“Sheffield Refresh” SHEFFIELD TOWNSHIP ENHANCEMENT PROJECT Town Entries, Tourist Opportunities, Commercial and Light Industrial Area Extension and Urban Design Review DRAFTFOR PUBLIC COMMENT September 2016 Prepared by Ecologically Sustainable Design Pty Ltd 243 McKean Street North Fitzroy, 3068, Victoria Ph 61-3-9481-0637; Fax 61-3-9481-0585 email: [email protected]For and in conjunction with Kentish Council 69 High St Sheffield, Tasmania 7306 Ph 03 6491 0200 Email: [email protected]
1. Introduction and Background to the Project 2. Key Aims of the Project
3. Community Engagement Process
4. Base Maps
5. Outcomes Overview 6. Town Entries
6.1 Introduction 6.2 Eastern Entry - from Railton 6.3 Southern Entry – Claude Road/Spring Street 6.4 Western Entry and Hopes Corner
7. Mountain Bike Facilities and Terminus
8. Street Connectivity
9. Residential Development Opportunities
9.1 Victoria Street Precinct 9.2 Station Street/Annie Place Precinct 9.3 Duff Farm/ Duff Drive 9.4 Rico’s Paddock- land behind and south of Council offices 9.5 Hope St extension area, South West corner
10. Sheffield Steam and Heritage Centre and Honey Farm Precinct
11. A New Caravan Park?
12. Town Centre Enhancement and New Development Opportunities
12.1 Introduction 12.2 Main Street Central (Henry Street to Hopes Lane) 12.3 Town Centre North 12.4 Town Centre South 12.5 Main Street East (Henry Street to Spring Street)
3
13. Valued Buildings and Built Form Guidelines
13.1 Valued Buildings 13.2 Built Form Guidelines
14. Township Art Ideas
15. King George V Park Enhancement 16. Walking Paths and Tracks
17. Street Trees 18. Key suggestions for the 2016 Sheffield Structure Plan 19. Conclusion
4
1. Introduction and Background In mid 2015, Kentish Council sought to review a range of matters relating to the design and development of the Sheffield township to enhance both its appearance and its functionality. The town is growing and the municipality has been successful in building its brand image as ‘The Town of Murals” and ‘Tasmania’s Outdoor Art Gallery”. Sheffield is a strong community with a clear commitment to townscape quality and urban sustainability. This was recently recognised by the Keep Australia Beautiful Council in awarding Sheffield the 2014 Tidy Towns Award. It has a long history of concern for its urban amenity, including being involved in a townscape improvement program in the early 1990’s. Much more recently upgrading of the Main Street in the town centre has been completed. There is a strong desire by the community to continue to sensitively grow and diversify its tourist offering. This may focus not only on defining the future options for additional public artwork and related events, but also expanding the role of the Sheffield Steam and Heritage Railway (and its annual SteamFest event), and progressing the town’s ability to support the proposed Wild Mersey mountain bike trail network. There is a need to identify further land for retail and light industry expansion and a possible caravan park site and to investigate possible sites for a retirement home facility. All such facilities need to complement the existing genuine rural township character that underlies Sheffield’s appeal to visitors. The Recreation Reserve has significant capacity for intensification and upgrading and a Master Plan has been produced for this area. It is also time to investigate further opportunities for the very successful public mural program that has run since 1986 and for other related public art. The community is presently developing an Arts Strategy, and has to date completed a list of art tourism ideas. The challenge is now to progress those ideas in a place-specific way to benefit the town. The town entries are a key focus as they currently contribute little to the presentation of Sheffield. In addition they contribute little to the “way-finding” of tourists travelling from Devonport and other areas to Cradle Mountain and to entice them to stop in Sheffield.
In 1986 the Sheffield Mural Program commenced, and was soon effective in increasing the tourism appeal of the township. By 1990 the community recognised the need to address a number of limiting factors that were constraining tourism growth and economic development. A well-attended community workshop was held in February 1991 to address street design, traffic management, the under-use of key assets, streetscape improvement, and the celebration of historic buildings. The workshop outcomes provided the first useful townscape improvement blueprint for Council. Since that time extensive works have been undertaken in the township, together with the ongoing expansion of the Mural program.
5
In recent years, increasing traffic in busy periods has highlighted a problem with Sheffield’s incomplete street network, and in particular that it is not possible to ‘drive around the block’. Nor are there any roundabouts, resulting in regularly doing u-turns in the main street. The Study Area The Study Area includes the whole of Sheffield Township, as shown below. However the focus was on specific relevant areas and issues within the township, rather than on creating a comprehensive township enhancement plan.
Sheffield Township Enhancement Project - Indicative Study Area
Project Approach The approach to this project involved it operating as a joint consultant and council staff team. The consultant led and guided the project, with significant input from staff in terms of project logistics, research and documentation; there being a collaborative approach to framing the project outcomes and recommendations. The project involved extensive and pro-active community engagement. Report Structure This Report summarises the key issues and outcomes identified, together with an outline of the process, including community consultation and presentation of design concepts. It also includes the recommendations of the project.
6
2. Key Aims of the Project The key purpose of the project was to prepare a township enhancement blueprint for future growth and activity in Sheffield, together with identification of key early actions and investments for Council. The key aims of the project were:
To evaluate the town entries to identify opportunities to enhance them through improved landscaping, public art, signage and possibly lighting;
To evaluate the streetscape of the town centre to identify opportunities for a range of enhancements, including landscaping and public art, and possibly traffic management;
To investigate the overall street network to identify potential locations for additional street links to improve local traffic circulation and improved pedestrian and cycle paths;
To progress the development of the already identified art tourism ideas and to investigate ways of setting up an art trail;
To investigate appropriate locations for future retail development;
To identify a potential location for some light industrial or commercial workshop development, and possibly a location for a retirement facility;
To optimise the contribution of the Sheffield Steam and Heritage Centre assets to benefit the town;
To explore ways in which the town can contribute to the success of the proposed mountain bike trail, including investigation of the role that land near the Waste Transfer Station might play for parking, toilets, shelters and barbeques, and possibly establishment of a caravan park.
To provide information for a proposed structure plan that is intended to be completed by the end of 2016.
During the project, the project itself became known as “Sheffield Refresh”. This term was appropriate, as it essentially recognised that already a lot of good initiatives were underway but it was timely to undertake a review and refocus, particularly on areas such as the town entries, which had had little attention.
Sheffield Town Hall – needs signage
Walkway to park conflicts with traffic movement
7
3. Community Engagement Process The Project was structured from the outset as a joint Council/Consultant team approach. This ensured that the extensive local knowledge of both Councillors and staff has been able to comprehensively feed into the project. The project incorporated an initial Public Meeting in October 2015 and a weekend Community Workshop in February 2016. October Public Meeting This initial Public Meeting was held in the evening on Tuesday 13th October 2015. It attracted around forty participants, representing a diverse range of interests, including residents, traders, tourism operators, councillors and staff. Urban design consultant Wendy Morris, of Ecologically Sustainable Design Pty Ltd, commenced by giving a presentation outlining the aims of the project followed by plans of the key precincts, highlighting possible issues and opportunities. This was followed by open discussion about the key items of concern or opportunity, including town entries, streetscape, street network, art tourism, Sheffield Steam and Heritage precinct, sites for future development, the mountain bike trail proposal and the proposed structure plan amongst others. Notes of the meeting are included as Appendix 1. The feedback from the meeting was very useful in shaping the approach to the February Weekend Workshop. February Weekend Workshop This Workshop was held in the Sheffield Town Hall on 6th and 7th February 2016 and was attended by around 40 people, including around 25 community members, with attendees again representing a wide range of interests. There was a high level of both enthusiasm and knowledge amongst the participants, which ensured that well-considered outcomes resulted. The Workshop commenced with a comprehensive presentation by Wendy Morris covering all issues and opportunities already identified as requiring attention in Sheffield. This is available as a powerpoint on Council’s website, and contains extensive photo illustrations. It is titled Sheffield Township Enhancement Project 2015/16: February Workshop Introductory Presentation, by Wendy Morris of ESD, and provides a good record of the present situation in Sheffield. The rest of the Workshop was done in an interactive design format, with two to four groups running at one time, working with council officers as facilitators. Council staff facilitators included Gerald Monson, Sharon Holland, Jonathan Magor, Chris Frankcombe, Lee Ann Ryan and Robyn Barwick. There were four Design Sessions over the two days, with the topics covered shown in the following Program. At the end of each design session, a short report back to the whole group was given.
8
February Workshop Program
Saturday 6th February 2016
8.45am Registration and Coffee 9.00am Introduction and Workshop Overview 10.00am DESIGN SESSION 1
THE TOWN ENTRIES – EAST, SOUTH AND WEST MOUNTAIN BIKE TERMINUS AREA
1.00pm Lunch 1.40pm DESIGN SESSION 2A
STREET CONNECTIVITY RESIDENTIAL DEVELOPMENT OPPORTUNITIES (INCLUDING THE VICTORIA ST PRECINCT)
3.30pm DESIGN SESSION 2B REDWATER CREEK PRECINCT (INCLUDING HONEY FACTORY AND OLD POTTERY) AND RECREATION GROUND, AND CARAVAN PARK OPTIONS
5.30pm Close for the day
Sunday 7th February 2016
9.00am DESIGN SESSION 3
TOWN CENTRE ENHANCEMENT AND NEW DEVELOPMENT OPPORTUNITIES BUILT FORM GUIDELINES
12.30pm Lunch 1.10pm DESIGN SESSION 4
TOWNSHIP ART IDEAS KING GEORGE PARK ENHANCEMENT
4.30pm Workshop finish
9
Images of the design sessions of the Workshop
A series of excellent base map aerials had been prepared by Council prior to the workshop and these were used to document most outcomes from the discussions or design investigations. Much of the output was in the form of notes on the plans and additional notes taken by facilitators.
Example of plan outcomes of one of the Workshop sessions
10
4. Base Maps
In order to inform the project, Council’s Technical Officer Robert Taylor prepared a series of base maps at various scales covering the key precincts to be investigated. These showed clear cadastral information and street names atop a recent aerial view.
In addition there were a few topical maps produced.
List of Maps Produced
A0 Sheffield Township overall 1-2500.jpg
A0 Sheffield Rd West & Main St Town Entry 1-1000.jpg
A0 Nook Rd & High St Town Entry 1-1000.jpg
A0 Spring St & Main St town Entry 1-1000.jpg
A0 Sheffield Rd East Town Entry 1-1000.jpg
A0 Sheffield Town Centre 1-500.jpg
A0 King George V Park 1-500.jpg
A0 King George V Park & Town Centre 1-500.jpg
A0 Sheffield Steam and Heritage Precinct 1-500.jpg
A1 Sheffield Town Planning Zones 1-3000.jpg Included on the next page are two examples of the base maps used. They made it easy for the community to see and understand the precincts, as well as providing an excellent basis for documentation of ideas and some limited site designing. Appropriate tracing paper was used, which enabled the map to be seen beneath it.
11
12
5. Outcomes Overview Chapters 6 to 17 cover the outcomes from the Workshop together with subsequent design investigations. The outcomes are presented in the following chapters generally in the order of the Workshop sessions. However where later sessions provided input that furthered the concepts developed in earlier sessions, these findings are incorporated in the earlierchapter. Each topic is presented first through a discussion of the existing situation and issues identified together with ideas and solutions explored. Photos and plans are included. In this draft report many outcome plans are just those produced in the workshop and a decision needs to be made as to which of these to be kept, deleted or refined. Other Outcome plans have been refined and redrawn. Each topic is concluded with a section called Proposals, which summarises the key actions to be taken. For some items preliminary costs or implementation time frames are included.
13
6. Town Entries 6.1 Introduction There are three main entries to Sheffield used by visitors, together with a couple of less important ones. Over the years there has been some avenue planting, much of which is not in good condition, and some placement of signs, often without removal of the earlier ones. The signs are not always in the most appropriate locations. There is one rest area cum visitor information bay. A key challenge for Sheffield is to upgrade the entries to help improve the image of the town to encourage more visitors to stop. Addressing this includes improving the legibility of the road network through and beyond Sheffield. For example, visitors getting off the Spirit of Tasmania and driving to Cradle Mountain via the Railton route can often miss Sheffield entirely; if coming along the main road from Devonport they may turn off to Cradle Mountain at Hopes Corner before reaching the town, taking the route through Staverton. Another challenge occurs for visitors when approaching Sheffield from the south along Claude Road, when it is quite difficult to recognise the intersection with Main Street. Framing and highlighting views to Mount Roland is an untapped opportunity. To date, there has been minimal inclusion of Sheffield’s signature outdoor artworks at the town entries.
14
6.2 Eastern Entry from Railton Existing Situation, Issues and Opportunities The eastern entry is a quite long and winding entry, containing a series of signs which could be better located and organised and some sparse avenue plantings. There is a short section of mature birch trees on one side. This entry experience contributes little to creating a sense of anticipation that Sheffield is worth visiting, and indeed many visitors turn left to Cradle Mountain along Claude Road, without either realising the town is there or that it is a key destination. Yet this entry passes through the original centre of Sheffield (at Formby Street) and passes a street leading to a good outlook to Mount Roland. Both opportunities are worth highlighting. Nearing the Claude Road/Spring Street intersection, the town centre is visible but its eastern end presents as a relatively bare and unappealing bitumen expanse. Key attractions, including the Sheffield Steam and Heritage Centre opposite the Spring Street intersection and the Honey Farm, do not present prominently or positively to Main Street. The Sheffield Honey Farm and Sheffield Steam and Heritage Centre are a tourist node. Steamfest is Sheffield biggest tourist weekend and Mural Fest is its biggest tourist week. We need to build upon this richness at the town entry.
