Hume Central · PDF fileHume Central Precinct ... 12 June 2008 MacroPlan Australia ....

MacroPlan Australia Setting New Standards

Hume Central Precinct

PREPARED FOR HUME CITY COUNCIL

MACROPLAN AUSTRALIA PTY LTD SYDNEY |MELBOURNE |BRISBANE | PERTH

Setting New Standards

12 June 2008

MacroPlan Australia


Disclaimer

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All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of MacroPlan Australia Pty Ltd and may not be used or disclosed to any party without the written permission of MacroPlan Australia Pty Ltd.

PROJECT DIRECTOR Somma Sourivong State Planning Manager VICTORIA

Contact Information

SYDNEY Fairfax House Level 5, 19-31 Pitt Street, Sydney, NSW. 2000 t. 02 9252 1199 f. 02 9241 6002

MELBOURNE Level 4, 356 Collins Street Melbourne, Vic. 3000 t. 03 9600 0500 f. 03 9600 1477

BRISBANELevel 2, 371 Queen Street, Brisbane QLD 4000 t. 07 3100 1314

PERTH Level 49, 152 – 158 St Georges Terrace, Perth WA 6000 t. 08 9429 7614 f. 08 9429 7680

e. [email protected]. www.macroplan.com.au

+ This document has been reviewed by the Director of Spatial Planning, MacroPlan Australia. This document is for discussion purposes only unless signed and dated by the person(s) identified.

Signed+

………………………………….…….Dated 12 June 2008

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REPORT CONTACT Jessica Cutting, Consultant Spatial Planning Group VICTORIA

REPORT INPUT Jason Black Anne-Marie Edgley

Hume Central Precinct Plan Page 3


Contents

Executive Summary ----------------------------------------------------------------------------------------------5

1 Site Context ------------------------------------------------------------------------------------------------8

1.1 Site and Surrounds--------------------------------------------------------------------------------81.2 Broadmeadows Transit City ---------------------------------------------------------------------91.3 Civic, Commercial and Retail Precinct ------------------------------------------------------ 11

2 Planning and Design Workshop--------------------------------------------------------------------- 13

2.1 Introduction --------------------------------------------------------------------------------------- 132.2 Socio-economic Profile------------------------------------------------------------------------- 142.3 Market Conditions ------------------------------------------------------------------------------- 152.4 Opportunities and Constraints---------------------------------------------------------------- 162.5 Precinct Plan Principles ------------------------------------------------------------------------ 172.6 Post Workshop Issues-------------------------------------------------------------------------- 172.7 Key Outcomes------------------------------------------------------------------------------------ 18

3 Hume Central Precinct Plan -------------------------------------------------------------------------- 19

3.1 Hume Central Precinct Plan ------------------------------------------------------------------- 193.2 Development Options -------------------------------------------------------------------------- 21

4 Planning and Design Principles --------------------------------------------------------------------- 27

4.1 Land Uses----------------------------------------------------------------------------------------- 284.2 Built Form------------------------------------------------------------------------------------------ 294.3 Movement Network------------------------------------------------------------------------------ 304.4 Public Spaces ------------------------------------------------------------------------------------ 314.5 Development Staging--------------------------------------------------------------------------- 32

5 Conclusion----------------------------------------------------------------------------------------------- 33

Appendices

Appendix A Opportunities and Constraints Paper

Appendix B Key Landowner Consultation

Appendix C Planning and Design Workshop Opportunities and Constraints

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‘The redevelopment of the Hume Central Precinct will achieve a pivotal mixed use outcome within the Broadmeadows Transit City’



Executive Summary

Project Context

Macroplan Australia has been engaged by Hume City Council to prepare a precinct plan for the Hume Central Precinct. The purpose of this project is to assist Council to understand the land use options for the precinct and the role the Council land plays in the future development of the Broadmeadows Transit City.

The Precinct Plan is a key input into the planning process for the development of the Broadmeadows Transit City. This report is to be used as a tool for Council and developers to provide an understanding of the key site opportunities and constraints for future development. This report also should be used to balance Council objectives in determining the preferred outcomes for the precinct.

The Broadmeadows Transit City Masterplan provides the strategic justification and basis for the development of the Hume Central Precinct Plan. This report will form the basis of further strategic work required for the development of the Broadmeadows Transit City Structure Plan.

Project Scope

The Hume City Council identified eight key aspects to be undertaken as part of this project:

The identification and mapping of the Precinct

Identification of the parcels of land that have the potential to be developed

Establishment of preferred uses for the development sites that are identified

Analysis of pedestrian flows throughout the site

A summary of the existing studies and works that have been undertaken

The creation of Urban Design Guidelines and Development Framework for the Precinct

Identification and establishment of a vehicular transport system throughout the Precinct

A cursory examination of potential marketing opportunities of the site.

Process

MacroPlan’s approach to the Hume Central Precinct Plan revolved around a two-day Planning and Design Workshop with key stakeholders from Council and State Government. The process involved the following:

Review of existing policy and reports;

Consultation with Key Landowners, Council and State Government;

Preparation of an Opportunities and Constraints Paper;

Planning and Design Workshop with key stakeholders (2 days);

Refinement of the Precinct Plan;

Refinement of development options;

Preparation of objectives and planning and design principles;



Vision

To create an exemplar of high density development facilitating local employment opportunities outside the metropolitan central business district that focuses on transit oriented development and encourages sustainable urban design.

Opportunities and Challenges for the Hume Central Precinct

The Hume Central Precinct is a key site within the Broadmeadows Transit City and will play an important role in achieving mixed use and transit oriented development in the centre. The following outlines the opportunities and challenges for the precinct:

The PrecinctThe precinct is located in a designated Transit City and the Railway Station and Bus Interchange are in close proximity.

The precinct is a key area for pedestrian movement and public spaces.

The precinct contains a large amount of developable land with high exposure.

Development Potential A sustainable level of retail floorspace for residents and workers is desirable and could be complementary to any development.

A high degree of potential for a range of commercial and retail uses exists.

Adequate car parking will be difficult to achieve on individual development sites (as apposed to a whole of precinct approach to parking).

Innovative building design can be facilitated through minimal existing heritage or character controls.

Community Outcomes Consideration must be given to the town hall if it remains.

A high degree of potential for a range of community uses exists.

Outcomes

The redevelopment of the Hume Central Precinct Hume Central is pivotal in establishing Broadmeadows as a Transit City. This report will form a key document in understanding the role of the Hume Central Precinct during the preparation of the Broadmeadows Transit City Structure Plan.

The key outcomes resulting from the Hume Central Precinct Plan include:

Increased employment, retail and residential densities around the Train Station which will establish Broadmeadows as a destination rather than an origin.

Facilitation of Transit Oriented Development outcomes which will increase public transport patronage and reduce the demand for the private car.

A pivotal mixed-use outcome which will provide a range of services and employment options.

The development of underutilised land in a key location within the Transit City.

The activation of Main Street and public spaces which will encourage pedestrian movement and safety in the area.

Connectivity throughout the precinct with the potential to connect with neighbouring sites as the area redevelops.



Way Forward

The Hume Central Precinct Plan relates to the Council owned land within the Broadmeadows Transit City. Moving forward, Council will need to carry out the following tasks which are beyond the scope of this project:

Adoption of the Hume Central Precinct Plan.

Consider the preparation of a Planning Scheme Amendment to incorporate the outcomes of the Hume Central Precinct Plan into the Hume Planning Scheme (Local Planning Policy, Development Plan Overlay (DPO), Design and Development Overlay DDO).

Commence work on the Broadmeadow Transit City Structure Plan considering the following studies:

Bus and Train Users Survey

Traffic and Parking Engineering Assessment

Retail Sustainability Assessment

Office Market Sizing and Feasibility Assessment

Performing Arts Feasibility Study

Residential Supply and Demand Analysis

Community Infrastructure and Public Realm Needs Assessment

Seek Expressions of Interest from the private sector to develop the precinct in partnership with the Hume City Council.

Ensure appropriate mechanisms are utilised during the disposal of land to ensure the prompt delivery of development within the precinct.



1 Site Context

1.1 Site and Surrounds

The land referred to as the Hume Central Precinct includes the land bounded by Main Street to the north, Dimboola Road to the south, Pascoe Vale to the east and Pearcedale Parade to the west (refer to Figure 1).

The Hume Central Precinct forms part of the Civic, Commercial and Retail Precinct as identified in the Broadmeadows Transit City Masterplan. The land is zoned Business 1 (B1Z) and is not affected by any overlay controls. Pascoe Vale Road and Dimboola Road are designated Road Zone - Category 1(RDZ1).

