§         What is a mixed-use development?

§         Why does the shopping centre need to be redeveloped?

§         What happened to the development application for the Eastwood Shopping Centre that was approved in 2007?

§         What type of shops will be in the new centre?

§         What type of environmental initiatives are planned for the development?

§         Does the development comply with local planning guidelines?

§         Why have you decided to comply with the Eastwood Master Plan rather than the Development Control Plan?

§         I’ve heard that the residential buildings will be as high as Chatswood. What is the height of the residential?

§         What is the Sydney Metropolitan Strategy and how does it apply to Eastwood?

ANSWERS

What is a mixed-use development?

Mixed-use is the practice of more than one type of use in a building or set of buildings. In planning terms, this can mean a combination of residential, retail, commercial or other land uses.

The influential book The Death and Life of Great American Cities argued that a mixture of uses is vital and necessary for a healthy urban area. As a result, the principles of Transit-orientated development (TOD) and New urbanism have aimed to encourage mixed-use development and create the diversity, walkability and vibrancy that these type of projects create.

The development of the Eastwood Shopping Centre will comprise a redeveloped shopping centre, residential apartments, and commercial office suites.

Examples of mixed-use developments include the following:

L to R : Kogarah Town Centre, Kelvin Grove Urban Village, Dallas Forum, Italian Forum Leichhardt

The benefits of mixed-use developments include:

§         Creates compact walkable urban communities and reduces sprawl

§         Adds new jobs and increases customer base for local shops and services

§         Activates urban areas during more hours of the day (local economy)

§         Reduces auto dependence

§         Contains medium density housing within specific areas

§         Provides a mix of housing choice for young professionals, empty nesters, Single parents, Couples with children, couples without children, senior citizens

§         Enhances the live/walk/work experience

§         Creates a local sense of place

Why does the shopping centre need to be redeveloped?

The Eastwood Shopping Centre is over 30 years old and can no longer compete with other shopping centres in the area. With the departure of the anchor tenant Target in 2006, the centre has had difficulty attracting brand name shops.

In addition, the car park is inefficient and generally at full capacity. The shopping centre leaks during heavy rains, has difficult access for supermarket shoppers, and is an eyesore in terms of contribution to the streetscape.

Refurbishment or renovations to the existing building were deemed to be short term and inadequate solutions. The location and layout of the existing car park was difficult to simply add to. It was determined that the most appropriate long term strategy for the site was a complete redevelopment which would incorporate the latest in environmental initiatives, be able to attract quality shops and offer a much more convenient centre to the local community.

The cost to demolish an existing shopping centre and replace with a new one is not feasible on its own. Therefore, a vibrant mixed-use development was envisaged, based upon many of the successful projects seen in Europe.

What happened to the development application for the Eastwood Shopping Centre that was approved in 2007?

A previous application for the redevelopment of the Eastwood Shopping Centre was lodged in 2006 and approved in 2007. At the time of lodgement, it was intended to comprise Stage 1 (retail) of an overall retail and residential application with stage 2 (residential) to be lodged at a later date upon adoption of the new planning controls for Eastwood Town Centre.

We were subsequently advised that the application could not be assessed as a Stage 1 application, and therefore the approval that was given was for a shopping centre redevelopment only.

The application that has now been lodged is an application for both the shopping centre and residential apartments.

What type of shops will be in the new centre?

We are currently in negotiations with some of the most well known retailers in Australia to act as major tenants for the new shopping centre. Until negotiations have been completed, we are unable to confirm any specific names. The types of tenants envisaged for the new centre include a full sized supermarket, a large fruit barn, chemist, newsagent, bookstore, fashion and accessories, restaurants, travel agency, gift shop, bakery, and services.

What type of environmental initiatives are planned for the development?

The development aims to achieve a minimum Best Practice rating under the Green Building Council of Australia’s Green Star rating tool for shopping centres.

The ESD initiatives include:

§         Rainwater recycling (for use in toilet flushing and irrigation to reduce the use of potable water)

§         C02 monitoring (sensors to ensure comfort and wellbeing of occupants and ensuring sufficient quantities of fresh air are provided throughout)

§         Energy efficient water cooled plant

§         Energy efficient lighting in the common areas

§         Recycling of construction waste

§         Provision of cyclist facilities

§         Reduced flow to sewer

§         Use of low VOC paints, carpets and adhesive/sealants

§         Implementation of Environmental Management Plan

Does the development comply with local planning guidelines?

Yes, although it depends on which local planning guidelines you are referring to. The development complies with the Eastwood Master Plan 2006 which was prepared by Ryde Council’s urban design consultant in mid 2006 and publicly exhibited during November/December 2006.

According to Ryde Council’s website, the Master Plan “encapsulates a 20 year vision to revitalise the Town Centre. It sets guidelines for future planning and development of the Town Centre, providing opportunity for growth and change as well as economic, social and environmental sustainability. Through public consultation, it will also reflect the opinions, ideas and expectations of the people who use the Town Centre…….. The draft Eastwood Masterplan and the Eastwood Flood Study will form the basis of new planning controls, which will be exhibited in 2007.”.

Why have you decided to comply with the Eastwood Master Plan rather than the Development Control Plan?

When we initially approached council with a conceptual plan for the redevelopment of the Eastwood Shopping Centre in early 2006, it was suggested that we work with council and its external design consultants to formulate improved planning controls for Eastwood Town Centre.

It was found during our early design work that some of the planning controls in the DCP such as the building height plane conflicted with being able to achieve good amenity for residents such as cross ventilation of apartments and adequate solar access.

This approach resulted in a bulky pyramid type structures (also known as the wedding cake result) for the site which was not considered to be a good urban outcome.

Building form based upon height plane control

Examples of height plane controls

An approach was taken to ensure that established site densities were preserved and maintained. This resulted in transferring the existing density from the middle of the site to the periphery along the harsh environment of Rutledge St, thereby creating a more appealing façade along Rutledge St and softening its impact. Rowe St on the other hand was kept at a lower scale, with low rise residential creating visual interest and providing passive surveillance opportunities to enhance the safety and security of the Plaza, particularly at night.

Proposed urban form along Rutledge St

Artists perspective of Rowe St

I’ve heard that the residential buildings will be as high as Chatswood. What is the height of the residential?

The Eastwood Shopping Centre redevelopment will have no resemblance to that of Chatswood. The heights along Rutledge St are 9 storey buildings and a 12 storey building on the corner (ie. an average of 10 storeys). A strong urban design approach was taken to vary the massing of the buildings and for the corner building to act as a gateway building and urban marker to Eastwood. The corner building was also identified as an appropriate higher building due to less impact it would have being adjacent to the railway line.

In contrast, residential towers in Chatswood range from the Epica building of 33 storeys, the Regency of 28 storeys and the Sebel of 28 storeys.