East entry with small avenue birches on LHS
Non-descript east entry segment with footpath
East entry approaching Spring St with mural
Spring St with direction sign on wrong side
Proposals: Signs – relocate the first basic “SHEFFIELD” sign to just west of Torquay Street
where the town’s residential area begins;
Create a new more appealing decorative township sign to replace the existing blue Sheffield Town of Murals sign;
15
Add a new sign as you head east reading “Thankyou for visiting Sheffield – Enjoy the topiary at Railton” with vice versa at southern exit from Railton - “Thankyou for visiting Railton – Enjoy the murals at Sheffield;
Improve the visibility and prominence of the sign identifying the outlook point to views of Mount Roland in Johnson Street to encourage visitors to use it as a lookout point – suggest appropriate warning being given during approach to the Johnson Street South intersection with Main Street;
Consider whether art works might be used around Formby Street and the creek crossing to tell the story of Sheffield’s early settlement here, including the use of some 3D and/or transparent structures;
Upgrade existing avenue planting as an avenue slows traffic down as people anticipate something ahead (This may involve planting a different tree species, or improving their maintenance, together with planting additional trees in between the birches);
Seats along the footpath may encourage more people to use the footpath leading into the town;
Along Main Street east of the Spring Street intersection:
o there is no room to pull over and park,
o it is a no parking area due to proximity to the Sheffield Steam and Heritage Centre site,
o line marking is not in the centre of the road,
o trees obscure signage and impending intersection;
Review the health of the short section of mature birches just east of Spring Street/Main Street intersection;
Improve interpretation at the Spring Street/Main Street intersection through relocation of sign pointing to Gowrie Park/ Moina to the south side of Main Street. Directional signage on north-western corner indicating the way to:
o Cradle Mountain;
o Mole Creek;
o Town Centre
could be located on the old pottery shop site;
Enhance building presentation, signage, and add planting and street art into the section of Main Street from intersection with Spring Street to Henry Street to ensure it becomes an attractive and interesting prelude to the town centre core. More details on this section of Main Street are provided in later section on Town Centre East and the Sheffield Steam and Heritage Centre precinct.
Honey Farm
This property has Main Street frontage and needs to capitalize on that. It presents an ideal façade for retail opportunities. It needs to identify there are tourist opportunities available. A theme of bees was suggested.
Sheffield Steam and Heritage Centre
The visibility of this facility needs to be addressed at the Spring Street/Main Street intersection with improvements to signage and fencing. One option is for the train to be parked parallel to Main Street.
16
Old Pottery Shop Site
A unique opportunity exists to upgrade this site to provide a powerful and inviting town entry, to provide direction and gazette a “Gateway”.
A good landscape setting was suggested, perhaps surrounding a café/coffee spot. Another suggestion was an arts space showcasing artisans working on projects or a train museum.
This property is currently zoned industrial, which is not the best for a site at a town entry. It is suggested the property be recognized for what it has to offer and be rezoned to a Particular Purpose Zone with a tourism focus and that the intersection, the Sheffield Honey Farm and Sheffield Steam and Heritage Centre properties also be included.
East entry (Sheffield approach) Workshop notes
East entry - Spring Street/Main Street intersection Workshop Notes
17
Main Street/ Spring Street Intersection
This intersection has always been a problem. Spring Street is a long straight road and when drivers are coming north towards Main Street, people tend to go straight ahead, without noticing they are at the entrance to the town. This is both a significant safety hazard and a poor and confusing signal that this is the spot where visitors need to turn left to get to the town Centre.
The intersection is also an important pedestrian crossing point and will become more so with increased visitor use of the Sheffield Steam and Heritage Centre, Sheffield Honey Farm and a potentially redeveloped Old Pottery Shop.
The intersection needs appropriate treatment to both highlight the presence of the crossroad and to better facilitate a left hand entry to the town. The intersection should be identified in some way, perhaps with raised islands of coloured pavers. Its design also needs to facilitate safer pedestrian crossing of both Main and Spring Streets.
Indicative Design Concept For Main St/Spring St/ Claude Rd intersection upgrade
18
6.3 Southern Entry – Claude Road/Spring Street Existing Situation, Issues and Opportunities This entry is straight, and comes past the town’s industrial area on the left, and sheds dominate the vista. There is little street tree planting, and that which does exist is ad-hoc. A large open drain takes up most of the west side verge. Signage is again poorly located. The blue ‘Welcome To Sheffield’ sign is on the wrong side of the road; and the very important green road sign, which indicates the town centre is to the left, is partly hidden by a recent Taste of Tasmania sign installed in front of it. The southern entry is the main road from Cradle Mountain, so it gets many visitors passing through Sheffield heading north to Devonport or north east to Launceston. However, at present it is easy for these visitors to just turn right at Main Street and miss Sheffield altogether. Also another challenge exists, in that the intersection with Main Street is itself rather illegible, with drivers regularly not realising they are in a major intersection. The intersection paint lines are faded, and in addition, the Give Way warning sign appears to be a significant distance from the intersection. This intersection is a safety as well as a legibility concern. The street name itself also raises confusion. It is technically called Spring St, but is also known as Claude Road. There may be benefit in formally naming it Claude Road, giving better clarity of address to all those uses in the northern part of Spring Street.
South entry past industrial sheds and drain
Ad hoc planting and sign on wrong side of road
Unattractive bare approach to Main St intersection
Poorly defined intersection with Main St
Proposals
Redo and relocate the Welcome to Sheffield sign to the left hand side of the road
Relocate the Taste Of Tasmania sign so that it does not obscure the main green sign indicating the town centre is to the left.
Improve signage to attractions around the Main Street intersection to ensure it clearly indicates the destinations up Spring Street (Sheffield Steam and Heritage
19
Centre, Recreation Ground, Caravan Parking), as well as ensuring clear signs southward to Cradle Mountain. Note that the current sign says ‘Gowrie Park and Moina’ both places not well known to visitors looking for the key destinations of Cradle Mountain or Mole Creek.
South Entry proposals
Proposed Spring Street entry green sign
As described in the section above, reconfigure and enhance the Claude Road/Spring Street/Main Street intersection so it reads as a significant intersection and better controls traffic movement and provides a safer pedestrian crossing condition. On Claude Road/Spring Street, in advance of the intersection, add some rumble banding across road to highlight the approaching intersection. Then reconfigure the intersection to add in a short median to the Spring Street leg.
Improve the lighting and the footpaths, pedestrian crossing points and planting around the Spring Street/Main Street intersection.
20
Wherever practical, add or improve avenue planting, particularly in front of the industrial precinct. Consider moving the high wire Council Depot frontage fence back a couple of metres to create room for planting and for a possible future footpath.
Negotiate with owner on the east side of road to relocate that open drain further east, to enable tree planting between the drain and the pavement.
Consider adding white wooden posts as bollards along the pavement edge to highlight the presence of the deep open drains.
Move the 60kph sign closer to Main St, to just south of the industrial lots.
Spring Street/Main Street intersection
Preliminary cost estimates have been provided for the following priorities:
Reconfiguring the Spring Street/Main Street intersection - $80,000 for roadworks, plus additional for kerbs, footpaths and lights;
Setting back the Depot fence and planting in front of it, plus relocation of some signage - $20,000.
These could both be done in 2016/17.
21
6.4 Western Entry and Hopes Corner
Existing Situation, Issues and Opportunities
The western entry comes to the town through an attractive rural landscape with distant mountain views.
At Hopes Mill Corner, there is suddenly a cluster of boards and structures, two of which have murals on them. Unfortunately the most prominent and very bright mural called ‘Poetic Stanza’, on the back of the information board, is not really well-matched to the broad character of Sheffield’s murals. The majority of murals tell stories of local history and features, and this mural does not seem to provide the right lead-in to what the town has to offer. Apparently this mural is regularly changed as it features one of the murals painted at the International Mural Fest. This method may not necessarily lead to the most appropriate mural image to introduce the Town Of Murals.
The Hopes Mill Corner pull-off is valued as a roadside stop. However more could be made of it, as it also has some historical structures beside it. Hopes Mill Corner refers to the previous feature of the corner, George Hope’s flour mill. What now remains is a shed over the fence from the roadside stop and a sign with the Mill history on it.
Heading towards the town centre one passes through the best segment of avenue planting – these are birches. It is understood that these trees are now over-mature and will need replacement soon. After this avenue finishes, the road becomes just a bland bitumen and power pole expanse up to the town centre. This section really needs avenue planting up to Hope Lane, where the shops start.
Western entry near Hopes MillCorner
Prominent mural greeting arriving travellers
Mature birch avenue with attractive white posts
Bland section of Main St west of Hopes Lane
22
Proposals
Carefully review the existing avenue of birch trees to determine when they need to be replaced.
Consider adding new semi-mature trees into the bare bitumen area (spaced to define parking bays and avoid driveways) in the parking lane defined by kerb and channel up to Hope Lane, before removing and replacing birches.
Tree species need to be appropriate but still create adequate scale as an avenue tree. By planting some in the pavement they will be somewhat removed from the powerline and will be easier to shape around the wires when mature. Trees should be deciduous to create autumn colour, maybe ‘standard’ birches or ornamental pears?
Ensure residents are kept informed of changes to this entry and encourage residents in this section of Main Street to plant deciduous trees in their front gardens to add to the autumn colour theme.
Work with the service station on the Hopes Mill corner to introduce grass and landscaping into the site, especially to enhance the bare frontage areas.
Give Hopes Mill Corner a makeover, including adding interpretive material on the former Hopes Mill (murals etc) building in the adjacent paddock. Replace main mural on front of Information Bay, and review whether it should be a regularly changing mural or would be better as an iconic permanent high quality Sheffield theme mural (eg. of Hopes Mill?). Review the Information Board and ensure signage on it and for it is appropriate.
Consider adding a roundabout at the West Kentish Rd intersection to help slow traffic and signify the beginning of town.
When considering any avenue tree planting in Main Street to the west of West Kentish Rd, consider protecting the views through to Mt Roland and other mountains to the south that form part of the visitor entry experience.
Review the location of the main Sheffield Town of Murals entry sign, along with its design to create a new larger sign as already mentioned for the Eastern and Southern entries.
Consider introducing three-dimensional artwork and potentially lighting of trees into this entry.
Provide some seats along the footpath from Hopes Mill Corner up to the town centre. These could possibly be donated and a plaque attached.
Western entry Workshop notes
23
7. Mountain Bike Facilities and Terminus Kentish Council has for some time been progressing an initiative to create a substantial mountain bike trail network to the north east of Sheffield, in “The Badgers” hills, linking through to Railton and potentially connected through to another trail network in Latrobe. This is to be known as the Wild Mersey Mountain Bike Park. The towns of Sheffield, Railton and Latrobe are currently linked by a rail trail that forms part of the Tasmanian Trail. The relatively flat trail would complement the mountain bike networks. The mountain bike trail proposition is seen as a key economic and tourism initiative for the municipality.
Aerial photo of “The Badgers”, with Sheffield to the SW and Railton to the NE
It is now time to develop proposals to ensure Sheffield can become a mountain-bike receptive town, with appropriate facilities, accommodation and appeal to mountain bikers. Proposals Prior to this workshop a detailed mountain bike consultant study had been done which itemised needed facilities at a trailhead and identified an area on the eastern edge of the Recreation Ground at the end of East Victoria Street for the trailhead. However there is a risk that if the car park and mountain bike terminus (trailhead) is at the Sheffield Recreation Ground, a significant percentage of riders may choose not to ride into town to a coffee shop, but instead stop the ride at their car, get in the car and leave town, without benefit to local businesses. Thus during the Workshop, participants gained a better understanding of the desirability and benefits of trailhead facilities being actually located centrally within the town, close to shops, cafes, accommodation and other facilities if the mountain bike asset is to benefit the town. As a result, by the end of the Workshop the following proposals had emerged:
Convert the rear of the Service Tasmania building in King George V Park just south of the Town Hall into the Wild Mersey Mountain Bike Centre, with bike hire and servicing, trail maps, toilets, accommodation information etc. available, and of course coffee.
24
Rear of Service Tas building, looking into King George V Park
Add angle parking into Albert Street along the northern edge of King George V Park for mountain biker’s cars, directing them up from Main Street via Henry Street. Parking here will ensure they do not compete with shoppers in the town centre car park. Parking spaces should be marked wider than standard to facilitate unloading of roof-mounted bikes. The missing footpath on the south side of Albert Street should also be extended from TRAK Gallery to Henry Street.
The existing toilets at the north end of the King George V Park could be refurbished with the addition of showers as well as water fountains, seats, picnic tables and bbq facilities, with possibly more shade trees or a shelter. The northern boundary fence around the park should be removed so that these facilities are visible from Albert Street.
Bike washing facilities may be also provided just near Albert Street to facilitate washdown before loading bikes back onto cars. However, if washdown is required to control of the phytophthora cinnamomi plant pathogen, then specially-designed and located washdown areas may be better located elsewhere at the end of the earthen tracks.
Create a dual use path of minimum 1.8m width in the verge along Henry Street from Albert Street up to Victoria Street. It may start on the west side and cross over to the east beyond the school parking area. This path would also provide benefit for school pedestrians and cyclists.
To link the town centre trailhead to the mountain bike trail, create a gravel road along the Victoria Street alignment east of Henry Street to connect it to Spring Street, and then continue the gravel road through the Recreation Reserve, around the top of the oval to the start of the Trail at East Victoria Street/George Street. If a road is not initially practical then a dual use path at least 1.8m wide should be provided.
Ancillary Trailhead Information and Map Display boards, and some gravelled parking areas can also be added into the end of East Victoria Street. In addition the caravan park proposal outlined in a later section should ensure the renovation and opening of the nearby “Pony Club” toilet block to also serve cyclists.