Figure 1. Hume Central Precinct

Source: Hume City Council

The Global Learning Centre (GLC) provides a range of community services including education, training, employment and leisure activities. The recently constructed Council building provides the main focus of Council services in a central location. The Broadmeadows Transit City Masterplan suggests that the existing Broadmeadows Town Hall be used an arts and cultural facility, although Council is yet to determine the feasibility of this use.

The building on the north-east corner of Pearcedale Parade and Dimboola Road is currently leased by Centrelink and is outside the study area for this report.

To the north of the site is the carpark associated with the Broadmeadows Shopping Centre and the shopping mall entrance is approximately 70 metres from Main Street. The shopping centre provides a range of services including two supermarkets, two discount department stores, a cinema and approximately 200 specialty stores.



To the south of the site, across Dimboola Road is the Broadmeadows Police Station, Broadmeadows Magistrates Court, and the VicRoads Metropolitan Office. A Caltex Service Station is located on the southern corner of Dimboola Road and Pascoe Vale Road.

1.2 Broadmeadows Transit City

Broadmeadows has been identified as one of thirteen Transit Cities within the State Governments Transit Cities Program (Melbourne 2030). The Masterplan for Broadmeadows details the civic, community, retail and institutional uses on the land west of the railway station.

“The Masterplan focuses on a handful of large sites which are ripe for change, with illustrative plans showing the type and extent of potential development.”

Figure 2. Broadmeadows Transit City


The State Government outlines the aims of Transit Cities as:

Improve the use of public transport and the integration of public transport services

Develop high-density housing near transport centres

Provide a range of housing options, including affordable housing

Provide opportunities for private investment and business innovation

Build communities that offer fair access for all to services and employment opportunities

Improve the overall quality of the Transit Cities and encourage sustainable development



The State Government outlines the benefits of Transit Cities as:

Better, safer and well-connected rail and bus stations, services and facilities

Less traffic congestion, noise and pollution and more use of public transport, walking and cycling

More local retail stores, so most shopping can be done locally

More jobs for local residents

More housing options, many right near the local city and transport centres

Centrally located health centres, child-care and education facilities and community halls – all easily accessible

A better range of recreational facilities and activities, bringing local residents together

A greater ‘sense of place’ or community

A better place to live

The Broadmeadows Transit City is divided into a number of precincts as illustrated in Figure 3, and are as follows:

Broadmeadows Railway Station and Pascoe Vale Road

Civic, Commercial and Retail Precinct

Tafe Precinct

Hillcrest Precinct

Figure 3. Key Precincts

Source: Broadmeadows Transit City Masterplan



1.3 Civic, Commercial and Retail Precinct

The Hume Central Precinct is located within the broader Civic, Commercial and Retail Precinct. The Broadmeadows Transit Cities Masterplan, 2004 lists seven objectives for the Civic, Commercial and Retail Precinct.

1. Improve connections between the station and other parts of the centre.

2. Increase land use and development densities close to the station.

3. Create a main street and associated town square for Broadmeadows.

4. Support development of an ‘urban built form and open space pattern’.

5. Create a quality public realm.

6. Support the shopping centre’s expansion and integration with the town centre.

7. Provide parking to support land uses but minimise detrimental impacts.

The Masterplan also recommended a number of proposals of varying priorities. The development of new Council offices, the creation of a civic plaza to the north of the Global Learning Centre (GLC) and the creation of ‘Main Street’ south of the shopping centre have since come to fruition.

Figure 4. Hume City Council Building




Figure 5. Civic Plaza and Global Learning Centre




2 Planning and Design Workshop

2.1 Introduction

The Hume Central Precinct Planning and Design Workshop was held from Wednesday 9th April 2008 to Thursday 10th April 2008. The Planning and Design Workshop was commissioned by Hume City Council and participants included Council staff, State Government agency representatives and consultants.

Over the course of the two days, participants were engaged in a thorough examination of the attributes of the site, an in-depth consideration of the issues that will need to be resolved when developing the precinct and the generation of a range of options for the form of the precinct’s development.

The process was conducted in teams that focussed on exploring a particular approach to structuring the movement systems and arranging activities and uses on the site and achievement of community and commercial objectives.

In preparation for the Planning and Design Workshop, Consultation was carried out with the key landholders adjacent to the Hume Central Precinct, which included the owners of:

Centrelink Building

Railway Station

Broadmeadows Shopping Centre

This consultation provided input into the Opportunities and Constraints Paper (Appendix A). A summary of the comments received is provided in Appendix B.

A high level examination of the Broadmeadows socio-economic profile and market conditions was also carried out as detailed in Section 2.2 and 2.3 of this report.



2.2 Socio-economic Profile

Prior to the Planning and Design Workshop, MacroPlan Australia undertook a high level examination of the Broadmeadows demographic composition. This assists in understanding the current and future demand drivers which will influence development of the Hume Central Precinct.

The following is a summary of the demographics in Broadmeadows SLA based on 2006 ABS Census and Residex data:

Individual incomes in Broadmeadows are 48% below the Melbourne average;

A high percentage of individuals are born overseas with the largest proportion being from Turkey (6.5%) followed by Iraq (4.9%) and Lebanon (3%);

Between 2001 and 2006, Broadmeadows experienced growth in the 65+ age cohort and a reduction in those aged 14 and under;

One parent families command a higher share of the population than couple families without children;

The median house price in Broadmeadows in 2006 was $226,000;

Growth from 1996 to 2006 in the number of flats/units and apartments;

12.1% of the workforce is white collar, with 53% blue collar workers.

Based on this, it may be concluded that the Hume Central Precinct (and wider Broadmeadows Transit City) should offer a wide range of local employment and entertainment options for residents to ensure the viability of residential options.

Incomes in Broadmeadows are significantly lower than the Melbourne average and there are a high proportion of blue collar workers. As a result, discretionary spending is likely to be low and as such the viability of specialty shops in the precinct may be reduced. In order to achieve some street activation, speciality retailing should be developed in clusters in conjunction with a retail anchor.

The median house price in Broadmeadows is less than the likely cost to a developer (including profit margin) of delivering a new medium quality two bedroom apartment. Many other suburbs in Hume also offer established and/or new house and land packages for between $200,000 and $250,000. Medium to high density dwellings could be achieved within the precinct, although this is likely to be later in the development cycle given the current market constraints.

Between 1996 and 2006, Flat, Unit or Apartments was the second fastest growing segment of housing in Broadmeadows, at an average rate of 3.8% per annum. Further the proportion of Flat, Unit or Apartment increased from 5% in 1996 to 7% in 2006. Separate Housing is declining and an ageing population is emerging in Broadmeadows which indicates potential for higher density living. Broadmeadows is a Principal Activity Centre/Transit City and has the potential to accommodate future residential development inline with the emerging trends of market. (ABS Data, 1996)



2.3 Market Conditions

A full market assessment was not required for this project, however the socio-economic profile provides key data that helps understand the needs of existing and future communities and key market segments.

Based on the Victoria/Tasmania Shopping Centre Directory, Property Council of Australia (2007), the Broadmeadows Town Centre currently comprises a total retail area of 48,929m2 including 24,473m2 of major tenants and 24,456m2 of speciality retail. Other tenants include Hoyts Cinema and The Warehouse totalling 6,687m2 and office tenants total 134m2.

As a Principal Activity Centre and Transit City, the primary development objectives for the precinct relate to:

increasing job density;

increasing residential density;

increasing public transport use.

Based on these objectives and analysis of the site attributes, MacroPlan Australia has developed a development scenario for the precinct which seeks to:

introduce higher density residential uses in varying degrees;

increase the amount of office floorspace;

facilitate a “main street” outcome;

provide a level of retail floorspace that services the Principal Activity Centre catchment;

provide an appropriate level of community and civic facilities and services.

The achievement of both planning and infrastructure outcomes requires a detailed market assessment in order to assess project viability. This process will require Hume City Council to determine the community benefits and set potential land revenue targets.

The Hume Central Precinct is an isolated site given the size of Broadmeadows Town Centre and the inward orientation of the Shopping Centre. As a result, for the Precinct to generate a level trade to support specialty retail uses on the site, a retail anchor is required to create a ‘destination’ for shoppers. Typically this would comprise a Supermarket or Discount Department store. A Fresh Produce Market or ‘Bazaar’ was identified as part of the consultation process as a potential retail anchor that could leverage from the cultural diversity of the Hume community and create a point of difference.

Given the regional catchment attracted by the Broadmeadows Shopping Centre, it would be expected that any additional retail anchor in the centre could trade off a wider catchment than Broadmeadows itself.



2.4 Opportunities and Constraints

During the workshop, participants formed into three groups to discuss, identify and understand the opportunities and constraints of the precinct. The discussion was based around the Opportunities and Constraints Paper and a summary of the comments received is provided in Appendix C.

