves
the drafting of built form and development options. It also
helps to form the framework of the structure plan and will
inform the community consultation to be held, that will ask
the community questions directly relating to the opportunities
and constraints as identified within this paper.
The next steps from here are as follows:
Community consultation on the opportunities and
constraints as identified within this paper;
The drafting of different options that map different
extents for built form, public realm and development
opportunities;
In consultation with the Working Group and Steering
Committee, the identification of preferred options to
inform the preparation of the Draft Structure Plan; and
Preparation of the Draft and Final Structure Plan for
implementation into the Stonnington Planning Scheme.
9.0 Next Steps