Investigate whether a shared path could be added into the east side of Henry Street between Main Street and Albert Street, in front of the school. This could be integrated with a narrowing of the very wide expanse of bitumen here, and
25
the addition of street trees, thereby upgrading a key section of the town centre streetscape.
Incorporate bike-themed art into the town, especially around the mountain bike facilities.
Enhance signage in the short term to better promote the access point to the Tasmanian Trail running north east to Railton from Sheffield, to encourage its use prior to the mountain bike trails being established.
This proposition brings the mountain bikers into the town centre, which is where they want to be, and provides a safe local street and path network for them to ride to the start of the trail at East Victoria Street/George Street.
Indicative Mountain Bike Centre location and proposed route to the east to trailhead
In addition, work needs to be done with existing and proposed accommodation providers to encourage them to become bike-friendly accommodation. Also, creating some form of caravan and camping park, potentially at the Recreation Ground will be a very important asset (See also later section).
A proper bike servicing centre may also be justified in future, possibly in the rear of the Service Tasmania building, or by the Sheffield Shed, or as part of the Caltex Service Station in the heart of town.
26
Mountain Bike Study Report
Encourage bike-friendly accommodation
27
Melrose ‘Over the Edge Bike Centre
Bike art theme fence, Kansas
In order to cater for major mountain bike events, the trailhead area must be large enough to support events that may include as many as 400 competitors, plus 400 officials and spectators.
Both King George V Park and the Sheffield Recreation Ground would be suitable for this size. The advantage of Sheffield Recreation Ground for this type of special purpose event is that its expansive spaces could provide better on-site car parking for that number of participants and space to expand if required. However King George V Park has plenty of on-street parking along residential streets in the vicinity, plus arrangements for weekend events could include use of both the school and council car parks. In reality it is likely that major events would be organised to involve both nodes.
28
8. Street Connectivity
Unusually for a traditional country town, there is no parallel street network to Main Street in Sheffield. This limits the ease by which locals can move around town without using Main Street, and it also causes significant problems if Main Street is blocked, such as happened with a previous traffic incident.
There used to be a partial parallel route in Albert Street, however this was cut off with the recent redevelopment of the school. Other potential parallel routes such as Tartleton Street and Victoria Street have road reserves, but the streets have never been built. Some of these segments are now leased to local farms, so they are not even available for pedestrians.
Another challenge is that several of these incomplete streets are shown as streets on Google Maps, leading to regular confusion for visitors trying to ‘drive around the block’.
This part of the workshop explored which street links would be of most value, and investigated ways in which they may feasibly be provided. The cost of new street construction is significant, so it is preferable to integrate it with new abutting development wherever practical.
Albert St – closed for Sheffield School
Victoria St not connected to east
Through the workshop, the following key links were identified:
Victoria Street linked from Henry Street through to Spring Street, with a gravel road continuing on through Recreation Reserve around the top of the oval and linking through to East Victoria Street (details in Section 9.1);
Station Street continued east through Council Depot land to Spring Street (details in Section 9.2);
Hope Street extended westward to link up with Caythorpe Street (details in Section 9.3);
Duff Drive linked through to Tarleton Street in the north, and out to the east to High Street using the existing gap opposite the western end of Victoria Street (details in Section 9.4);
Henry Street linked through the back of the Medical Centre to Nightingale Avenue.
Most of these links can incorporate at least some urban development. However unless fully fronted by urban development, these links in many cases can be low key streets, possibly with just gravel surfaces, or bitumen seal with grass verges. Some of these links may even be bollarded off from regular vehicle use, but be available for pedestrians and cyclists at all times and opened for vehicles in emergencies or busy town event days.
The map below shows the location of these links. More detailed information on most of these is included in the Residential Development Opportunities section (9).
29
Map of Sheffield showing the seven key street links needed
Possible link south of Medical Centre
Medical centre connection to Nightingale Ave
Recent aerial showing potential link through Medical Centre roundabout (Source Google Maps)
30
Proposals
Proposals relating to creation of the Victoria Street, Station Street, Hope Street and Duff Drive links are all included in the next chapter.
The proposed linking of Henry Street to Nightingale Avenue through the back of the Medical Centre is very important to provide a parallel route south of Main Street. The pavement is essentially there as shown in the photos above. It just needs reworking of the cul de sac drop off to allow traffic through. Whilst the amount of traffic using would be expected to be low, it may be that this link is created but is kept bollarded off except in emergencies or days of big events in town. Alternatively the link could be created through the Tandara Lodge car park, if it was converted to 90 degree parking.
In addition the following street links were identified as important to investigate:
Retention of the Grace Street road reserve to provide a future street link from Main Street north to Albert Street. This street reserve is apparently privately owned. This link is likely to become more important in future with Spring Street between the Sheffield Steam and Heritage Centre and the Honey Farm becoming much busier with those activities aiming to become seven day a week operations, including regular train crossings of Spring Street;
The option of converting the Council Offices driveway into a public street that will serve properties to its west, potentially including a link into the Duff land that will provide much better access to the town centre from that major future residential area. It could also help create a link out to Duff Drive further south to help break up the very long block created by High Street, Main Street, Duff Drive and a future westward extension of Victoria Street. The driveway is 6.5m wide and incorporates a footpath. It is actually mostly privately owned, with a right of access granted to Council.
The option of having the section of Albert Street that is now blocked off by the school being opened to traffic on weekends and school holidays. This is particularly important until the construction of the Victoria Street link.
Council Office driveway looking east
Council Office driveway looking west
Council driveway and surrounding undeveloped land
31
9. Residential Development Opportunities
There are extensive areas of undeveloped land in Sheffield that are zoned Residential. However there is no current residential subdivision activity. There are a number of individual residential lots available for sale throughout the town. However it is fair to say that they do not present as well as a well-designed new estate would, so it is difficult to really understand the demand for new lots.
In nearby Latrobe, new lots sell for between $75,000 and 100,000, whilst Sheffield lots are listed at around $45,000 to $60,000. This price difference also means that is essentially not economic to develop a new residential estate in Sheffield, as costs to create a lot are in the order of $45,000 to $50,000. Despite this there is a community desire to try to strengthen the residential lot market. This may need to include consideration of lower cost options for road construction.
Zoning map of Sheffield showing Closed Residential land in red
There is a recognised opportunity in Sheffield for a retirement village to be provided. An ideal site would be in close proximity to the town centre with easy walking access. Sheffield provides an excellent Medical Centre plus the Tandara Lodge Aged Care facility, with the major Mersey Hospital not far away at Latrobe, thus providing an attractive environment for retirees. The desired size of a retirement complex is not fully determined, but sites suited of around 2.5-3ha suited to around 50 units seem the minimum size for a commercial operation. Not for profit villages can be smaller. There is a view that it could be much easier to market retirement units than residential lots to outsiders. Firstly, this is because a built product can be offered and secondly, because of the high standard of health services available. 9.1 Victoria Street Precinct (between Henry and Spring Streets) This section of Victoria Street is not built right through to Spring Street. It currently has a gravel surface for about half of its length. The road reserve is then fenced off up to Spring Street, and this segment is crossed by a gully. Land on either side of the street is zoned Residential but is undeveloped. There are several owners and most of it is either large residential lots or farmland.
32
As outlined in the previous sections, there is strong interest in opening up Victoria Street through to Spring Street, both to provide a parallel street to Main Street within the town, and to provide a key connection in the proposed mountain bike trail network. As also outlined above, there is currently little landowner or developer interest in new residential subdivisions in Sheffield. This land is well-located but is penalised by being relatively low-lying and requires drainage works and some fill; in addition it is less attractive for residential than some other areas in town. The most likely parcel to develop in the precinct is the Begg land. However it is clear that development of this land alone would not fully fund the street’s construction to full urban standard. Thus the idea was explored of developing Victoria Street as either a gravel road with bollards removable in emergencies or big event days, or as a rural-style sealed carriageway with unmade verges. One reason for bollards is the presence of a house built right up to the road reserve boundary, which might be badly impacted by through traffic on a dusty gravel surface (though it could be sealed just in front of this house).
Aerial photo of the unbuilt segment of Victoria St between Henry and Spring Sts
To build, seal and kerb this 400m segment of Victoria Street may cost in the order of $500,000. Without kerb (ie rural standard) this will be approximately half that amount. In the interim, there may be significant merit in extending the narrow gravel road perhaps with bollards or similar so it can be used in emergency, for walkers and bike riders. This might cost perhaps $50,000 to $100,000 as a ball park figure.
Any other new streets in the precinct might be considered to be developed to less than full urban standard, but if residential lots are produced, footpaths should be provided. It may be that the market would respond to larger lots and an informal streetscape here. However current lot size rules in the Closed Residential Zone do not support larger lots.
33
The main stormwater drain running to the south needs to remain in approximately its current alignment, and ideally it would be incorporated into a street reserve. It would need to approximately double in capacity if residential development occurred.
The Begg land has a stormwater overland flow path running east that will need to be incorporated into any design. The Begg land is well-served with sewer, which runs along its southern boundary. It also has quite good views to Mount Roland, as the school oval lies just to its south. A residential lot concept was produced showing a cul de sac layout on the Beggs’ site. And indeed the Beggs’ had already prepared a similar layout of 18 lots in 2.02ha, with no lots directly fronting Victoria Street. However they believed that this would not be viable because of the slow lot sales and modest prices in Sheffield.
Indicative residential lots concept for land abutting Victoria St
During the workshop, the Begg land was investigated with the Begg family for their concept of a tourist accommodation resort. They felt that this may be more viable and valuable to the town than residential lots. The Begg family have experience in operating such resorts in Tasmania. The location is very easy walking distance to the town centre whilst still having essentially a rural setting. There appears to be a shortage of overnight accommodation in Sheffield now, which would be exacerbated by the mountain bike trail, which is proposed to pass right by this site.
The proposition developed incorporated around 25 dual key units (50 total), together with a reception, dining and conference facility, and an indoor pool and gym (which could be operated as a club, so local residents could join). The 25 dual key units is the minimum needed to justify a management contract. The existing Beggs’ buildings would be subdivided off from the development, leaving a site of around 2.3ha (40m X 130m).
Victoria Steet would be sealed as far as the indoor pool complex. The whole site could be essentially car free, with parking at the front, and golf buggies used on site. The views to both Mount Roland to the south and The Badgers to the north would be capitalised upon, whilst the low-lying drainage area would be retained and enhanced as a garden feature.
34
Begg Eco-resort Concept with indoor pool/gym run as a club
Proposals
Council to consider funding the construction of Victoria Street as a gravel road suited to occasional car use, but ideal for regular cycle and walking use. It may require seal outside the house that is right onto the street.
Facilitate further investigation of tourism development for the Begg land. If this occurs this may support sealing of around two-thirds of the street.
9.2 Station St/Annie Place Precinct
There are no parallel routes on the south side of Main Street. There would be great benefit in being able to extend Station Street eastward through to Spring Street. It would need to pass through a paddock that forms the rear of the Shell Museum site. This land is zoned Closed Residential. It would then need to pass through the partially-developed Council Depot site that runs along the Spring Street frontage, and is zoned Industrial.
During the workshop a plan was produced that creates a link whilst also providing capacity for six residential lots to be created on the Shell Museum site, and two residential lots at the rear of John Mitchell’s Main Street property. In addition, as it passes through the Council Depot site it can create and provide access to an 1800sqm industrial site. Under planning rules, a 4m buffer planting strip needs to be provided along the edge of the residential land abutting the industrial land.
The amount of development generated is unlikely to be able to fully fund the link, so a Council contribution would be required. In addition, consideration should be given to producing the link initially as a sealed rural road, rather than with full kerb and channel.
35
Proposals
Prepare an indicative costing for the street link and subdivision proposal, and determine how much funding Council will likely need to contribute.
Consult with affected landowners about their willingness to participate in the development.
Aerial photo showing Station St stub plus the proposed link through to Spring St
Indicative development concept to create Station St link
36
9.3 Duff Drive/Duff Farm
The Duff farm occupies the north west corner of Sheffield. The paddock behind High Street at the top of Duff Drive is zoned for residential use, with land to the west of that zoned for primary industry use and recognised as having high agricultural quality. The paddock is elevated with good views, has good soils and is well-drained. It is somewhat exposed to cold south west winds.
This land is well-suited to residential subdivision. It has four points of entry, with potential for some form of connection to High Street via the Council driveway, at a minimum for pedestrians and cyclists, and possibly mobility scooters. The plan below illustrates the entry points and the possible extension of Victoria St across the site. Even though in the medium term, development is unlikely to occur to the west of this parcel, a minimum of two westward stubs should be provided to preserve longer term options.
Duff land zoned residential with all access points shown
term future links westward are provided for, including the westward extension of Victoria Street. A park is included on the hilltop, where excellent views are available. Retention of some existing
During the Workshop, sites close to the town centre were investigated for possible use as a retirement village. The south eastern corner of the Duff land was tested by design and would be of sufficient size and accessibility for a minimum 50 unit facility, with its main vehicle access off High Street, and a secondary access off Duff Drive. The retirement village would occupy around 2.5ha.
A concept is shown on the plan on the next page. The retirement village is designed to provide a secure potentially partially-gated environment for most residents, but with a few units fronting onto the Duff Drive extension. This provides choice to residents, some of whom may like living in a normal public street environment, and ensures that no part of the retirement village presents a high wall to a public street. Two walkways back into the village are provided for residents fronting the external Duff Drive extension.
Communal facilities are shown towards the northern end, possibly incorporating open space with some of the existing trees. Two pedestrian links are shown at the south end into the Council car park area, providing efficient access to the town centre.
The rest of the Duff site is shown on the plan with conventional residential lots, although there is potential for a much greater variety of lot sizes and types than those shown,
37
including cottage lots and unit sites. Three possible long hilltop trees may be possible here.