The key opportunities and constraints that play a major role in the development of the precinct include:

Figure 6. Opportunities and Constraints

Opportunity Constraint

Located within a Transit City with good proximity to the Train Station and Bus Interchange

The uncertainty of the Town Hall may restrict development in the centre of the site.

Potential to provide a central car parking solution.

Geological constraints could restrict excavation of the site for basement car parking which may limit the amount of developable land.

Ability to partially activate the southern side of Main Street and increase activation to new and existing public spaces.

Activation of Main Street is limited due to the current inward orientation of the Broadmeadows Shopping Centre and the limited opportunities remaining on the southern side.



2.5 Precinct Plan Principles

At the end of Day 2, the workshop participants agreed on Option B (The ‘H’ Configuration). The key principles that resulted from this scenario are:

An integrated, mixed use development throughout the precinct.

The creation of two new north-south streets and one east-west street in a ‘H’ Configuration.

Active frontages to all streets, in particular Main Street.

The existing Town Hall is retained but allows flexibility from a design perspective if it is removed.

Mixed-use and commercial buildings to Pascoe Vale Road, Pearcedale Road and Dimboola Avenue.

Retail uses to front Main Street.

A small multi-deck car park with ground level retail between the two new Streets.

A level of residential development to create a critical mass to sustain the proposed retail uses in the centre.

2.6 Post Workshop Issues

Following the Planning and Design Workshop, Option B was rigorously examined and a number of post-workshop issues were identified. As a result, the Precinct Plan and Development Scenario’s differ in their appearance from Option B, however the key features as outlined above form the basis for the plans.

The following provides a summary of the post-workshop issues:

Centrelink Building

The key area of difference between Option B and the Precinct Plan is the identification of the Centrelink title boundary in the south-west corner of the precinct. It was necessary to exclude the Centrelink site from precinct plan as it falls outside of the study area.

Retail Anchor

The activation of streets and public spaces relies heavily on the appropriate location of specialty retailing including food and beverage outlets. Specialty retail must be supported by an “anchor” tenant to ensure the economic viability of the precinct and to encourage activation of streets and public spaces.

The floor plate required for a retail anchor combined with the ‘meandered’ title boundary of the Centrelink site does not allow for two north-south roads/lanes to be carried directly between Main Street and Dimboola Road.



Service Access

This ‘meandered’ title boundary of the Centrelink Site has resulted in a “dog-leg” alignment of the Service Access. Ideally, this lane should be aligned to provide direct (linear) access between the Main Street and Dimboola Road. This relies on negotiations with the owners of the Centrelink Building and is beyond the scope of this project.

It is recommended that this matter be further considered as part of the Broadmeadows Transit City Structure Plan.

The ability to activate laneways is reliant on the critical mass (population) to generate enough expenditure to support the retail uses. The current retail expenditure of the catchment in Broadmeadows would not support the level of retail uses necessary to activate the Service Access. The potential future residential uses in the precinct are also unlikely to deliver the critical mass in the Precinct.

Town Hall

A study is currently being undertaken to determine the structural integrity of the Town Hall building. A further study is proposed in relation to the feasibility of an Arts and Cultural Facility in Hume City which may consider the Town Hall as a suitable location subject to the structural integrity study.

These studies will inform Council’s decision on whether the Town Hall will remain in the Precinct.

Given the uncertainty of the Town Hall remaining on the site, it was considered that two options be developed to allow for either scenario (Refer to Section 3.2).

2.7 Key Outcomes

The Planning and Design Workshop allowed the consideration of a number of issues and potential scenario’s for the Hume Central Precinct.

The fundamental outcomes resulting from the workshop are the key principles that reflect the agreed option (Option B – ‘H’ Configuration). These principles provided the underlying justification for the development of the Hume Central Precinct Plan including the two development options (refer to Section 3 of this report). While the post workshop issues resulted in changes to the agreed option, the essential elements of the plan remain.



3 Hume Central Precinct Plan

3.1 Hume Central Precinct Plan

The Hume Central Precinct Plan provides the basic structure for development within the precinct and is based on the key principles resulting from the Planning and Design Workshop. New development must comply with the requirements the plan. The objectives, principles and guidelines outlined in Section 4 of this report provide additional guidance where discretion is required during decision making.

The Precinct Plan displays the location of:

a new street and service access

retail active frontages

active frontages

building entry points

car parking (multi-deck car parking)

pedestrian links and footpaths

In order to achieve integrated development within the precinct along with a centralised car parking solution, a wholistic approach to the development of the precinct should be considered. This is partly due to geological constraints restricting excavation for underground car parking. This approach ensures integrated development outcomes, optimises community outcomes and creates a greater synergy with the overall objectives for the Broadmeadows Town Centre.

Four key areas have been identified in order to understand the preferred location for uses and development within the precinct. An outline of the preferred outcomes for each area is provided in Figure 7.



Figure 7. Precinct Outcomes

Area Site Outcomes

Area 1 Area 1 is bound by Main Street to the north, the Service Access to the east, the Centrelink Building to the south and Pearcedale Parade to the west.

Development within Area 1 must have a retail active frontage to Main Street and a landmark entry point or architectural feature on the corner of Main Street and Pearcedale Parade. A mix of retail and residential uses should be considered in this area.

Area 2 Area 2 is known as the ‘donut carpark’ site. The site is bound by the Global Learning Centre to the north, Pascoe Vale Road to the east, Dimboola Road to the south, and New Street to the west.

Development within Area 2 must have active frontages to all roads and a landmark entry point or architectural feature on the corner of Pascoe Vale Road and Dimboola Road. Commercial uses (including office on upper levels) and a Motel should be considered in this area.

Area 3 Area 3 is bound by Main Street and the Council Office Building to the north, New Street to the east, the Town Hall to the south and the Service Access to the west.

Development within Area 3 must have a retail active frontage to Main Street and active frontages to New Street (preferably retail). A pedestrian link must be provided through this area to connect New Street and Main Street. Retail uses should be considered in this area.

Area 4 Area 4 currently contains the Town Hall and is bound by New Street to the east, Dimboola Road to the south and the Service Access to the west.

The extent of development of Area 4 will depend on the status of the Town Hall.

Town Hall Remains

Active frontages should be achieved where possible along Dimboola Road and New Street. An extension to the Town Hall that provides community uses should be considered in this area.

Town Hall Removed

Active frontages must be achieved along Dimboola Road and New Street. An extension to the centralised multi-deck carpark must be developed. Retail and commercial uses should be considered in this area.



3.2 Development Options

Two options have been developed to rationalise the Hume Central Precinct Plan based on the principles of Option B (‘H’ Configuration). The uncertainty of the Town Hall remaining on the site required both scenarios to be considered.

There are a number of ways to achieve the overarching principles resulting from the Planning and Design Workshop. The two scenarios build on these principles while also meeting the planning, economic, and infrastructure objectives necessary to achieve a sustainable outcome.

The two scenarios should be used to guide Council in the assessment of any development application on the site. It is expected that any new development that can meet the objectives, principles and guidelines outlined in Section 4 of this report may result in a different built form outcome than is shown in the two options.

Option 1

Option 1 has been developed with the understanding that the Town Hall will remain on the site. The key outcomes in Option 1 are as follows:

A centrally located retail anchor (Supermarket 3,000m2)

Specialty retail surrounding the supermarket activating Main Street and the pedestrian mall.

Commercial and retail (at ground level) on the corner of Pascoe Vale Road and Dimboola Road.

Potential extension to south of the Global Learning Centre (GLC).

A small at-grade car park between the GLC and Dimboola Road.

A Motel (Serviced Apartments) located on the corner of Dimboola Road and New Street.

Community facilities (potentially an Arts and Cultural Facility) to the south of the Town Hall fronting Dimboola Road.

A commercial mixed-use building to the east of the Centrelink building.

A residential building with activated ground floor retail on the corner of Main Street and Pearcedale Parade.

A centrally located multi-deck carpark located above the supermarket and other retail uses.

Option 2

Option 2 has been developed with the understanding that the Town Hall will not remain on the site. Option 2 differs from Option 1 as follows:

Two retail anchors (Supermarket 3,000m2 and Diversified/ Thematic Retail 2,400m2)

Sleeving the supermarket with commercial uses along Dimboola Road.

A larger multi-deck carpark located above the supermarket and other retail uses.

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4 Planning and Design Principles

This section seeks to capture the key issues and outcomes resulting from the Planning and Design Workshop to canvass key objectives, principles and guidelines for the Hume Central Precinct.

The following precinct plan principles are derived from those developed at the Planning and Design Workshop:

An integrated, mixed use development throughout the precinct.

Increased permeability throughout the site.

Active frontages to all streets, in particular Main Street.

The existing Town Hall is retained but allows flexibility from a design perspective if it is removed.

Mixed-use and commercial buildings to Pascoe Vale Road, Pearcedale Road and Dimboola Avenue.