Concept plan for Duff land showing street network, retirement village and residential lots
Proposals
Investigate what would be required to convert the Council accessway into a public access, and identify how pedestrian/cycle access could be provided from it through to the Duff land.
Consult with the Duff family and the proponents for the retirement village to establish whether the Duff family may be interested in proceeding with urban development, including a retirement village site, on the southern half of their parcel in the near term.
38
9.4 Rico’s (the brown alpaca) Paddock – land behind and south of Council offices
The land-locked paddock behind and south of the Council Offices provides an opportunity for a unit-type development that could also create a street or pedestrian link through to Duff Drive. This would help break up a very long future lot stretching over 800m from Main Street to Victoria Street.
There are two existing lots, one with a blue roofed house on it, and one which is just part of the paddock to its south. However the accessway to this paddock from Duff Drive appears to be being used by the big green-roofed house to its south. It is uncertain whether there are one, two or three owners of these three lots. This needs to be determined. Development of these parcels will also require the council driveway to become a public right of way.
There is also reportedly a problem with shallow rock in this area, which may make servicing difficult.
Aerial showing title boundaries of land behind Duff Drive
Assuming that the two parcels could be developed together, a concept plan was prepared showing how a unit development could be designed with an accessway from High Street via the Council Office driveway connecting right through to Duff Drive. In addition a two-unit development is shown on the vacant land behind 63/65 High Street. This land seems to be the rear part of 55 High Street, but is landlocked unless it can gain access off the Council driveway.
Concept Plan for unit development and accessway link through paddock behind Council offices
Proposal
Further investigate land ownership and access, and discuss with relevant owners to gauge interest in development. Assistance to facilitate this development including its through link is likely to be required.
39
9.5 Hope St extension area, South West corner
In the south west corner of Sheffield there is no parallel route to Main Street. However there is a parcel of residentially-zoned land behind Main Street from Hopes Lane west to Caythorpe Street. It is wide enough to create one row of lots together with the extension of Hope Street to Caythorpe Street.
With the challenging costs associated with producing new residential lots in Sheffield, it is unlikely that it will be feasible to build this as a single-loaded street. However if the band of residential zoning was widened by around 35 metres, a second row of lots could be created on the south side of the street. Thus the Hope Street extension would become a double-sided street and this may improve its feasibility. In addition it may be appropriate to allow a more cost-effective rural sealed pavement rather than requiring a full kerb and channel, to match in with the current character of Caythorpe Street.
A concept plan was prepared for this area, showing a yield of around 23 lots. It is important to leave stubs to provide links to the south to facilitate any long term future urban development beyond. Caythorpe Street should be able to be extended south, and at least one other link provided.
Caythorpe Street/Hope Street connection
Proposals
Extend Residential zoning in this area south by around 35 metres to enable a double loaded street.
Ensure that stubs are left for Caythorpe Street and one other street to enable development to be able to extend southward in future.
40
10. Sheffield Steam and Heritage Centre and Honey Farm Precinct
Clustered around the corner of Spring and Main St are two significant operations which have potential to become major tourist attractions for Sheffield. The Sheffield Steam and Heritage Centre is on Council-owned land east of Spring Street and has a range of heritage machinery including steam trains. This is run by a not for profit organisation known as the Redwater Creek Steam and Heritage Society (RWCSHS). The name of the site was changed in 2016 to Sheffield Steam and Heritage Centre (SS&HC), to make the site more easily identifiable to tourists, who had no knowledge of Redwater Creek. The SS&HC runs steam train rides one weekend a month plus a very successful annual SteamFest festival on a March weekend. The Sheffield Honey Farm is on Main Street, a little to the west of Spring Street, with a significant part of their property abutting Spring Street. The indicative boundaries of the two properties are shown below.
The RWCSHS was established in 1993 and has been expanding its operation ever since. It relocated the original Sheffield Railway Station to its site and reconstructed a 1km section of track out towards Railton. Trains and carriages were procured and the train rides started. Additional steam engines were procured and enthusiasts work on restoring them. There is a loco shed and a new large machine storage shed on site. There is also a range of old buildings that have been relocated onto the site and The Men’s Shed has established abutting (nominally within) the site.
41
The Sheffield (Redwater Creek) steam train and carriages (Source RWC SHS)
10.1 Proposed expansion plans for Precinct The SS&HC has for the past few years been planning a significant expansion to its operation. It aims to become a seven-day a week operation, with both train rides and static attractions, including craftsmen working traditional crafts such as blacksmithing and sawmilling. A very useful comparable operation might be the Swan Hill Pioneer Settlement. There is apparently no similar heritage machinery and craft skills-based tourist attraction of this scale operating in Tasmania. Until recently the idea was to expand the operations solely on site and the plan below shows a recent concept, including establishing a new entry off Main Street, adding a café and ‘gateway’ building, as well as relocating more heritage buildings to the site.
Recent concept plan for expanded operations on site only
However recent talks with the Honey Farm have identified a proposition for collaboration. The Honey Farm is in the process of planning a major upgrade to its facility, including enhancement of its Main Street frontage, in order to both consolidate its existing honey processing operations and to establish it as a tourist operation. There is a comparable and very successful tourist-focussed Honey Farm at Chudleigh, near Deloraine.
42
The collaboration would involve extending the rail line west across Spring Street to run the train over to the honey operation, where tourists could then enjoy the Honey Farm. The plan below shows the rail extension concept, with the train line terminating between two of the Honey Farm sheds. Visitors could either board the train at the Sheffield Station as at present, or at the Honey Farm, and journey out to the end of the track and back to the other terminus.
Concept Plan for integrating the train rides with the Honey Farm
There is clearly still extensive work to be done by the SS&HC and the Honey Farm to progress these concepts and that work is beyond the scope of this Project. However the Main Street frontage of the Honey Farm should be upgraded as a priority. This could include re-fronting it with proper windows and welcoming signage, adding a veranda or awning out to the footpath edge and embellishing it with greenery and artworks. As part of this Sheffield Township Enhancement Project, work has been done to provide a design to improve the public presentation of the Sheffield Steam and Heritage Centre, particularly around the Main Street and Spring Street corner, and related signage. This is outlined in the next section. 10.2 Upgrade of the Sheffield Steam and Heritage Centre front and the Spring Street corner Currently the presentation around the main Station entry is poor. It lacks appropriate signage, has few public amenities (eg paths, seats/shade/shelter/information) and the visual exposure of the site to Main Street is also poor. Right angle parking on Spring Street is the most logical location but is currently poorly defined. In addition, the nearby road signs have no brown tourist signage to this facility. A Concept Plan for upgrading the SS&HC Spring and Main Streets corner has been prepared jointly over the past few months with representatives of the SS&HC working with Council engineers. This plan is close to finalisation and is anticipated to commence construction this financial year.
43
Sheffield Station frontage to Spring St
Sheffield Station forecourt
Sheffield Honey Farm – part of Main St frontage
Honey Farm - two frontage buildings
Main sign at Spring St – no brown signboard to
the Steam and Heritage Centre, to the left
Redwater Creek Main St frontage
The Sheffield Station Precinct and Spring Street Upgrade Concept Plan is shown below, and the key components of this plan are as follows:
Replace the old, dark and rotting picket fence with a new one of similar height but cut with traditional ‘railway station’ triangular picket tops and painted cream.
Create a splay of around 3m on the SS&HC Spring and Main Streets corner, pave
it and add a traditional Sheffield seat there, abutting the footpath.
At the station, relocate the fences so that the whole of the main station frontage is exposed, and an access is provided to the station platform via the south side.
Create a plaza fringed with garden beds in front of the station using available
recycled brown and grey pavers and enable it to operate as an outdoor café with seats, tables and umbrellas when the Station Café is open. Heritage lights and a couple of permanent picnic tables and seats should be included.
44
Work with Council to add a 1.5m wide footpath along the east side of Spring Street, which will extend up to the Recreation Ground. Add a short section of footpath to the west side also, taking care to protect the existing trees.
Formalise the 90 degree parking in Spring Street, especially near the Station
entry, and install sleeper bollards back from the footpath edge to define generous width spaces.
Remove parking from the area directly in front of the Station plaza and bollard
this off along the road pavement edge to create an expanded station forecourt. Establish paving and shade trees in this area.
Involve artists and potentially metalwork craftsmen to create appropriately-
themed 3-D artworks for this precinct, including potentially dressing up the power poles along the SS&HC frontage.
North of the station, replace the old paling fence that is in poor condition.
Indicative Concept Plan for upgrading the Sheffield Station Precinct and Spring St frontage
In the garden south of the Station, trim some of the thick bushes to improve
visibility to the Station. Plant some autumn colour trees in the precinct where they will not block views to the Station.
Refresh the large SS&HC sign at the corner of Main and Spring Streets and add a
similar one further east, facing traffic coming in on the Railton Road.
Replace or repaint the black and white SHEFFIELD RAILWAY STATION signs with ones more appropriate to the character of the circa 1914 building.
Remove the steeply-pitched awning over the station entry doors and replace
with a shallower pitch posted veranda that extends further out and provides more shelter. Even though the original station platform was and still is a steeply
45
pitched awning, a traditional gently sloping veranda on this side will be more useful for shelter and will look appropriate to the building’s era.
Consider removing the middle four cream panels from the Station front doors
and replacing them with glass. This will enable visitors to see lights and people activity inside on cold days.
Proposals
Implement the main elements of the Sheffield Station Precinct and Spring Street Frontage Concept Plan outlined above in the short term. If possible, integrate the proposed Council footpath and parking works with the upgraded SS&HC fencing and paving works as they each impact the other.
Encourage Councillors to become familiar with the Swan Hill Pioneer Settlement and consider organising a Council visit to it, to meet with the Swan Hill Rural City Council who own and manage the facility. This will provide Councillors with a much better idea of the long term potential of the Sheffield Steam and Heritage Centre.
10.3 Possible eastward expansion of The Sheffield Steam and Heritage Centre through Council purchase of the property at 135 Main Street If the Sheffield Steam and Heritage Centre concept is to grow to meet its full potential as both a static heritage activity site and a steam train offering, it will likely need more land. An opportunity has come up to purchase the paddock to the east known as 135 Main Street, with the existing house subdivided off. A concept plan was prepared for this site incorporating a street into the site, which can then bend to the east to provide access to the effectively landlocked site beside it (161 Main Street). The rest of the site is shown used for steam heritage-related traditional trade workshop buildings, though it could also be used for tractor pulling or similar with the current tractor pulling area near Spring Street being used for more buildings. Buffer tree planting should be established along the eastern boundary to screen the SS&HC site and activities from the future residential area to the east. Proposal
Council to seriously consider purchase of this parcel and if purchased, incorporate the land into the Sheffield Steam and Heritage Centre lease area.
46
Indicative development concept for 135 Main St if bought for SS&HC expansion
10.4 Zoning of land in this Precinct The current zoning of the Sheffield Steam and Heritage Centre site is Recreation and the current zoning of the Honey Farm is General Residential. Neither zone is really suited to the activities currently operating on the sites, nor to their future plans. The idea of rezoning this area to a Particular Purpose Zone was explored. It is felt that this would provide a more suitable zone, as it can be prepared to incorporate the concept plans for both sites. The Particular Purpose Zone could also cover nearby land fronting Main Street, and possibly west as far as Henry Street, as this is essentially a mixed use area. Proposal
Investigate including both the Sheffield Steam and Heritage Centre site and the Sheffield Honey Farm in a Particular Purpose Zone.
47
11. A New Caravan Park?
Sheffield currently has no caravan park. It did have one up until 2005, located at the northern end of King George V Park in the town centre. This caravan park was small and it closed, as it could not attract a new operator. There were clear concerns about its viability.
In 2005 Council commissioned a report into the issues associated with establishing a new caravan park in Sheffield, and several potential private sites were explored. However no landowner has come forward with a proposition, as the costs of establishing caravan parks from scratch are too high to make it viable.
Meanwhile Council established a fenced and gravelled ‘free camping’ area in the Recreation Ground, catering for around 14 caravan-type vehicles. To use this site, visitors are required to have a fully self-contained set-up, as there are no toilets or facilities other than water taps nearby. Council also established a sani-dump point at the entry to the Recreation Ground.
Aerial showing existing free recreational vehicle area east of main oval
Existing free recreational vehicle parking area with view of Mt Roland to south
48
There have been a number of problems with this free camping operation, including its use by people without toilet facilities, rubbish and other problems to do with anti-social behaviour, together with concern about the effect these free camping sites have on legitimate caravan park businesses. As a result, Council is now considering introducing a fee, similar to the $10 fee recently introduced for a similar facility in Latrobe, together with limited oversight of the facility.
Meanwhile the recent proposition to establish a major Mountain Bike trail network out of Sheffield has again raised the need for a proper caravan park in Sheffield. Several locations were explored in the workshop. However it was recognised that it would not be feasible to establish one on a greenfield site. It was also recognised as beneficial to locate a facility close to the mountain bike route. An expansion of the existing facility at the Recreation Ground seemed to be the best option. This is because there is an existing toilet/shower block just to the north, which is used by both the Pony Club and the ‘Away’ sporting teams. There are plans for the latter to get an expanded facility in the grandstand.
There is power and water nearby, and there is a likely need to sewer the toilet block, so these services could be extended to provide some serviced sites in an expanded caravan park. The plan below shows a concept to expand the caravan park to about 1.2ha, which would cater for about 50 sites. This is very similar in scale to the small but successful 1 ha sized Mole Creek Caravan Park.
Plan showing possible extension of caravan park area, gravel road link, and relocated dog park
The Recreation Ground stakeholders have just completed a major Land Use Plan for the precinct, and that plan showed other uses around the camping area including a fenced dog off leash area, which is now operating. Clearly the idea of the caravan park expanding needs to be further explored in this context. The plan above shows the dog off-leash area relocated eastward, the gravel road link through to East Victoria Street
49
with additional parking provided on the verges of East Victoria Street as part of the Mountain Bike Trail facilities. Land on the old tip site is likely to require surface treatment to flatten it.