Retail uses to front Main Street.

A level of residential development to create a critical mass to sustain the proposed retail uses in the centre.

These principles should be used to assess future land use and development options to ensure the outcomes of the Hume Central Precinct Plan are delivered. The specific nature of the principles ensures an appropriate and balanced mix that delivers imperative social, environmental and economic outcomes.

Urban design and built form specifications focus on delivering an improved urban environment that provides a benchmark for development in Broadmeadows Transit City area. The following must be read in conjunction with the Hume Central Precinct Plan (Figure 8).

The objectives, principles and guidelines have been derived to ensure the Vision for the Hume Central Precinct is achieved:

To create an exemplar of high density development facilitating local employment opportunities outside the metropolitan central business district that focuses on transit oriented development and encourages sustainable urban design.



4.1 Land Uses

Objective

To ensure the distribution and type of land uses in the precinct which facilitates a sustainable, liveable and healthy place to live, work, recreate and learn.

Design Principles

4.1.1 Encourage a mix of retail, commercial, residential, civic (including civic spaces) and community facilities throughout the precinct.

4.1.2 Encourage the development of major office and other employment generating uses throughout the Precinct, particularly on upper levels.

4.1.3 Support a range of uses such as cafes, restaurants, and bars that have a broad range of operating hours to encourage day and night activity within the precinct.

Planning and Use Guidelines

4.1.4 A centrally located retail anchor is encouraged to support speciality retail uses in the precinct.

4.1.5 Specialty retail uses are encouraged around, preferably sleeving, the retail anchor with active frontages to streets and public spaces.

4.1.6 A mixed use development is encouraged on the corner of Pearcedale Parade and Main Street with ground level retail activating the street frontages and residential uses on upper levels.

4.1.7 A Motel (Serviced Apartments) is encouraged on Dimboola Road.

4.1.8 Extension of the Global Learning Centre building may occur.

4.1.9 A multi-deck carpark may be developed in the centre of the precinct.



4.2 Built Form

Objective

To ensure development of the precinct creates a strong sense of place through interesting, vibrant and inspiring built form which allows the development of culturally engaging and diverse public spaces.

Design Principles

4.2.1 Active frontages are to be achieved on all roads throughout the precinct.

4.2.2 Active retail frontages are to be achieved along Main Street.

4.2.3 Buildings are to be oriented towards the street with visible and legible entry points.

4.2.4 Corner buildings are encouraged to have dual frontages to activate all street frontages.

4.2.5 Landmark or feature buildings should be located on corner sites to provide an entry statement to the precinct and wider centre.

4.2.6 Buildings are to be of contemporary design and provide an interesting architectural form throughout the precinct.

4.2.7 Buildings are to present their front, rather than sides or backs to streets to create a high level of street activation.

4.2.8 Weather protection treatments either through the provision of awnings, canopies, verandahs, porches are to be provided along active frontages to enhance the amenity of the precinct as a high quality, pedestrian focussed area.


4.2.9 Private and public linkages through buildings are encouraged to enhance connectivity within the precinct.

4.2.10 A multi-deck car park may be centrally located above or below ground level retail uses.

4.2.11 The design of multi-deck car parking must be consistent with the character of buildings in the precinct and achieve a high level of façade treatment and articulation.

4.2.12 Encourage the creation of visually attractive and interesting wall treatments through murals, artwork and varying colours/ materials.

4.2.13 Shop fronts should incorporate pedestrian entrances and clear glazed windows to provide a high level of pedestrian amenity and engagement.

4.2.14 Upper level uses should have a ground level pedestrian entrance or foyer that is accessed via a street (rather than a lane or Service Access) that is well lit and easily identifiable.

4.2.15 Windows and balconies on upper levels are encouraged to increase passive surveillance of streets and public spaces.

4.2.16 Buildings that front Pascoe Vale Road must be in scale with development on the Railway Station site.



4.3 Movement Network

Objective

To facilitate walking and cycling as the preferred mode of transport throughout the precinct by prioritising pedestrian/cycle movement, increasing permeability and achieving transit oriented development outcomes.

Design Principles

4.3.1 The precinct is to be a key area for pedestrian movement given the proximity of the Train Station and Bus Interchange.

4.3.2 Pedestrian and cycle connections should be attractive places to walk or cycle that maximise ease, comfort and safety.

4.3.3 Encourage active pedestrian and cycle connections between the precinct, the law courts and police station on Dimboola Road.

4.3.4 Prioritise pedestrian and cycle movement through the utilisation of traffic calming techniques to increase connectivity with surrounding areas.

4.3.5 Pedestrian and bicycle connections are to be sufficient width to accommodate safe and efficient shared movement.

4.3.6 A north-south street (New Street) is to be developed to function as a local road between the Global Learning Centre and the Council Office Building.

4.3.7 New Street is to act as the primary vehicle and pedestrian route through the precinct where substantial provision is made for pedestrian and cycle movements.

4.3.8 Access to loading and service areas should be from the Service Access to minimise conflict with pedestrians.


4.3.9 A pedestrian link should be created between New Street and Main Street to the south of the Council Office Building.

4.3.10 The centre should be well lit, intuitive and signed for pedestrians, cyclists and motorists.

4.3.11 A mix of uses such as, cafes, restaurants, and bars that operate across a broad range of hours are encouraged to enhance pedestrian safety, especially at night.

4.3.12 Cycle parking is to be located with convenient access to the proposed uses, be well lit, signed, clearly visible and segregated from car and loading areas.

4.3.13 A reduction in the required car parking rate specified in Clause 52.06 of the Hume Planning Scheme must be considered given the site is located within a designated Transit City with excellent access to the Train Station and Bus Interchange.

4.3.14 A central multi-deck carpark may be developed to service parking demand in the precinct.

4.3.15 At-grade and on-street parking should be encouraged where practical to accommodate short-term visits and to activate the street frontage.



4.4 Public Spaces

Objective

To facilitate the development of a sustainable and high quality public realm which provides sense of place and identity through consistent design.

Design Principles

4.4.1 Public spaces and civic squares should be designed to provide focal points for the community fostering a sense of place.

4.4.2 Passive surveillance from upper levels should be encouraged to enhance safety in the public realm.

4.4.3 Community spaces should maintain good solar access while also providing weather protection (wind, sun and rain) where appropriate.

4.4.4 Consistent landscaping elements are encouraged throughout the precinct to create a sense of identity and place.

4.4.5 Vegetation and landscaping should facilitate water sensitive urban design.


4.4.6 Architectural strategies and the careful location of ground level uses to activate the street frontages must be incorporated to ensure that public spaces are safe, sheltered from wind impacts and pleasant to pass through and be in.

4.4.7 Street furniture (seating and rest areas), paving, street lighting and landscape elements are to be utilised to enhance the amenity of community spaces.

4.4.8 A substantial amount of informal alfresco dining is to be provided in outside areas.

4.4.9 Vegetation including medium sized trees with canopies is preferable along street frontages.

4.4.10 Integrate the stormwater drainage system with other uses such as road verges, public spaces and footpaths to improve the aesthetic appeal.

4.4.11 Medium sized trees with canopies are encouraged along street frontages to provide a consistent visual appeal.

4.4.12 Reduce road widths and impervious surfaces where practical to minimise water run-off.

4.4.13 Use drought proof and salt resistant vegetation to reduce water consumption.

4.4.14 Encourage the use of a system of filtration and retention of stormwater such as the use of swales and infiltration systems to improve the quality of water prior to entering the stormwater system.

4.4.15 Landscaping in public spaces and along road frontages should not compromise pedestrian and driver visibility.



4.5 Development Staging

Objective

To ensure the development and staging of the Hume Central Precinct occurs in an orderly manner to maximise development potential.

Design Principles

4.5.1 The precinct should be considered as a whole rather than a number of individual development sites to achieve integrated development which may including a centralised car parking element.

4.5.2 The initial stages of development should occur on existing roads to minimise upfront investment in new roads or access ways.

4.5.3 Residential development within the Precinct is likely to occur later in the development cycle when the demand for medium to high density dwellings increases.

4.5.4 Development and staging should give consideration to the Town Hall and Centrelink sites to ensure future development opportunities are not compromised.



5 Conclusion

The redevelopment of the Hume Central Precinct will achieve a pivotal mixed use outcome within the Broadmeadows Transit City. The Hume Central Precinct Plan is aligned with the Broadmeadows Transit City Masterplan (adopted by Council 2004) and will play an important role in the development of the Broadmeadows Transit City Structure Plan.

It is recommended that Council endorse the Hume Central Precinct Plan as a reference document to guide the development of the Hume Central Precinct.

It will also be important for Council to communicate with the owners of the Broadmeadows Shopping Centre, Centrelink building and the Railway Station buildings to discuss the implementation of this plan.