Another issue raised relates to how such a caravan park would be managed. Discussions have been held with Sheffield Steam and Heritage Centre representatives around the concept that their caretaker could also act as caretaker for the caravan park, and operate the bookings system (after their webmaster had set up a new website for the caravan park). The caretaker’s cottage is conveniently located on Spring Street just south of the Recreation Ground. The caretaker role would include toilet block cleaning and servicing, managing pay as you go showers and gas hot water cylinders, rubbish removal, lawn mowing etc. This may be done as a volunteer role with a proportion of income going to Sheffield Steam and Heritage Centre, or be a modestly paid position.
In future, at busy times requiring overflow facilities, caravan and camping use could expand onto the tractor pull area with access provided to the toilet and shower facilities, and possibly access to BBQ facilities and The Nook building for shelter.
In the longer term, if the Pony Club toilet block is to be retained as the only amenity facility, the caravan park might expand into the far eastern corner of the Pony Club, subject to their agreement.
Proposals
Investigate firstly the idea of charging for the current free camping spaces, and that being administered by the Sheffield Steam and Heritage Centre caretaker.
Investigate the concept of expanding the existing caravan park and providing a toilet and shower block for it by refurbishing the existing Pony Club amenities block. This would involve investigating a sewer connection (possibly running to the south east to connect into the existing system either along the creek or via the Florence Street road reserve), provision of a gas hot water service and pay as you go showers.
Investigate providing power, water and a sewer (drain) line through the caravan park to provide some powered sites. Ideally a shelter should be provided centrally within the caravan park, with water, a basic kitchen sink and BBQ facilities, and possibly a fridge/freezer and stove similar to the shed provided at the Mole Creek caravan park. Potentially the Sheffield Steam and Heritage Centre may be approached to cut timber for and construct the shelter as a demonstration using its future steam heritage sawmill.
Investigate appointing the Sheffield Steam and Heritage Centre caretaker as the caravan park caretaker, and working with the organisation to set up a website for it.
Investigate with Sheffield Steam and Heritage Centre their assisting with flattening out the surface of all land that was the old tip, whereby if Council were to provide dumps of soil, Sheffield Steam and Heritage Centre would use their vintage equipment to roll out the dirt and flatten the surface.
50
12. Town Centre Enhancement and New Development Opportunities
12.1 Introduction
The Town Centre has been considered in four segments as follows:
Main Street Central – between Henry Street and Hopes Lane
Area north of Main Street, essentially the main car park area and linkages, together with the Commonwealth Bank site recently purchased by Council
Area south of Main Street, focussing on the street through to the Visitor Information Centre
Main Street East – the section from Henry Street down to Spring Street.
Throughout the centre, consideration was given to identifying locations for future shops and service businesses. Commercial space in Sheffield town centre is essentially full, so it is important to identify several future opportunities. These are synthesised in Section 12.6.
In this chapter the proposals are integrated into each section, rather than separated out at the end.
12.2 Main Street Central (Henry Street to Hopes Lane)
This section focuses on the Main Street roadway and its immediately abutting frontages. The key issues identified included:
Improving pedestrian amenity on the roadway
Adding greenery and possibly more urban art into the street
Enhancing the central High Street/Main Street corner
Ensuring new Main Street buildings or major renovations are done in accordance with appropriate Design Guidelines
Ensuring that the facades, verandas and signage of existing buildings are presented well.
Main Street road pavement and pedestrian amenity
Main Street is a 50km/hr zone. However traffic can move through the centre quite fast as the road is wide and often relatively empty. Pedestrians have some recently-constructed outstands in the parking lane but there is nothing to slow the traffic in the form of crossings, median islands or even a roundabout. Pedestrian amenity is considered only fair. In addition, during busy tourist periods many people are found standing in the road trying to take photos of buildings or Mt Roland.
In order to improve conditions for pedestrians between Henry Street and Hopes Lane, add a sand or fawn-coloured, 1m wide painted central median to visually enhance the roadway as a public space, to slow traffic and provide a pedestrian (and photographers’) refuge.
51
Bitumen expanse of Main St in town centre
Main Street east of High St, looking west
Examples of painted pedestrian refuge medians in busy Melbourne streets with trams
Built Form Guidelines and Façade enhancement
There was agreement that there was a need to introduce built form guidelines to ensure valued existing Main Street buildings and streetscapes are retained and new Main Street buildings are designed to complement the traditional country town character of Sheffield. In addition it was recognised that certain buildings needed façade improvements in order to keep the town looking good. This is discussed in Chapter 13.
Enhance the High Street/Main Street Caltex Service Station corner
This most significant central corner was once occupied by a large double storey hotel (as shown in the mural below). There is lack of urban scale and corner definition caused by the large service station forecourt, and of course the built form is not sympathetic to the town’s character. Ideally in the longer term, either the service station would be rebuilt located along and fronting the street corner with the bowsers in behind, or it would be replaced by retail or commercial buildings.
52
However these options are unlikely in the short term. No resolved ideas were developed up at the Workshop, though one idea proposed relocating the Tourist Board and shelter from the High Street edge of the car park to this corner, although it seems unlikely this would fit. The following ideas are put forward for consideration.
One idea is to create a triangular raised sitting wall at the corner and infill with a garden bed of flowers or low level plants, possibly together with one clear-trunked semi-mature tree that would grow tall and relatively narrow. Alternatively a built form steel skeleton suggestive of the former pub might be able to be worked up as a sculpture around the corner, and could possibly be lit up at night.
Another sitting wall of about 5m long could be added facing Main Street at the eastern end of the site. It could have a mural board as a backdrop to help screen the parked cars at that end of the service station.
Looking south down High St past Service Station
Service Station on Main/High St corner
Service station forecourt expanse of paving
Possible sitting wall and garden bed on corner
Service station site – possible interim improvements to edges
53
12.3 Town Centre North
12.3.1 Introduction The area of the town centre that lies to the north of Main Street but south of King George V Park is a vital central node in the town. It is dominated by the main town centre car park serving the supermarket, chemist and hardware store, as well as the other Main Street shops. It contains some key tourist attractors including the toilet block and the Weindorfer Mural. The successful functioning of the town’s business and retail core is highly dependent on this precinct. At the February Workshop a significant number of issues and opportunities were identified in this precinct, including the need to expand space for commercial and retail development, improve traffic and parking on High Street, upgrade the car park and enhance the key north south walkway that runs through the site. 12.3.2 Provision of Additional Commercial and Retail Space Sheffield Town Centre is currently close to capacity in terms of occupancy of both commercial/office/service business space and retail space. This area on the northern side of Main Street provides a range of opportunities to increase both commercial and retail space. Retail shops should either front Main Street or front the main walkways connecting car parks to Main Street. There is also a need for some additional space for offices and service businesses in secondary locations of the town centre.
Additional commercial space can be added by extending the General Business Zone on the west side of High Street northward as far as the Council offices. This will encourage more of the houses along there to transition to business uses. On the east side of High Street there are several public buildings (eg Service Tasmania) that adjoin King George V Park. There have been proposals for these sites to be rezoned for Civic purposes. However there are also benefits in retaining the General Business zoning, as this retains flexibility for future uses to include leasing for business uses. Additional retail space requires sites with good exposure to vehicular and pedestrian traffic. In Sheffield this is essentially the sites on Main Street and sites linked to the main car park. Council has purchased the site containing the Commonwealth Bank with a dwelling to the rear. This site abuts the main walkway from the car park to Main Street (Blacksmiths Lane). This site is potentially suitable for several small shops. Abutting the car park is another site with retail potential. This is the vacant land on the east of the RSL building, which is owned by the RSL. The RSL should be encouraged to release the rear portion for retail.
Businesses in current Residential zone in High St
Existing extent of General Business Zone in blue
54
Council-owned house behind CBA Bank
Proposals
Extend General Business zoning north up the west side of High Street as far as the Council Offices and encourage commercial uses into this area. The zoning change would provide opportunity for more of them to be used for business purposes or possibly to redevelop, though several of the houses are attractive character buildings that should be retained
Facilitate the development of key sites fronting the car park for retail purposes.
Provide the majority of the rear of the Council-owned Commonwealth Bank site (67 Main Street) for retail shops fronting onto the central walkway to the car park and leading also to King George V Park
The houses at 44 - 50 High Street, just south of the Caltex Service Station, are zoned General Business and should be encouraged to be used more intensively for commercial purpose, or to possibly to redevelop into shops. In the past, these types of buildings become a shop by adding onto the house front and build out to the street with the addition of a parapet and veranda
12.3.3 High Street North – On-Street Parking The pavement width in High Street north of Main Street is somewhat tight for two passing vehicles between on street parked cars, especially when one is a truck, bus or wider farm vehicle. As a result, a short section of High Street, just north of Main Street, has already been modified to indent a few parking bays into the verge, using the gutter line to define the edges of the bays. Whilst this is not an attractive solution, it is practical and quite low in cost.
High St with some indented parking already
constructed on west side
High St North street with palms and some inset
parking on west
55
At present, the indented parking bay section does not even extend as far north as the main car park entry point opposite. It should be extended to at least this point. In addition, parking on the east side of High Street in this area is not clear to users. It would be beneficial if more bays could be provided on the east side in conjunction with the extension of the indented bays.
It is important that this segment of the street, with the indented parking, does not default to being an excessively wide pavement that will encourage speeding right in the area where slow traffic movement is needed, given the pedestrian use and the cross-junction with Main Street.
Proposals
Extend indented parking on west side of High Street further north to just beyond the main car park entry point
Clarify with road paint the relocated centre line in this segment of High Street and optimise parking bays and any bus bays on the east side of High Street.
12.3.4 Car Park Redesign and Enhancement
The main town centre car park stretches east from High Street. It has recently been expanded further to the east. It has two entries off Main Street, as well as two off High Street. The car park is bounded to the north by King George V Park and the Sheffield Bowls Club. It also contains the key tourist-focussed toilet block, an information bay incorporating a bus stop, the iconic Weindorfer’s Mural, as well as some other murals, and some bland fences. There is also an unused strip of land about 11m wide at the eastern end of the Bowls Club.
Aerial of car park, recently extended to the East
The car park is bisected by a painted walkway connecting King George V Park via Blacksmith’s Lane through to Main Street. This walkway is also the key link for customers from the car park to Main Street. However this walkway passes uncomfortably and unceremoniously through an aisle of parking bays. The car park is a big and unattractive expanse of bitumen with several generations of line marking evident. It is also a space with difficult dimensions to more efficiently lay it out for parking. It needs to provide better for tourist bus parking, as there are often several buses at one time. However the present bus bays are difficult to manoeuvre in and out of and conflicts occur with parked cars. There are few if any spaces suited to camper vans and caravans.
56
Walkway through car park to King George V Park
View of car park from western entry
Information Board and Bus Shelter
Bowls Club corner view from car park
Bland forecourt of Waldheim mural in car park
Mural in car park is too low for good visibility
Unused land at east end of Bowls Club A vacant strip of land about 12m wide is located at the east end of the Bowls Club. There is a stairway to the Bowls Club located on the edge of this space. This land should be designated for future parking, as it is ideal for trader and staff parking, particularly for use on days when the car park is likely to be busy. The spaces should be designed to be a little wider than usual, around 2.8m, with front wheel stops installed to ensure they are easy to use. Several large trees should be included amongst the bays, to enhance the area and to provide shade. One of those trees should be located in the nominal car space opposite the stairs so that the space cannot be used for parking. A space at the far end should be protected for turning traffic if the car park is full. With three trees provided, about 11 spaces could be created.
57
Proposals
Redesign the Car Park to improve its efficiency, operation for buses and to enhance the walkway. Improve its appearance with an upgraded surface treatment, addition of some trees and other landscaping.
Upgrade the forecourt to the Weindorfer Mural, by changing the current bitumen surface to a more appropriate treatment.
Decide if the Information Bay and Shelter is to remain or be relocated. If it is to remain, upgrade the ground level surface with a more appropriate treatment, and ‘ground’ the bases of the posts in this surface.
Increase the height of the mural on the Sheffield Shed wall so it is easier to see above the cars parked in front of it.
Add more murals or other outdoor artwork to various locations on the exterior of the Bowls Club.
Designate the vacant land at the eastern end of the Bowls Club for parking. This should be designed with shade trees and encouragement given to traders to use these spaces, particularly during busy days.
58
12.3.5 Council CBA House Site and Blacksmith’s Lane In 2015, Council purchased the Commonwealth Bank site, including the empty bank house at the rear. The bank remains operational. Whilst initially this land at the rear was purchased with the idea of using the house site to expand the car park, it became evident that the site may have much greater value providing for new retail development.
Rear of house behind CBA, and adjacent Blacksmiths Lane
Blacksmiths lane looking north – paved in part;
CBA land on right
Blacksmiths lane looking south; Sheffield Shed
yard on right
At the February Workshop a range of ideas were floated to refurbish the old house into an arts centre, mountain bike centre or other community asset. Following further investigations into the options, including the structural integrity of the house, Council has since made a decision to demolish the house and to use the land for new retail development. The concept is to build a row of small shops addressing Blacksmiths Lane, but set back about 1.8m to allow a veranda and footpath to be added in front of them. This will provide a sheltered walkway from the car park to Main Street. It is important to note that Blacksmiths Lane is actually a private, not public, laneway, and this is another reason for provision of the 1.8m public footpath.
59
The northern edge of the CBA house site (approx 5-6m wide) can be incorporated into the car park, providing opportunity for a revised parking layout in the vicinity, which should assist in providing more space for bus manoeuvring. An indicative concept for the bank house site has been prepared.
Indicative Concept Plan for Retail Development of the CBA house site, with shops facing the lane
Indicative view down lane to Main St, with new shops and covered walkway on left
The lane itself would benefit from significant upgrading, both the surface and the relatively blank edges along it. Whilst the new shops and veranda will enhance the east side, the west side could be enhanced with murals or metal silhouette art along the wire fence. Given this walkway is part of the key north-south route between King George V Park and Mural Park, it will be important to develop a holistic theme for the whole route. As the lane is private, it will be important for the community and Council to work closely with the private owners on an agreed approach to both works and funding.
60
Proposals
Develop the CBA house site for retail shops, designed to front onto Blacksmiths Lane, but incorporating a 1.8m wide veranda-covered walkway abutting the lane.
Develop a cohesive paving, landscape and art treatment for the whole north-
south walkway connecting King George V Park with Mural Park and consult with the private landowners of Blacksmith’s Lane to encourage their participation.
12.4 Town Centre South
The main focus of improvements south of Main Street is on the short street running from High Street to the Visitor Information Centre. This street is a bitumen expanse with underperforming edges, yet it is a key tourist entry as it leads to the Visitor Information Centre and Mural Park. It is important that visitors can turn in to this street from Main Street, as there is reasonable parking next to the Visitor Information Centre. This street appears to have no formal name, though it seems it is part of the longer Pioneer Crescent (which is actually a cul de sac) running east west. For the purposes of this Report, this street is being called ‘Mural Place’ in recognition of the large number of murals it contains and its direct link to Mural Park to the south, and the benefit of it gaining a clear name and theme.
‘Mural Place’ looking north, with its vista terminating in the Commonwealth Bank
‘Mural Place’ looking south to VIC
‘Mural Place’ east side frontage
61
Mountain Mumma café – one outdoor table in fenced yard on west side of ‘Mural Place’.
Mountain Mumma - fenced side to Mural Place
‘Mural Place’ is a difficult space. It comprises on the east side, the side of the Blue Gum Gallery with two murals and two parking spaces right against the wall and no footpath. It has a red-roofed rear building with a steep bullnose veranda occupying the rest of this frontage. This veranda limits visibility to the two murals attached to its front walls. Under the veranda, it has a disabled access ramp occupying what might otherwise be a section of footpath, so it essentially does not work as a footpath. This rear building is occupied by a company called Oarsome, which is a garment factory that makes clothing for rowers across Australia. It appears to have no retail outlet or public presence to the street. It would be far preferable to have a couple of active retail uses in this building. A further complication is that the property boundary extends out into what appears as public street. On its west side, ‘Mural Place’ contains the side yard of the Mountain Mumma café. This long fenced off yard contains only one outdoor table. The double storey brick wall has one mural and some fern/shrub landscaping half hiding it. The presence of the fence and the basic outdoor dining facilities provided, mean that this long side contributes little activity to Mural Place. Beyond that is a small fruit and vegetable shop with a portico forecourt, which is the only retail building fronting onto the street. Beyond the fruit shop there is another fence. There is a narrow old concrete footpath and raised kerb along this western side and parallel parking. At the south end of ‘Mural Place’, across Pioneer Crescent, is the Visitor Information Centre (VIC) and a distant view to Mt Roland. The VIC does not present itself very well, as it is a low building with limited prominence, unfinished veranda post bases and a visually cluttered front of signs, bushes and a maze structure. It may benefit from the addition of an open lattice-type tower-type feature in the front to give it more visual exposure to Main Street, as well as providing a lookout with views to Mt Roland. There is a car park to the west of the VIC, which serves the VIC and the important Mural Park beyond. There are opportunities to improve the presentation of this car park and its relationship to both the VIC and Mural Park.
62
VIC frontage
View to the VIC from Main St
The Workshop groups agreed that ‘Mural Place’ should be an improved civic space, including the option of being a shared space with slow–moving traffic going through. The proposition of making Pioneer Crescent one-way was explored. However, because of the location and access to the nearby Caltex diesel bowser, the ‘one way’ would have to be eastward and out through ‘Mural Place’ as trucks must exit this way. This would however be problematic, as it would mean that visitors could not turn in from Main Street through ‘Mural Place’ to the VIC and Mural Park. So it seems appropriate to develop a concept that retains low volume low speed vehicles in both directions. A key challenge with this area is to make it much more welcoming to pedestrians and much easier to see and appreciate the murals that line its sides, as well as it becoming a much more attractive entry to the VIC and Mural Park. Ideally the abutting buildings and uses would transform to generate more retail and café activity along the edges of the street, e.g. removing fences, adding doors and windows into side walls, adding seats and tables and possibly additional veranda coverage. Private landowners on the west side need to be encouraged to add small retail spaces where the tall fences are. Addition of trees and public seats into the public space would also help. Some creative theme art such as Tassie Devils as sit-upon sculptures, play or pettable forms, photo-play sites etc could be introduced here. A key feature to pass through this street would be a widened and upgraded walkway on the west side linking south to Mural Park and Exercise Park and critically to continue to the north via the walkway beside the Commonwealth Bank through the main car park to link with the Mosaic pathway in King George V Park.
63
Proposed north south walkway through “Mural Place’
An indicative Concept Plan for ‘Mural Place’ is required. However this cannot be done until a fully-surveyed base map is prepared, together with clarification of ownership details. This plan needs to show the public street and its surrounds and needs to accurately locate buildings, property boundaries, kerbs, power poles, underground services, signs, trees, fences etc. It needs to extend to the north to include the abutting section of Main Street and to the south to include the VIC and the car park serving Mural Park.
Aerial of ‘Mural Place’
Survey Plan of “Mural Place’ The Mural Place Concept Plan The key elements of a Mural Place Concept Plan have been identified above. In essence, the Concept Plan envisages:
a narrowed through street with two-way carriageway,
some parking retained,
64
an enhanced and widened footpath on the west side, linking north across Main Street to Blacksmiths Café lane and beyond,
clarification of pedestrian movement on the east side, possibly including bollards to separate pedestrian areas from the carriageway on the east side,
improved clarity and quality of the pedestrian environment crossing Pioneer Crescent in front of the VIC,
an improved active retail frontage to both the east and west edge, with removal of fences, expanded small businesses with better shopfronts and expanded and more accessible outdoor seating areas,
addition of street art, possibly more murals, street trees and other landscaping, including creative treatment of power poles (or relocation), and possibly Tassie Devil sculptures as features,
review and enhancement of the frontage of the Visitor Information Centre, possibly incorporating a tower structure which both invites visitors to climb up to a platform to get a good view of Mt Roland and increases the prominence of the VIC when viewed from Main Street,
review of all street furniture and signage and addition of ‘Mural Place’ feature street name signage.
Proposals
Council to prepare a comprehensive surveyed base plan for the ‘Mural Place’ street segment and its surrounds, so that a Concept Plan can be prepared.
Once a suitable base plan is prepared, a detailed Concept Plan, generally in accord with the above list of features, should be prepared for ‘Mural Place’ in conjunction with key stakeholders.
12.5 Main Street East (Henry Street to Spring Street)
Main Street to the east of Henry Street presents as a wide expanse of bitumen lined with telegraph poles. The character of Main Street east of Henry Street changes abruptly when compared with that to the west of this intersection, where urban buildings bound the street as it crests the hilltop. Despite this external appearance, there are a range of visitor attractions present in this important eastern segment of the Sheffield Town Centre.
There are a few trees but they appear to be struggling and they do not present as an avenue or provide any amenity to the area. More trees in the road reservation would provide shade and aesthetic value.
Streetscape works have been undertaken in recent times in the main business area of Sheffield but little, if anything, has been undertaken east of Henry Street.
Buildings associated with Sheffield School and the War Memorial are a significant presence in Main Street at the Henry Street intersection. However, as the entrance to the school is off Henry Street there is no reason for people to engage with this area in its present form.
There is little of interest to catch the eye and encourage people to linger in the area and explore what it has to offer. Existing attractions and businesses are really spread out along Main Street and interspersed with quite a few dwellings. It is proposed to relocate the War Memorial to the RSL site further west.
65
Main Street looking east from near Henry St to Spring St and beyond
The Workshop participants agreed that the Henry/Main Streets intersection needed rejuvenation in some manner to encourage people to travel further eastward. Pavement treatment and art options were supported and devil’s footprints or railways lines (leading to SS&HC) were two suggestions.
If you look carefully there are a number of items in this area, (foundation stone of the school, Mural of Light window in the Uniting Church and some etching on the solid part of the fence at 88 Main Street) that carry references to 1937. It was suggested this could be further explored and used as a history story path. Another suggestion was an interpretation corner at the intersection in place of the War Memorial.
Extending the streetscape works further eastward was also suggested as a means of bringing both the areas together. It was agreed that some form of landscaping would mitigate the clinical look brought about by the expanses of bitumen, poles and concrete there at present.
There are some significant businesses in this eastern area of town and also some notable tourist attractions, including the Kentish Museum, the Shells Museum, the Sheffield Honey Farm and the SS&HC.
However, signage is minimal in this area and that present is relatively insignificant, e.g. the hanging sign for the Kentish Museum needs to be larger. Signage for businesses such as the art supply shop and Shell Museum need reworking/improvement to advertise what is on offer.
Baptist Tabernacle
Kentish Museum (former Post Office)
66
Artbase, on south side of Main St
Shell Museum
The area of Main Street east of the Henry Street intersection to the Spring Street intersection has potential to provide additional tourist attractions by way of art features and additional businesses so it appears as an attractive tourist enclave that complements the central area of town.
Boutique industry workshops with retail outlets fronting Main Street was a suggestion for this area and/or an aggregate of businesses aligned with tourist attractions, e.g. a mountain bike shop/repair/supplies businesses, as it is the halfway point between the trail head and the town centre, visitor accommodation etc.
Near Spring St, there is little or nothing to indicate that Sheffield Honey Farm has a retail outlet. If the façade presenting to Main Street were rejuvenated to present more as a shop front, perhaps with an awning for shade and announcing the presence of the business, along with placement of appropriate signage, it has the potential to make visiting more inviting.
Located on the south western corner of the Spring /Main Street intersection the Old Pottery Shop presents a unique opportunity to add further interest in this area. The design of the building would complement a business here offering a tourist-related activity/attraction/service. Appropriate placement of signage and some landscaping could make this an attractive place to visit.
Old Pottery corner Main St and Claude Rd
The current zoning of the area is a mix of General Residential and Industrial. Neither zone really supports the suggestions proposed. As discussed in Section 10.4 a Particular Purpose Zone was explored for the SS&HC and the Sheffield Honey Farm sites and could also be considered for those titles fronting Main Street between the Henry and Spring Street intersections. A Particular Purpose Zone can be structured to incorporate use and development controls that will facilitate the desired outcomes for the precinct.
67
Proposals
Add trees along Main Street in the parking lane, spaced approximately every 12-15m.
Consider using deciduous trees that will colour up well in autumn.. eg liquidambers etc and or spring blossom.
Change zoning to a Particular Purpose Zone, allowing greater use flexibility than the current General Residential and Industrial zoning.
Investigate options for footpath treatment - using art to create a visual journey from the town centre to the SS&HC/Honey farm area, eg. Tromp l’oil holes.
Promote the large variety of interesting buildings and activities along this stretch.
Encourage more visitor accommodation premises into this area.
Use the Henry/Main Street corner area to explore the development that occurred in 1937 in some manner – historic story/interpretation corner.
68
13. Valued Buildings and Built Form Guidelines
13.1 Valued Buildings
Despite the predominance of older character buildings in and around the Sheffield Town Centre, there are very few State Heritage-listed buildings and there are no local heritage listed buildings. The State Heritage-listed buildings are shown on the plan below. It is understood that the State is reviewing listed buildings, with the aim of reducing them. There has never been a Heritage or Conservation Study undertaken for Sheffield.
State Heritage-listed places in Sheffield
Shell Museum – State Heritage
Former hall – State Heritage
There was community interest in starting a process to identifying buildings that were important to Sheffield, in defining its character, to tell its history, and to support its tourist appeal.
Buildings of interest include Main Street town centre shops, churches and public buildings, character timber houses and a few other built structures.
There was also interest in the group of buildings and structures around the corner of Henry and Main Street that all date from 1937.
69
Slaters Corner, Main St
Character house, Henry St ?
Character house, High St
Character house, High St
At the Workshop, a group prepared a preliminary list of 63 buildings of interest due to their built form or heritage during a survey walk around town. This list is included below and the sites are shown in blue on the map below the list.
Preliminary List of Buildings of Character or Heritage Value in Sheffield Address Comments 70 High Street Sherbrooke 1924 113 High Street 97 High Street Critical importance 95 High Street Critical importance 90 High Street 88 High Street Old Police House 57 High Street 66? High Street Town Hall 47 High Street 41 High Street Lawyers 35 High Street The Hub 33 High Street 42 High Street Church of Holy Cross 25 High Street 30 High Street 19 High Street 28 High Street 26 High Street 24 High Street 22 High Street 13 High Street 5 High Street 4 High Street 1 High Street 6 Nightingale Ave 82 Main Street Sheffield B & B 19 Henry Street 21 Henry Street
70
25 Henry Street 27 Henry Street 29 Henry Street 2 Albert St TRAK Working Art Space Building 60 Main Street 70 Main Street 74 Main Street 78 Main St (Cnr Main & Henry Street) Uniting Church 1937 84 Main Street 88 Main Street 1937 92 Main Street 98 Main Street 104 Main Street Baptist Tabernacle 104? Main Street Baptist Hall 108 Main Street 110 Main Street 112 Main Street 109 Main Street 103 Main Street 101 Main Street 97 Main Street 95 Main Street 93 Main Street Kentish Museum (next to school on corner Henry St) 83 Main Street 1857 61 Main Street Don Store (Bowsers included) SW Cnr High & Main Streets Slaters Store 49-53 Main Street Sheffield Motor Inn 1880 45 Main Street Fudge shop 43 Main Street 41 Main Street Unit 3/39 Main Street Unit 2/39 Main Street (opposite World of Marbles) 38A Main Street The Emporium 38 Main Street Sheffield Hotel 42 Main Street Bowser
Plan showing properties with buildings with potential valued character in blue, and areas where Built Form Guidelines should be introduced in black
There is a very useful reference on historic buildings in Sheffield in the form of a book of sketches by Josephine Badcock. There is a paragraph of text about each building. These sketches capture very well the traditional character of Sheffield buildings.