Council should seek to facilitate an Expressions of Interest process with the private sector to develop the precinct. Although given the risks associated with land banking, appropriate mechanisms should be considered to ensure development commences promptly.


Appendix A Opportunities and Constraints Paper


Hume Central Precinct Plan | Opportunities and Constraints Paper

PREPARED FOR HUME CITY COUNCIL

MACROPLAN AUSTRALIA PTY LTD SYDNEY |MELBOURNE |BRISBANE | PERTH

Setting New Standards

4 April 2008

MacroPlan Australia


Disclaimer

© MacroPlan Australia Pty Ltd All Rights Reserved. No part of this document may be reproduced, transmitted, stored in a retrieval system, or translated into any language in any form by any means without the written permission of MacroPlan Australia Pty Ltd. Intellectual Property Rights

All Rights Reserved. All methods, processes, commercial proposals and other contents described in this document are the confidential intellectual property of MacroPlan Australia Pty Ltd and may not be used or disclosed to any party without the written permission of MacroPlan Australia Pty Ltd.

PROJECT DIRECTOR Jason Black, Director Spatial Planning Group MELBOURNE

Contact Information

SYDNEY Fairfax House Level 5, 19-31 Pitt Street, Sydney, NSW. 2000 t. 02 9252 1199 f. 02 9241 6002

MELBOURNE Level 4, 356 Collins Street Melbourne, Vic. 3000 t. 03 9600 0500 f. 03 9600 1477

BRISBANELevel 2, 371 Queen Street, Brisbane QLD 4000 t. 07 3100 1314

PERTH Level 49, 152 – 158 St Georges Terrace, Perth WA 6000 t. 08 9429 7614 f. 08 9429 7680

e. [email protected]. www.macroplan.com.au

+ This document has been reviewed by the Director of Spatial Planning, MacroPlan Australia. This document is for discussion purposes only unless signed and dated by the person(s) identified.

Signed+

…………………………………….…….Dated 4 April 2008

+

REPORT CONTACT Jessica Cutting, Consultant Spatial Planning Group MELBOURNE

Hume Central Precinct Plan Page 1 of 23


Contents

1 Introduction ------------------------------------------------------------------------------------------------3

1.1 Opportunities and Constraints Issues Report -----------------------------------------------31.2 How to Read This Report ------------------------------------------------------------------------4

2 Project Context--------------------------------------------------------------------------------------------5

2.1 Broadmeadows Transit City ---------------------------------------------------------------------52.2 Civic, Commercial and Retail Precinct --------------------------------------------------------72.3 Hume Central Precinct----------------------------------------------------------------------------9

3 Project Objectives: Opportunities and Constraints---------------------------------------------- 10

3.1 Element 1: Urban Structure-------------------------------------------------------------------- 103.2 Element 2: Stations and Interchanges ------------------------------------------------------ 123.3 Element 3: Street Design----------------------------------------------------------------------- 143.4 Element 4: Public Spaces --------------------------------------------------------------------- 153.5 Element 5: Building Design-------------------------------------------------------------------- 163.6 Element 6: Malls and Large Stores ---------------------------------------------------------- 183.7 Element 7: Higher Density Housing --------------------------------------------------------- 193.8 Element 8: Car Parking------------------------------------------------------------------------- 20

+



+‘There will be a need to encourage a range of uses which activate public spaces during all hours including outdoor eating/drinking and informal meeting spaces’




1 Introduction

This paper has been prepared as part of the strategic planning process for the development of the ‘Hume Central Precinct Plan’. The key issues are analysed in the context of 8 key elements contained within the Activity Centre Guidelines as defined by the Department of Sustainability and Environment (DSE). The analysis illustrates how the elements relate to one another and how this in turn has an affect on different considerations. This is done as part of a first principles approach to balancing conflicting issues through understanding in order to achieve the desired planning outcome.

This paper should be used to inform the participants of the ‘Planning and Design Workshop’. This paper aims to allow stakeholders associated with the study area to gain an understanding of the breadth and depth of the issues associated with the study area in the context of having an informed opinion on key planning considerations.

1.1 Opportunities and Constraints Issues Report

The following studies have been already undertaken as part of the strategic planning process:

Better Living in Dallas and Broadmeadows, An Urban Renewal Plan for the Dallas-Broadmeadows Area

Hume City Council, June 2003

Land Use Mix Study, Broadmeadows Transit City

SGS Economics and Planning October 2003

Broadmeadows Transit City Transport Strategy

Hyder Consulting and Booze Allen Hamilton, November 2003

Broadmeadows Transit City Masterplan

Haskell Architects, November 2004

Improving Wayfinding and Walkability In Broadmeadows Transit City

Dr. John Gran, J.A. Grant and Associates, November 2006

Broadmeadows Multi-deck Car Park Feasibility Study

SKM, August 2007

Hume Central Implementation Plan And Programme

Underwood and Hume Pty Ltd, September 2007

Hume City Council Economic Development Strategy 2008-2012 (Draft)

Peter McNabb and Associate, January 2008

These studies form part of the background information to the study and are available as separate reports if required. The key issues forming constraints and opportunities are outlined in this paper.

This report highlights the key opportunities and constraints that must be addressed during the preparation of a Precinct Plan and any future Structure Plan.



MacroPlan have completed background research including consultation with Council Staff, representatives from State Government Departments and other key landowners or tenants. The findings have been aggregated into the 8 elements presented in the Activity Centre Guidelines (DSE).

1.2 How to Read This Report

The ‘Project Context’ provides the background necessary to understand how the ‘Hume Central Precinct’ is positioned in the overall ‘Broadmeadows Transit City’. Section 3 analyses the opportunities and constraints associated with achieving the specified objectives. A ‘Summary of Issues’ is provided at the end of each sub-section which provides the executive summary of the relevant Opportunities and Constraints.



2 Project Context

2.1 Broadmeadows Transit City

Broadmeadows has been identified as one of thirteen Transit Cities within the State Governments Transit Cities Program (Melbourne 2030). The Masterplan for Broadmeadows details the civic, community, retail and institutional uses on the land west of the railway station.

“The Masterplan focuses on a handful of large sites which are ripe for change, with illustrative plans showing the type and extent of potential development.”

Figure 1. Broadmeadows Transit City

Source: Street-directory.com.au

The aims of Transit Cities are to:

Improve the use of public transport and the integration of public transport services

Develop high-density housing near transport centres

Provide a range of housing options, including affordable housing

Provide opportunities for private investment and business innovation

Build communities that offer fair access for all to services and employment opportunities

Improve the overall quality of the Transit Cities and encourage sustainable development



The benefits of Transit Cities include:

Better, safer and well-connected rail and bus stations, services and facilities

Less traffic congestion, noise and pollution and more use of public transport, walking and cycling

More local retail stores, so most shopping can be done locally

More jobs for local residents

More housing options, many right near the local city and transport centres

Centrally located health centres, child-care and education facilities and community halls – all easily accessible

A better range of recreational facilities and activities, bringing local residents together

A greater ‘sense of place’ or community

A better place to live

The Broadmeadows Transit City is divided into a number of key development sites as illustrated in Figure 1, and are as follows:

Broadmeadows Railway Station and Pascoe Vale Road

Civic, Commercial and Retail Precinct

Tafe Precinct

Hillcrest Precinct

Figure 2. Key Development Sites

Source: Broadmeadows Transit City Masterplan



2.2 Civic, Commercial and Retail Precinct

The Hume Central Precinct is located within the broader Civic, Commercial and Retail Precinct. The Broadmeadows Transit Cities Masterplan, 2004 lists seven objectives for the Civic, Commercial and Retail Precinct.

1. Improve connections between the station and other parts of the centre.

2. Increase land use and development densities close to the station.

3. Create a main street and associated town square for Broadmeadows.

4. Support development of an ‘urban built form and open space pattern’.

5. Create a quality public realm.

6. Support the shopping centre’s expansion and integration with the town centre.

7. Provide parking to support land uses but minimise detrimental impacts.

The Masterplan also recommended a number of proposals or varying priorities. The development of new Council offices, the creation of a civic plaza to the north of the Global Learning Centre (GLC) and the creation of ‘Main Street’ south of the shopping centre have since come to fruition.

Figure 3. Hume City Council Building




Figure 4. Civic Plaza and Global Learning Centre


Those proposals remaining include:

Short term/ High Priority

Subdivide the Council land to create development parcels with two secondary north-south streets aligned with circulation in the shopping centre.

Mid term/ Moderate priority

Route buses in a loop north of the shopping centre to avoid the main street.

Extend the Global Learning Centre upwards.

Retain and re-use the Town Hall as an arts and cultural facility and set aside a 16-20 metres wide strip on its north side for expansion of such facilities.

Develop areas of Council-owned land remaining after provision for new Council offices, streets and the town square. Uses should include a mix of offices and/or housing, with retail at ground level to create an active frontage onto the main street, and a consolidated multi-level car parking structure to serve other development sites in the precinct.

Expand and alter the shopping centre to provide active frontages onto streets and to integrate with the surrounding pedestrian circulation network. Develop a department store at the south end (existing car park)

Long Term/ Low Priority

Replace the Centrelink building with a taller building.



2.3 Hume Central Precinct

The Civic, Commercial and Retail Precinct comprises land on either site of Dimboola Road, west of the Railway Station. The ’Hume Central Precinct’ is concentrated on land owned by Hume City Council and is illustrated below.

Figure 5. Hume Central Precinct


The precinct is located within a Business 1 Zone (B1Z) and not affected by any overlay controls. Pascoe Vale Road and Dimboola Road are designated Road Zone - Category 1(RDZ1).

The Global Learning Centre (GLG) provides a range of community services including education, training, employment and leisure activities. The recently constructed Council building provides the main focus of Council services in a central location. The existing Broadmeadows Town Hall has been earmarked for an arts and cultural facility.

To the north of the site is the carpark associated with the Broadmeadows Shopping Centre and the shopping mall entrance is approximately 70 metres from Main Street. The shopping centre provides a range of services including two supermarkets, two discount department stores, a cinema and approximately 200 specialty stores.

There are intentions for a mixed use development including residential, commercial, retail and car parking at the Railway Station site on the eastern side of Pascoe Vale Road.

The building to the south-west of the precinct is currently leased by Centrelink.

To the south of the site, across Dimboola Road is the Broadmeadows Police Station, Broadmeadows Magistrates Court, and the VicRoads Metropolitan Office. A Caltex Service Station is located on the southern corner of Dimboola Road and Pascoe Vale Road.



3 Project Objectives: Opportunities and Constraints

3.1 Element 1: Urban Structure

Objective 1.1 To develop a street layout with a focus on public transport services.

Objective 1.2 To provide a well connected road-network with co-located access for all users.

Objective 1.3 To provide appropriate street widths.

Objective 1.4 To integrate activity centre streets into the local street network.

Objective 1.5 To encourage a diverse mix of users within the centre.

Objective 1.6 To intensify active uses along street frontages.

Objective 1.7 To physically connect surrounding residential neighbourhoods to the users in the activity centres.

Broadmeadows is designated as a Principle Activity Centre (PAC) and Transit City by the State Government. It the major mixed employment node in the north-west metropolitan area and serves the regional population with retail, civic, educational, community service, entertainment and recreational opportunities. Broadmeadows has recently had growth in service sector jobs which is a sign that the regional economy is maturing and beginning to diversify.

Currently, the PAC lacks the critical mass of activity and is low-density by nature. Uses such as high order retail, business services, street based café’s, leisure retail (pubs and clubs), accommodation, high-density retail are required to increase the vibrancy and diversity of the centre throughout the day and night.

To support a range of activity within the centre at varying times, both residential and employment catchments need to be secured.

Although traffic activity is a key component to the success of the PAC, it is crucial that there be a shift toward transport orientated development that is focused around the Railway Station. Vehicle traffic should be strategically integrated such that it provides activity without compromising the pedestrian and transport orientated character of the area.

Whether private or public owned, buildings need to be carefully designed to ensure they reflect their significant role to the broader community. Not only must they address the street and public space carefully to promote vitality they must also demonstrate respect for their local environment by sensitively addressing places of local significance such as the Town Hall.



3.1.1 Key Opportunities

Opportunities exist to aattract business firms and professional service providers that service major industrial players in the region.

The location of the railway line and station provides for hhighly accessible public transport,which can form the basis of major Transport Oriented Development (TOD).

The iinternal road network can be altered to facilitate the desired role, form and function of the precinct.

The location of the activity centre can ccapture residential and employment populationsproviding iincreased activity throughout a longer period of the day.

New development can be oorientated towards public transport ie. train station.

The precinct can be designed to ggenerate and capitalise on passing trade.

Public spaces can be designed to eencourage a variety of activities.

The ability to ccommence development early as a recognised developer has purchased the train station and has expressed interest in land in the precinct which will help attract interest in the precinct.

Council is the sole owner of the land and can use this to ttrigger key developments.

3.1.2 Key Constraints

The location of tthe railway station is fragmented by Pascoe Vale Road from the precinct and the broader centre.

The iinward orientation of the shopping centre restricts active street frontages and the ability to connect parts of the PAC together.

The rrailway line acts as a barrier between the residential neighbourhood to the east and the PAC.

Hume has an underrepresentation of jobs and investment in a range of service sectors.

The municipality iimports a wide range of activities including retailing, business and community services.

A major constraint on business services development relates to the rrelatively low skills profile of the municipality.

Summary of Issues

It will be crucial to create active linkages to the Railway Station to ensure a TOD outcome for the centre. It will be also important to facilitate residential development in the centre and link activities to the existing residential area to the east of the Railway line.

The plan should seek to accommodate higher densities than current developments within the area in order to support the community infrastructure including the public transport network. It will be important to provide a strong identity that creates a familiar local character. Development will need to reflect the highest standard and quality of architectural design.



3.2 Element 2: Stations and Interchanges

Objective 2.1 To encourage public transport use by providing convenient, prominent and active stations and interchanges.

Objective 2.2 To provide high-quality passenger amenity.

Objective 2.3 To provide safe, attractive and direct pedestrian and cycling access to stations, interchanges and transit stops.

Objective 2.4 To minimise the dividing effect of railway corridors on activity centres.

As a designated Transit City, Broadmeadows offers a high level of access to public transport. The Station is currently located on the eastern side of Pascoe Vale Road, while the centre is concentrated on the opposite side of the road. A pedestrian overpass links the station to the opposite side of Pascoe Vale Road. A number of buses (refer to Figure 4) also serve the area with connections at the Station.

Figure 6. Buses servicing the Broadmeadows Train Station

Route No. Route Description

477 Moonee Ponds to Broadmeadows (via Airport West Shopping Centre)

484 Broadmeadows to Roxburgh Park

500 Broadmeadows to Sunbury (Victoria University) (via Melbourne International Airport)

532 Craigieburn to Broadmeadows (via Upfield)

541 Roxburgh Park to Broadmeadows (via Meadow Heights)

544 Broadmeadows to Craigieburn (via Roxburgh Park)

560 Greensborough to Broadmeadows

Source: Metlink Melbourne

The proposed orbital bus route (green) is located south of the Broadmeadows Train Station along Johnstone and Camp Road (Meeting Our Transport Challenges).

Stations and interchanges should encourage pedestrian safety through urban design which allows for passive and active surveillance. Stations should be designed to allow safe and easy access for pedestrians and cyclists. Interchanges should be prominent and convenient and also have a high level of surveillance. Stations and interchanges should be supported by a range of uses which activate the area especially at night and can include convenience shopping, cafes, and day-to-day services.




To ssupport major investment in the area.

Broadmeadows provides an excellent opportunity to ccreate a thriving transport hub for the northern suburbs with connection to the broader precinct.

The precinct has the opportunity to aaddress the Station and provide aactive frontages and connections along Pascoe Vale Road.

A mmulti-modal interchange could be provided within the Train Station site.

The iintegration of a range of uses in the precinct including residential will support the public transport system.

The residential area to the east provides an excellent opportunity to iincrease the residential densities around the station if a suitable link could be created over the railway line.

Provision of ddevelopment above the railway line and train station.


The vvariety of public transport service providers with competing objectives impacts on the coordination of transport modes.

The location of the rrailway station is fragmented by Pascoe Vale Road from the precinct and the broader centre.

The rrailway line acts as a barrier between the residential neighbourhood to the east and the PAC.

The railway station is vvoid of other activities especially at night, which reduces passive surveillance and supervision. This does not promote safety and may encourage anti-social behaviour.

Residential development surrounding the station is nnot at a density which supports the public transport system to a level which would be expected in a Transit City.

Summary of Issues

The Broadmeadows Train Station provides an excellent opportunity to serve the wider population especially if it is developed in conjunction with a multi-modal interchange and supporting activities.

The Railway Station is isolated from the PAC and lacks the residential density to support the level of service expected in Transit Cities. The residential area to the east of the PAC is segregated from the station and centre by the railway lines. However, if appropriately linked this area would create an excellent opportunity to increase residential densities around the station.

A mix of uses is required in and around the station to foster activity and vibrancy. Uses which help activate the street at night such as residential, restaurants, café’s, bars etc will assist in creating a safer environment.



3.3 Element 3: Street Design

Objective 3.1 To design streets that comfortably and safely accommodate the pedestrian and cyclist.

Objective 3.2 To ensure vehicle traffic does not compromise a good walking and cycling environment.