71
13.2 Built Form Guidelines There are no built form guidelines or character planning controls for either commercial or residential development in Sheffield. The lack of such controls to be able to influence the built form and character of buildings in key locations was highlighted in a recent situation whereby a new shop was proposed to be built in Main Street with a modern character. Informal negotiations with the owners and builder enabled the design to be modified to produce a sympathetic building with an appropriate parapet and awning. It now contributes well to the streetscape.
Newly constructed Chinese Restaurant in sympathetic country town character
72
At the Workshop, the community felt that there should be some Guideline provisions covering key areas of town. These are identified on the plan above as Areas A, B, C and D. There should include two levels of requirements:
Higher level within the Sheffield core town centre business area, defined from the World of Marbles (Area A)
Lower level outside of the Sheffield core business area (Areas B, C, and D).
The Byford Town Centre Guidelines 2014 (a country town in WA) were seen as a good model for Sheffield, particularly in regard to building height, setbacks and architectural character. It was felt important to concentrate on building entrances, street frontage, landscaping and artworks in the street.
It was seen as important that the guidelines be generic and not too restrictive. This may mean that such Guidelines are produced for advice and encouragement, rather than introduced into the Planning Scheme.
There was also discussion about how to engage owners of buildings that require painting, maintenance, signage and presentation upgrades. One of the key issues is the unsympathetic style and placement of many business signs that do not complement their building frontages very well. An incentive program may need to be funded and promoted by Council for property owners to upgrade existing or freshen up frontages in the form of a contribution towards paint, or technical advice on colour schemes, signage and on-going maintenance.
Examples of buildings that could benefit from façade enhancement and signage review
73
Proposals
The list of valued buildings should be worked up into a short document for circulation and comment by adding in the building use in for each building and including a photograph of each. Buildings could be grouped by type or by street, and a tidy map produced showing their locations. Buildings which are currently heritage-listed should also be identified in the document.
Work should begin on the preparation of appropriate Built Form Guidelines for Sheffield, derived from the Byford Guidelines, with the aim of producing a draft for both public comment and to use to inform prospective builders or developers.
Council should establish a program of support for shopfront improvement, providing small grants for paint, or providing technical advice where required. This program should be promoted to all key building owners especially in the commercial area.
74
14. Township Art Ideas
Sheffield’s theme as the ‘Town of Murals’ and ‘Tasmania’s Outdoor Art Gallery’ are seen as critical for the town’s ongoing vitality. It is imperative to identify improvements and new art ideas to further enhance the current offering. Over the past twelve months there have been various discussions and workshops by the Public Arts Committee Kentish (PACK) and others to identify future directions. This work was refined by a group of participants at the Sheffield February Workshop. The synthesised art ideas identified fell into four categories:
Themed art pathways to link town’s main attractions
Murals (new forms and new locations)
Non-mural art
Art-based town entry signs 14.1 Themed art pathways to link art experiences in Sheffield There was a feeling Sheffield needed a link between all its art experiences – something that created a guiding “pathway’’ people could follow to see the murals so they didn’t miss anything, but also to create some organised regularity to the art experience and a new attraction in itself. A pathway (or themed art experience) should link along Main Street from Hopes Lane to Spring Street (Sheffield Steam and Heritage Centre corner); and another should link the Working Art Space (King George V Park) to Mural Park (on Pioneer Crescent). King George V Park to Mural Park link This link is needed to get people from Mural Park/Visitor Centre across Main Street, north into the historic park and across to the Working Art Space. The most popular idea was to extend the new Mosaic Pathway (which presently crosses King George V Park) across the main car park to Main Street and an identifiable street crossing point, to continue down the north stub of Pioneer Crescent and ultimately connect with Mural Park and the Visitor Centre. The path would open onto Main Street at the existing alley at the side of Blacksmith Café (63 Main Street). It would formalise the most common access from Main Street to the car park and encourage a link into KGV Park as well as the Working Art Space to the north east. This idea creates the required “themed walking link’’, connects King George V Park art experiences to rest of town and creates a new art attraction in itself -- it actually achieves three objectives. The only concern was the mosaics would have to cross the car park and vehicle wheel damage might exclude mosaics as an option. Paint and footpath murals were suggested as alternatives to mosaics in this segment. Hopes Lane to Spring Street link It is a long-standing issue for businesses at the east end of Main Street struggling to attract people down to their end of the street. It is proposed to create a “link’’ by using
75
art from the existing centre of town to the Sheffield Steam & Heritage Centre (Spring Street). This would largely follow Main Street. The key idea was a ‘themed link’’ along the footpath, though there were different ideas on theme & format including:
3D murals on footpath; a line of sculptures, like Deloraine (others thought we should not do something Deloraine has already done – find our own thing);
Heritage street light posts;
Sculptured ornaments on pedestals every 20 metres and you look in the sculpture (as you would binoculars) and see projected images (video or stills) depicting some quirky event in Kentish history (there are many). The first one could be free, with a charge of $2 to view each one afterwards;
Ornamental flower beds (noting that planter boxes can be a problem if located on the street side of footpaths for those getting out of cars parked on roadside)
In the short-term, we could simply use chalk art, until funds are available to cover the cost of painting murals on footpath. 14.2 Murals There is a debate in the town about whether murals should always follow the original theme (Kentish characters and history) or if we need to diversify. The majority view was to diversify. Perhaps murals on buildings could be just our history and characters; and we could have fun with all sorts of new ideas & themes for murals not on buildings, for footpath murals or climbing murals, or some other mural forms. New focuses:
Diversify mural types (stop putting uniform 4m x 2m panels on brick walls – make them interesting!). Suggestion that we focus for a year or two on interactive murals, deconstructing or ever-changing murals, and murals made of things other than paint;
Celebrity murals (small ones where a celebrity is shown looking out of a window
painted onto a wall).
Interactive murals (3d murals, tactile murals, murals you can climb on and kids can interact with and visitors can take photographs of themselves as part of the murals).
Potential New Mural Locations King George V Park:
Bowls club fence (south end of KGV Park) “This is the biggest eyesore fence in Sheffield’’. A corrugated tin fence is ideal for a mural because of its unusually large surface area and elongated shape.
Western face of bowls club building (brick wall and a fence, both face onto car
park)
The eastern boundary of KGV Park that is dominated by wooden paling fences. These would be great mural canvases.
76
Rear of Community Rooms, Service Tasmania, The Green Room and the little red building, which all back onto KGV Park and have blank rear walls (space for murals).
Green fence on northern side (Albert Street) of KGV Park next to working Art
Space. A huge potential canvas and may make a useful art-themed entrance to the Working Art Space next door. Some teams in this Workshop recommended removing this fence altogether, which is probably a better option because it serves no purpose.
KGV toilet block (next to the Working Art Space). It has one mural being erected,
but still has three boring brick-veneer walls.
Public toilets next to skate park (facing onto car park). Sheffield Steam and Heritage Centre site: They have a huge double-storey tin shed and the local committee is agreeable to a giant steam-themed mural on this building.
Source Google Other Mural Locations Avenue of Murals: Install murals down either side of the north stub of Pioneer Crescent, to frame a “civic space’’ including an art-café strip. Celebrity mural wall: Get celebrities who visit area to paint a mural and make a “Celebrity Mural’’ area at the back of Mural Park, near the Wall of Fame. Murals painted by celebrities would be hugely popular with visitors. Mural walls on Blacksmiths Café alley: The alley beside Blacksmiths Café is the key entry point from Main Street into the main car park and King George V Park. This is an ideal boulevard for some murals. Given Council has recently bought the neighbouring house and may bulldoze it, this could open up into a larger and wider mural space. The chain wire fence forming the border of The Sheffield Shed could be ideal for covering with murals. Murals in this alley will also need to be balanced with creating good active retail frontage along it.
77
Side of Mitchells Bodyworks building: This is a long brick wall and would be ideal for a themed mural experience. 39 Main Street: “The Little Shop’’ is the first commercial building wall to be seen on the western approach to town (the most common entry). It is an ideal location to introduce arrivals to the ‘Town of Murals’. It is a key canvas point, so far unutilised. Sheffield Post Office: 58 Main Street. A boring red building in the centre of the main street – needs murals on east and west facades. Near fitness/cycle training circuit: At the rear of Mural Park is a very long timber paling fence separating Mural Park and the outdoor fitness/cycling area, from neighbouring residences. This fence is the boundary of a big wide open public space and would be great for murals – perhaps a specific mural theme could be focused here? DIY Mural Wall: This was raised as an idea for making money out of murals. Visitors could pay (say $20) to paint their own mural, which stays on a publicly displayed wall for, say, 6 months. Need to identify a location for this public mural wall. Options included Mural Park, Pioneer Cres, re-fitting the house behind Commonwealth Bank (recently bought by Council), King George V Park. 14.3 Art-themed Town Entries The town entries were identified as a key opportunity to create art-themed introductions to announce to visitors “their arrival at somewhere worth noticing’’. Sheffield town entry art treatment should generally be mural-based. It could be appropriate to have a competition to find winning designs. New town entry signs should be located at Hopes Corner (Main Street & West Nook Road), and either at the Spring Street/Main Street corner, or further east and south on those two entries.
Wilmington, SA – town entry sign incorporating Flinders Ranges theme and mural
78
14.4 Other Forms of Street Art The following ideas were put forward to broaden the range of art themes in Sheffield: Interactive sculptures: In which kids can climb all over them, and people can insert themselves in the sculpture to become part of it. This leads to photographs, which get posted on social media, providing free promotion. Potential sites include:
On grass in front of motor inn Front of Mural Park;
Near Wall of Fame at back of in Mural Park
Post Office Park or alleyway.
Metal silhouettes may be one option that can be developed for a rural theme.
Whittlesea Showgrounds metal silhouette sculpture
“3D murals’’ for footpaths: These murals have a 3D effect so it looks like you might step into a hole, or into the mouth of a rhino, or something. They are modern, contemporary mural styles popping up in cities around the world. These are a possible solution to idea of “art-based link” trails to connect Sheffield’s attractions. They would diversify mural experience. They would make murals contemporary and we can compete against modern murals popping up in many cities around world, which we have to do if we are going to be a “Town of Murals’’ – there is no point being a town of murals if our murals are boring compared to everyone else’s. 3D murals for buildings & fences: Some 3D murals only work as a vertical (e.g. a steam train coming out of a wall; a rhino charging you). They are attention-grabbing and will be popular but we have to be careful not to confuse the message: are the murals on buildings about Kentish, or about anything we want? General consensus was to ensure the “historic theme’’ on buildings is protected. Footpath murals could be a different theme, or anything we like and we could have special areas for non-history 3D murals (e.g. at entry to King George V Park or side of the “fitness area’’ off Mural Park.
79
Flower paint tube garden as entry to Mural Park (instead of a fence): Workshop participants had heard there was a proposal to put a fence along the front of Mural Park, and participants strongly opposed that idea. They said it would break natural view lines extending into the park and would provide a barrier and buffer. A fence could discourage people from entering Mural Park and it should not be separated off from Pioneer Crescent. Preferably the opposite should occur – open the whole area up into a civic space with no fences and boundaries. One alternative (if there is a desire to demarcate the Mural Park boundary) is an artistic “flower fence’’ of low scale plants so as not to obscure the view into park. See picture below.
Source Google Projection murals: These involve getting historic photos and projecting them against the backdrop they were originally photographed in front of, e.g. a football team from 1920 photographed in front of the pub – project that image onto the modern day pub façade. 14.5 Further Art Ideas – Town Entries A further range of art ideas was suggested for each of the town entries as part of the work done by the three town entry groups.