Objective 3.3 To design and plan street edges to enhance the pedestrian environment.

From a local perspective, Broadmeadows has a road network that provides good connectivity in all directions. Pascoe Vale Road provides assess to the north and south which also connects with the Western Ring Road. Johnston Road provides access to the west and Camp road to the east. However, the location of the Railway line acts as a barrier in the east-west direction and will act as a constraint in order to develop the area under sustainability principles.

Currently, cars dominate the streets particularly on the Pascoe Vale Road and Dimboola Avenue which bound the precinct.

Active edges are fundamental to providing high amenity areas for pedestrian movement. A combination of uses, entrances, windows and other design details and treatments must be utilised to achieve this. Buildings should present to pedestrian spaces and have pedestrian entrances and clear glazed windows at ground level. Uses on upper levels should have ground levels entrances and have balconies and active edges beyond the ground floor. It is vital to ensure public spaces have passive surveillance over a broad range of hours to create safe and attractive spaces.


The precinct is llargely undeveloped and provides opportunities to provide new buildings with a ‘human scale’ at street level.

Re-design Pascoe Vale Road adjacent to the Train Station to eencourage pedestrian activity and ease of movement.

The precinct can be designed to accommodate ssafe bicycle connections and facilities.

The precinct can be designed to ppromote and enhance pedestrian movements and ensure vehicle traffic does not compromise this.


Pascoe Vale Road and Dimboola Road have been designed to aaccommodate cars and do not encourage pedestrian and cycle movements.

The iinward orientation of the shopping centre restricts active street frontages and the ability to connect parts of the PAC together, including the precinct.

The PAC lacks uses which encourage activity over a range of hours which rreduces safety at night.



Summary of Issues

The PAC does not encourage pedestrian and cycle movement as it is predominantly car oriented and has an inward orientation. In order to increase pedestrian amenity a range of uses with activation at ground level are required.

Pedestrian movement should be encouraged along Main Street and by providing pedestrian routes to and from the Railway Station. Public places should be attractive places to walk to maximise pedestrian ease, comfort and safety.

Traffic calming measures should be introduced to reduce the impact of the main roads on the pedestrian environment.

3.4 Element 4: Public Spaces

Objective 4.1 To provide generous, purposeful and well defined public spaces.

Objective 4.2 To provide public space elements that are engaging, convenient and encourage use.

Objective 4.3 To ensure that the appearance of public space is continually maintained.

Objective 4.4 To ensure landscaping contributes positively to quality public space.

Objective 4.5 To provide conveniences for public comfort.

Objective 4.6 To maintain good air quality in public space.

Objective 4.7 To provide a focus for the local community and reinforce a local sense of place or identity.

Public space includes both privately and publicly owned land that the public have access to and are encouraged to use. To ensure these spaces contribute to the sense of place in activity centres a consistent and detailed approach is needed in their design and maintenance. A key to developing vibrant and attractive centres is providing a strong identity that creates a familiar local character.

Good public spaces should create an environment where pedestrian activity and movement is encouraged. Passive and active social interaction can be promoted by design treatments that encourage people to meet and gather. A range of public and private activities should be provided including shops and outdoor eating and drinking facilities. Pubic spaces should have good access to sunlight while also providing weather protection from the sun, wind and rain. A sense of place and enclosure needs to be enhanced through the layout and design of the space including public seating and artistic/ cultural expression.




There is ability to accommodate a rrange of public spaces throughout the precinct and surrounds.

Public conveniences are located within the Council Offices and the Global Learning Centre.

To eenhance the year round experience of the civic square is located on the south west corner of Main Street and Pascoe Vale Road.

Creation of kkey arrival points and meeting places.

Opportunities exist to develop the precinct in a manner which eembraces pedestrian and cycle movements.


The town square llacks activation on its edges and is pedestrian access is cconstrained by Pascoe Vale Road.

The ppedestrian overpass is cumbersome and not actively used by pedestrians and cyclists.

Summary of Issues

There will be a need to encourage a range of uses which activate public spaces during all hours including outdoor eating/drinking and informal meeting spaces. Treatment of public spaces will need to respect to climate conditions and provide sufficient weather protection treatments.

3.5 Element 5: Building Design

Objective 5.1 To incorporate new development in heritage areas sensitively.

Objective 5.2 To minimise the energy consumption of new buildings.

Objective 5.3 To minimise waste generation.

Objective 5.4 To minimise water consumption and stormwater run off from new buildings.

The precinct and the surrounding area are free from Heritage controls.

The implementation of sustainable practices is a key factor in achieving environmental sustainability objectives. Orientation of buildings, utilising roof-mounted solar devices, maximising natural light and ventilation, using energy efficient fittings, considering waster generation and ensuring water consumption and runoff are minimised all contribute to environmental sustainability.




Council can ppartner with the development industry to encourage new benchmark development.

Encourage iinnovative design that can set a benchmark for reinvigorating the PAC.

Set an eenvironmentally sustainable community benchmark by implementing innovative infrastructure servicing solutions.

Undeveloped land allows for opportunity to sstrategically implement infrastructure to allow for the most efficient servicing options.

No readily identifiable major engineering constraints regarding implementation of new infrastructure to service the precinct.

Use of pphotovoltaic cells on roof tops for solar energy harvesting, where excess energy produced can be distributed back into the electrical power grid for storage.

Rainwater harvesting from large roof catchments for local vegetation/ open space, individual lot servicing or to feed communal tanks.

The design of the precinct is nnot restricted by heritage controls or an established character that needs to be maintained or preserved.


The commercial viability of development given the ccost of building in Broadmeadows is not discounted.

Renewable energy servicing options are ssubject to commercial viability and feasibleservicing implementation strategies.

Sufficient space needs to be allocated during the structure planning phase to allow for the proper implementation of all WSUD elements.

Summary of Issues

The precinct is free from heritage controls and does not have an established character which needs to be maintained or preserved. New development within the precinct should incorporate the highest available standard of environmentally sustainable design with consideration given to energy consumption, waste generation and water consumption.

Traffic calming measures should be introduced to reduce the impact of the main roads on the pedestrian environment.



3.6 Element 6: Malls and Large Stores

Objective 6.1 To improve pedestrian and cycling access and amenity between malls/ large stores and the rest of the activity centre and surrounding neighbourhood.

Objective 6.2 To ensure malls and large stores address streets with active frontages.

Objective 6.3 To ensure that malls/ large stores maximise the opportunity for an increased mix of use.

Objective 6.4 To integrate the built form of malls and large stores into activity centres and their surrounding neighbourhoods.

The Broadmeadows Shopping Centre is an internal shopping mall, underpinned by a number of large retail anchors including Big W, Target, Safeway, Coles, Hoyts Cinemas, The Warehouse and Strathfield. To the north of the shopping mall is the ‘Homemaker Centre’ with are larger bulky goods retailing with Bunning’s at the most northern point.

To improve pedestrian and cycling amenity, malls and large stores should be re-oriented towards the street with active frontages. Connection should be established with neighbouring uses including public transport nodes. Car parking areas at ground level should be minimised where possible as this reduces the potential to connect with other areas.


The precinct is llargely undeveloped and provides the opportunity to provide active frontages.

Main Street has the potential to have an aactive frontage.

The rretail offer can be broadened by increasing residential catchments.

Multi-level cconsolidated carp parking solutions.


There is a significant nneed for car parking to support to Broadmeadows Shopping Centre.

The iinward orientation of the shopping centre rrestricts active street frontages on the north side of Main Street and the ability to connect to the precinct.

There are llimited opportunities to activate the southern side of Main Street given the location of the Town Square and Council Building.

Summary of Issues

The current orientation of the shopping mall needs to be improved, particularly in relation to the Hume Central Precinct. Opportunities exist within the precinct to activate street frontages which will improve pedestrian amenity and the connection with neighbouring sites.



3.7 Element 7: Higher Density Housing

Objective 7.1 To maximise higher density housing opportunities in activity centres.

Objective 7.2 To ensure the scale and form of higher density housing in activity centres area appropriate.

Objective 7.3 To ensure good amenity for residents of higher density housing and the surrounding neighbourhoods.

Objective 7.4 To integrate the activity centre into the surrounding neighbourhoods.

Objective 7.5 To ensure higher density housing sensitively responds to the surrounding neighbourhood.

Broadmeadows is located within an existing urban area with a residential area to the east on the opposite side of the railway line. Opportunities for broad hectare residential development exist to the north of Broadmeadows, in the Hume Corridor. An industrial area exists to the north-east of the site beyond the train line.

Higher density residential development should be encouraged in and around activity centres and close to public transport. Higher density development also has the potential to provide affordable housing for younger tenants, first home buyers, and older residents adding to the activity and vitality of activity centres through sustainable yet low maintenance housing.


Broadmeadows provides an excellent oopportunity to provide higher density dwellingssurrounding the Train Station.

The opportunity to significantly iincrease the supply of residential and employment landprovides a strong opportunity to create a sustainable community.

The precinct has excellent aaccess to services and infrastructure.

The precinct is located away from areas which have sensitive interfaces which allows the built form to be maximised on the site.

The design of the precinct is nnot restricted by heritage controls or an established character that needs to be maintained or preserved.

The existing rrailway line has high quality, reasonably frequent service that would benefit from iincreased densities.

The ability to incorporate the hhighest available standards of environmentally sustainable design.

There is a gradual mmove away from the tradition al a low-density dwelling structure to smaller housing.




Detached housing is common within the municipality.

House prices in the vicinity of the Transit City and in the wider municipality are rrelatively low (or affordable); this constrains ‘trade-ups’ to other areas and housing forms.

There is a need to shift the ccurrent demand for high density residential given the predominant low density character.

In-balance between the ccost of development versus sales pricing.

Impacts on llegibility and perception caused by existing infrastructure, particularly Pascoe Vale Road and railway line.

Limited sense of place within the precinct.

Summary of Issues

Increasing housing densities around the PAC and particularly the Train Station improves the viability of the centre. The precinct provides an excellent opportunity to develop high density residential with good access to services and infrastructure.

The precinct is constrained due to the predominance of low cost housing on large allotments in the immediate surrounds. High density development will need to be well integrated into the precinct to attract residents to the area. A wide range of uses will also encourage residents to the area.

3.8 Element 8: Car Parking

Objective 8.1 To maximise on-street parking opportunities.

Objective 8.2 To use on-street parking efficiently.

Objective 8.3 To minimise off-street car parks visually dominating public space.

Objective 8.4 To improve pedestrian and cycling safety and amenity in and around off-street parking.

There is a high dependence on the private car to travel to the PAC. Consequently, a high number of car parking spaces are required and the PAC has a large amount of at-grade car parking which dominates the character of the area. On-street parking is not utilised and pedestrian and cycling safety is low.

Car parking areas should be designed to ensure the safety and amenity of pedestrians and motorists. Pedestrian movement within car parks to neighbouring areas needs to be safe, easy and convenient. Parking areas should be minimised at ground level and when constructed above ground, consideration should be given to the interface at ground level.

Service and loading bays should be separated from pedestrian and public open space areas. Safety and pedestrian amenity need to be considered in the design of these spaces.




Opportunities exist to cconsolidate parking areas and utilise multi-deck structures that are less land restrictive.

The precinct is located with ggood access to public transport which may allow a reduction in the required car parking spaces through the active encouragement of alternative forms of transport.


Underground and multi-deck parking can be ccostly and may not be economically viable.

Open, at-grade ccar parking is the predominant form of parking in the area.

Summary of Issues

The PAC is currently dominated by at-grade car parking which does not allow for safe, easy and convenient pedestrian movement. The precinct presents an opportunity to set a precedent for car parking in the PAC. A well designed multi-deck structure(s) in a centralised location should be considered as an alternative to at-grade car parking.

Consideration needs to be given to service and loading bays to ensure that conflicts are minimised.


Appendix B Key Landowner Consultation


Consultation with Key Landowners

Broadmeadows Shopping Centre

Monday 31 March 2008

Council acquired the land for Main Street from the shopping centre land.

The shopping centre currently comprises:

- 2 Discount Department Stores (DDS)

- 2 Supermarkets

- 200 specialty shops

- Cinemas

Growth of the centre is likely to be incremental and market driven.

High demand for car parks south of the centre and surplus in the north. There is a need to balance the parking demand.

There has been an increase in Middle-Eastern residents in the area.

There is a conflict between commuters using the car parking area (park and go) and shoppers for the centre.

Broadmeadows is a car based centre.

There is limited opportunity to offer the Main Street frontage other than car parking spaces. Retail is not viable in this area.

Hume Central Precinct has the potential for commercial office and education based uses.

Centrelink Building

Wednesday 2 April 2008

The Centrelink building was purpose built in 1994 with a 10 year lease.

Centrelink currently have no commitment to continue in this location.

22,045m2 of leasable floor area with 40 car parking spaces.

It is difficult to attract investors/ developers without pre-commitment.

Development costs are the same as in other, more desirable areas.

Proposition 3047 doesn’t represent a commercial reality.

Colonial/ Gandell have expressed interest in the Centrelink building.


Railway Station

Wednesday 2 April 2008

The Railway Station has long term tenancies which need to be accommodated.

Development of the Station needs to be in conjunction with the rest of the precinct (ie. Donut Carpark) to ensure the viability of the project.

Activity needs to be increased on the Station site. An RSL or sports bar/club should be considered.

Would like the opportunity to build over the railway lines and connect to the residential area to the east.

There is a need to increase pedestrian activity across Pascoe Vale Road. Traffic calming needs to be considered including:

- Closing slip lanes

- Light sequencing to allow informal pedestrian crossing

Remove the overpass and encourage more movement at ground level.

There is currently no focus on Public Transport, the centre is car dominated.

The Hume Central Precinct should focus towards a series of intimate lanes and public spaces (as apposed to focusing towards Main Street).

Increasing the amount of residents in the area is crucial for night activation.

Industrial uses in the area should be considered for residential development.


Appendix C Planning and Design Workshop Opportunities and Constraints


Opportunities and Constraints

During the workshop, participants formed into three groups to begin to identify and understand the opportunities and constraints that affect the precinct. The following provides a summary of the comments received:


Railway Station and Bus Interchange

Located close to the precinct. Carpark opportunities for ‘Park and Ride’. Opportunity to connect rail with bus.Opportunity to relocate train station entrance.Opportunity to bring station towards Pascoe Vale Road and have a bus interchange at the platform.Opportunity to keep bus stop on Main Street.

Long term leases.Physical separation from residential areas to the east of station.Inability to build over the railway lines e.g. retail facilities. Lack of interaction with bus interchange and Main Street.

Street Design

Opportunity to relocate pedestrian lights to mid block on Main Street.Opportunity to create a central car parking facility.

Pascoe Vale Rd is dominated by cars and nature ships.Currently there is limited pedestrian movement.Culture of using private cars for transport throughout Broadmeadows and Melbourne. The access east of the railway line needs to be improved to allow flow through of pedestrians to the site.Unclear road hierarchy in Broadmeadows.

Public Spaces

Opportunity to provide more activation on Civic Plaza (café’s etc). Opportunities for weather protection (Canopies, Shade Sails). Opportunity to promote public safety.

Use of the Civic Plaza is constrained by the weather. The location of the Civic Plaza restricts activation of Main Street.

Building Design

Opportunity to place a landmark building on donut car park site. Opportunity to locate all carparking to the centre of the precinct with iconic buildings surrounding.No limits in terms of existing neighbourhood character. Opportunity to create linkages between buildings through building design. Opportunity to create retail at ground level with office on upper levels.

Currently no connectivity between buildings in the precinct. Community concerns with building height exceeding 6 storeys. Excavation for basement carpark is restricted due to geological constraints.

Does not apply to the Hume Central Precinct. Further investigation of this issue should form part of the Broadmeadows Transit City Structure Plan.



Malls And Large Stores

Opportunity to bring retail towards the northern side of Main Street.

Existing internalised shopping mall surrounded by car parking located opposite the precinct. Unwillingness of the Shopping Centre owners to expand towards Main Street.

Higher Density Housing

Opportunity to rezone surrounding area to Residential 2.Potential opportunities for Student housing, Motel, Aged Care residential uses. A benefit of the site is its close proximity to Melbourne Airport.

Possible constraints with market demand for apartments in Broadmeadows. Surrounding area is primarily low density residential.Hotels currently located at the airport will compete with hotel provision within the precinct.

Car Parking

Opportunities for multi-deck car park. Retail or office at ground level with car parking facilities on the upper levels.

Excavation for a basement carpark is restricted due to geological constraints. Constraints due to the economic viability of underground car parking. Need to reduce the visual impact of car parks in the precinct.Future viability of both the precinct and the town as a Transit Oriented Development is restricted by the availability of free parking which does not encourage use of public transport.The location of the carpark to the west of the precinct causes an under utilization of the facility.

Community Facilities

Opportunities for the demolition of the town hall. Relocate town hall uses above Global learning centre. Opportunities to create a cultural community space for Hume. Opportunities for a performing arts centre similar to Darebin. Opportunities for youth orientated retail facilities.

The Current location of the Town Hall takes up a large parcel of land in a prime area of the precinct. The precinct is constrained by the uncertainly surrounding the Town Hall. Emotional attachment to the Town Hall.

Does not apply to the Hume Central Precinct. Further investigation of this issue should form part of the Broadmeadows Transit City Structure Plan.

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