80
15. King George V Park Enhancement King George V Park is central to the town, however entrances to the park are narrow and the park is hidden behind development from High Street, Albert Street and Henry Street, which has the potential to inhibit people making use of the park. It was identified that access points to the park could be upgraded and an entrance from High Street could be opened up, which would essentially invite people into the park to make use of the space. Council owns the building at 62 High Street which is located to the north of the Pioneer Memorial and there is opportunity to remove this building to reveal the trees behind it which would provide a natural entrance to the park. Council owns a parcel of vacant land located to the south east of the park which has the potential to be sold and developed as a residential lot. This lot currently provides pedestrian access to the park and the access could be constructed in a manner to maintain the pedestrian access to the park from Henry Street. Preferably, any proposed dwelling on the lot should face the Park to increase passive surveillance and access would be via a rear driveway entrance. The adjacent lot to the south could be subdivided to create an additional internal lot with the potential to widen the access of the lot to the north. It was recognised that when considering enhancements inside the park it is important to leave the area in the centre clear for the Taste of the North West. Pioneer Memorial located on High Street should be retained and restored with landscaping to be established in front of the memorial. This could also provide an opportunity to place shelter over the memorial with signage. There was a suggestion that the Commonwealth Bank site could be developed for a mural centre that could also contain the Kentish Visitor Information Centre, however the cost of renovation would need to be considered and may not be feasible. Council has since decided to demolish this building to make way for future retail opportunities. Proposals
A priority is to remove the green Colorbond fence along Albert Street;
Develop an entrance to the park from High Street by demolishing the building at 62 High Street to reveal the trees behind it and include signage;
Create car parking spaces on the southern side of Albert Street and review the footpath network in this area;
Upgrade the Lone Pine site and create a mosaic pathway from Albert Street to this area of the park;
Reconfigure access to Council owned land at 31 Henry Street, Sheffield CT 61794/6 but retain pedestrian access to the park. Sell the lot for residential development;
Create a bike parking area to the rear of the Service Tasmania building and to the north of the proposed entrance off High Street;
Extend the existing shelter to provide additional shelter for the barbeque area and people supervising children using the play equipment or picnicking in the park.;
Provide a sign near the playground with directions to the bike park as the playground within the park is suitable for young children only;
Reconfigure the south-western access point to the park from the carpark and include signage and artwork;
81
Establish landscaping in front of the bowls club fence to make it more aesthetically attractive near the south-western access point;
Relocate the sundial to the centre of the park near the first bench seat along the mosaic pathway;
Extend the width of the laneway from Main Street to the car park towards the Commonwealth Bank building;
Provide signage or another directional mechanism at the laneway entrance on Main Street to indicate the mosaic pathway;
Place signage on Sheffield Town Hall and conduct a review of the access to the car parking area;
Restore Pioneer Memorial and landscape in front of the memorial on High Street;
Relocate the Local Government Memorial to the Council Chambers; and
Investigate the potential to develop a mural centre at the rear of the Commonwealth Bank site.
Mosaic Path with Mt Roland vista
Sheffield Town Hall - without sign
Old fence along Albert St
Park entry from High St needing work
Looking from Park to the vacant land and accessway known as 31 Henry St
82
16. Walking Paths and Tracks It is important to identify opportunities for pedestrian trails around the town centre. Workshop participants identified existing walking tracks and links that could be used for both exercise and visitors showcasing places of interest on foot. A key town centre spine walk is from the TRAK Working Art Space via the mosaic path though King George V Park, along Blacksmiths Lane to Main Street, then through Mural Place past the VIC to Mural Park and on to Exercise Park. There are many walks on the outskirts of town that are not readily known. An example is the Redwater Creek Falls walk, which is a 1 ½ hour walk starting from the northern end of Johnson Street. Closer to town, the Sheffield Walking Trail offers a 4km circuit (45 minute walk) from Main Street, travelling north along High Street, west along Tarleton Road, south along West Nook Road and up Main Street. This route is shown in blue on the walking tracks map. This trail provides great views of Mt Roland along Tarleton Road, where it was recognised that a lookout point, seat and signage could enhance the experience. It has been identified earlier in the report that construction of a gravel road along Victoria Street would provide connectivity for both cyclists and pedestrians passing from the Sheffield Recreation Ground, which includes the ‘free camping’ area, off-leash dog park and proposed mountain bike terminus to the town centre. This connection would provide an alternative to passing through the school grounds and local access to the off-leash dog park and exercise equipment. This circuit could be of more interest to visitors by developing a map of historical buildings/buildings of significance along the route. There was some concern that street signage in the town is very low which could pose a potential hazard to pedestrians. A Mural Walk brochure is available at the Visitor Information Centre but there was agreement that there is a need to produce a walking track brochure that also includes walks that are located within 10 minutes’ drive from the town centre. The Latrobe Walking Track brochure was seen as a good example but with further information included such as key points of interest, level of difficulty, length of walk, nearest amenities, seating, water refill stations and equipment required. It was seen by workshop participants that accessibility to amenities, filtered water stations and air for cyclists must be considered for all walks, especially near the off-leash dog area. It was identified that there are opportunities to enhance visitor experiences in the town by developing themed walking trails, such as a photo opportunity walk, historical buildings/buildings of significance and native garden walk using interpretive boards in Mural Park.
Proposals
Improve the Sheffield Walking Trail with a lookout point, signage indicating points of interest and seating on Tarleton Road;
Produce a walking track brochure that includes all walking tracks within 10 minutes’ drive of the Sheffield town centre;
Develop a photo opportunity walk, historical buildings/buildings of significance walk and native garden walk using interpretive boards in Mural Park.
83
Walking Tracks Map
84
17. Street Trees 17.1 Introduction At the February Workshop there was broad agreement that Sheffield does not have adequate or appropriate street trees. There were also other opportunities identified for greening, including improved planting in parks, and encouraging of planting autumn colour trees in front gardens. Given Sheffield’s strong commitment to sustainable development, it is appropriate for Sheffield to prepare and implement a Sheffield Greening and Street Tree Action Plan, covering public land, including streets and parks, as well as to provide guidance to private landowners as to how they can contribute to a cohesive greening strategy.
Western Entry – existing avenue trees in need of replacement, with no trees beyond in Main St
High St South – no trees, but opportunity for planting in parking lane
Car park – no trees
‘Mural Place’ – no trees
17.2 Street Trees in Town Entries In each of the earlier sections on town entries, the issues and opportunities for street tree planting or renewal have been outlined. In summary: Western entry
Investigate the current health and longevity of the birch avenue near Hopes Mill Corner;
Add street trees into the parking lane and possibly into the verge from this
existing avenue eastward to Hope Lane. Trees can be spaced 12-15m apart, leaving space for either two parked cars or a parking space and a driveway.
85
Southern Entry – Claude Road
Consider setting back the fence along the Council Depot frontage to provide more room for street trees;
Add avenue planting from at least the Council Depot north to Main Street. This
will involve rationalisation of the scattered street tree remnants already there. Eastern Entry – from Railton
Review the health of the existing birch avenue segment east of Spring Street, and if needing replacement, consider how to locate to create a parking lane on the south side of the street;
Review the relatively recently planted birch avenue segments and decide
whether to retain and enhance, or replace with something likely to grow better. 17.3 Street Trees and other Greening in Town Centre There is potential to enhance both Main Street and High Street within the town centre through the addition of street trees, either in footpaths or in the parking lanes. Due to space availability, services and impact on parking numbers, this needs to be carefully investigated. The section of Main Street from Henry to Spring Streets is a high priority to add trees into the parking lanes. There is much less parking demand in this segment and a real need to visually narrow and enhance its appearance. There are also opportunities to add floral hanging baskets or tubs into the central core of Main Street. With respect to the main car park, the identification of places for some large shady trees in the main car park should be done as part of the parking layout revision. It is likely there are quite a number of corners and undersized spaces that could be used for trees. In addition, trees can be planted as part of the parking bay layout. 17.4 Autumn Colour Theme In terms of tree species selection, there was strong interest in promoting the use of autumn colour species throughout the town, as it was felt that this could complement the colourful mural theme in the town. Autumn colour trees could be added into town parks, including King George V Park, the Exercise Park, and the Recreation Ground precinct. It was felt particularly appropriate to encourage residents along the whole of Main Street to add autumn-colour trees to their front gardens. Advice on appropriate species and suppliers could be provided.
86
18. Key Suggestions for the 2016 Sheffield Structure Plan Council will be preparing a new Structure Plan for Sheffield by December 2016. The proposed zoning changes are summarised here, most of which have been identified and explained earlier in this Report. Proposals The key rezonings proposed for the Structure Plan include:
Extend the General Business zone up the west side of High Street as far as the Council offices.
Create a Particular Purpose Zone for those properties that front Main Street
between Henry to Spring Streets, including the SS&HC to the east of Spring Street. This section of Main Street has a diversity of existing uses and building stock, and this zoning change will provide some increase in potential commercial and tourism sites. Include the whole of the SS&HC site and the properties owned by the proprietor of the Sheffield Honey Farm in this zone. Define precincts within this zone, including one for SS&HC, one for the Sheffield Honey Farm properties and another for the rest of the Main Street properties, with a focus for tourist attractions and support activities.
Proposed zoning changes for Structure Plan
Expand the General Residential Zone southward at the western end of town by
about 35 -40m to facilitate the extension of Hope Street to Caythorpe Road.
Rationalise the various zones currently applying in and around King George V Park to clearly recognise what is Recreation and what is Community Purpose, (such as the Town Hall and TRAK Working Art Space). For example the park is now partly zoned General Residential and part Community Purposes. However given the potential shortage of commercial land, it is recommended to retain the General Business zone over all the High Street public buildings up to and
87
including the Service Tasmania building. This will give greatest flexibility for future uses in these small but versatile buildings.
Consider rezoning the land to the north east of East Victoria Street and north
west of unmade George Street to Industrial. It may even serve as a site for a relocated Council Depot, freeing up the existing Depot land in the current Industrial precinct, which has good road access and exposure for private businesses.
Review the extent of General Residential land. It is clear that there is a greater supply than will be needed for the medium term and is unlikely to attract developer interest.
88
19. Conclusion
This report contains a comprehensive set of draft design concepts and proposals. The next step in the project is to place this draft report on public exhibition to gain comment from the community. The representations will be considered by Council and the design concepts and proposals reviewed in light of community comment. It is expected that the final report will be adopted by Council for use by Council and the community as a guide to future projects proposed to invigorate and enhance the town and to act as an aid to Council in regard to forward planning and budgets.
89
APPENDIX 1 SUMMARY OF OCTOBER SHEFFIELD PUBLIC MEETING DISCUSSION POINTS/ISSUES RAISED AT PUBLIC MEETING
Sheffield Town Hall 13TH October 2015 1. TOWN ENTRIES:
The directional signage seen when approaching Sheffield from Devonport (green DSG sign) is poorly located and causes traffic issues
Not enough signage in town to businesses & accommodation for tourism purposes
Main Street too wide when approaching from Devonport
Uniform theme for town entrance signage
2. STREETSCAPE:
Street trees:
o Plant variety of species that provide attraction for tourism purposes all year around. Deciduous species could provide opportunity for autumn festival, trees that flower in spring (jacarandas in Grafton sited as an example)
o Channel stormwater from gutter into subsoil to provide the water for street trees (an irrigation mechanism used elsewhere)
o Dig sump hole at Redwater Creek site (known stormwater collection point) and use as a water source for street trees
o Shade was raised as an issue - street trees can provide shade
o Involve a range of community members in tree planting process to avoid vandalizing and promote a sense of community ownership
Existing silver birch trees need to be removed
Recent idea from member of the public to plant daffodils planted on roadsides:
o Couldn’t get any help
o Best to use wild daffodil species
3. STREET NETWORK:
Connectivity Issue:
o Highlighted by example given – truck broke down and blocked Main Street. There was no alternative route to get around the truck other than driving up onto the kerb
Visitors sent in wrong directions by GPS and become frustrated. Chris Frankcombe has previously been in touch with Google Maps to fix some of these issues but there may be more we are unaware of
Directional signage key problem for businesses
Provide tourist maps
Possible public/shared space in Pioneer Crescent off Main Street (Penny Lane?)
Tourism Info Centre can be difficult for tourists to find, however it is located near to Mural Park and has good car parking provision
90
Need to construct Victoria Street through to Spring Street to facilitate connectivity:
o One property in that area comprises 5 acres (sewer in the area has capacity for 20 lots)
o Can Council contribute?
4. ART TOURISM IDEAS/ ART TRAIL/PUBLIC OPEN SPACES
Can the playground be upgraded in a manner that is in keeping with the art theme of Sheffield
Sheffield Inc.(Murals/Tourism/Commerce) currently only has 4 members
5. SHEFFIELD STEAM AND HERITAGE CENTRE
Idea to link the train with honey site – create a 7 day a week tourist attraction
Stormwater/flooding issue. Need to identify whether this is an issue that could prevent further expansion of the site as a tourism hub
Need upgrade to Spring & Main Street intersection
The wall of the new shed ideal for murals
Install train art at Spring Street intersection
6. IDENTIFY LOCATIONS FOR FUTURE RETAIL DEVELOPMENT
Commonwealth Bank site (includes dwelling at rear)
o Possible location for markets if dwelling demolished
o Possible retail development
o Enhance appearance of walkway on north-western title boundary (privately owned but Council has a right-of-way)
John Mitchell’s Body Works site could be redeveloped with shops
Many artists that work from home would like a working arts space to sell work -
much like the previous Sheffield Women’s Workspace
7. LIGHT INDUSTRIAL/COMMERCIAL WORKSHOP/CARAVAN PARK
Light industrial development not ideal on corner of Spring Street (Old pottery shop site). Could be developed for tourism accommodation or veterinary business
Possible retirement village site - on Peter Morse’s land?
8. MOUNTAIN BIKE TRAIL
Currently very little public knowledge. The trail will be on the east side of
Kimberleys Lookout. The Sheffield end to be located at the back of the
recreation ground near the Waste Transfer Station
9. STRUCTURE PLAN
Needs to be completed to enable any rezoning required before the
implementation of the Tasmanian Planning Scheme which starts to roll out in
July 2016 (approx.)
91
OTHER POINTS RAISED
Lack of accommodation for visitors – often booked out
Sheffield now has a year round tourist season. But everything closes at 5pm – Tourists limited for meal options
Development of design guidelines – Council to facilitate/assist owners to build on a plan that identifies the characteristics of the town and provides for a cohesive urban vision
More boutique style stores needed
Playground equipment:
o Should be improved
o Open up skate park area – involve local kids in the process to foster a sense of pride. (current issues with unsavoury language/behaviour)
o Include equipment that can be used by residents as exercise equipment. Turkey used as an example of where this has been successfully done (somebody pointed out that that equipment exists in the Health Centre precinct). It was pointed out that the example in Turkey is usually a lot closer together, which encourages social interaction)
o Alternative style playground that works well in Melbourne has rocks, climbing ropes etc. for children to play on. (Ian Potter Foundation Children’s garden)
o Water feature which can be played in during summer. Mayor Thwaites
advised that a public pool was not an economically viable option. Water
