Northbridge Town Centre Masterplan

This Master Plan has been prepared for Willoughby City Council by Helen Lochhead Urban Projects Pty Ltd – October 2002

(Due to the size and content of the Masterplan – the following may not contain all the photos and illustrations of the original document.)

SECTION_01: INTRODUCTION

Background

In early 1999 Willoughby City Council commissioned an Economic Audit and Development Strategy for Business Precincts in the local government area to identify preferred economic and development strategies for each Business Precinct.

An action plan for the implementation of economic strategies for Council’s Local Business Districts was completed in September 2000.The report recommended broad strategies for all Business Precincts as well as individual strategies for each of the Local Business Precincts.The recommendations for NorthbridgeTown Centre included strategies for Northbridge Plaza on Sailors Bay Road (west) and the local shopping precinct on Sailors Bay (east).

In addition, recent development applications for major redevelop­ment within the Centre highlighted the need for a clear planning vision for the precinct to guide future change.
As an outcome of Council’s consideration of the Economic Audit and Development Strategy agreed to prepare a Master Plan for the Northbridge Town Centre.

The aims and purpose of this Master Plan

In developing a Master Plan for Northbridge Town Centre Council’s aims are to:

  • establish a gateway to Northbridge and the Willoughby City area.
  • create a cohesive, vibrant comfortable and safe centre that enhances its character.
  • enhance the amenity, enjoyment and appearance of the public domain.
  • rationalise traffic, servicing and parking.
  • determine appropriate limits and opportunities for future develop­ment that respect the character and amenity of the precinct.
  • support a thriving mixed-use precinct.

The purpose of the master plan is to provide a vision for the future of Northbridge Town Centre by developing an urban design strategy that is responsive to the urban context, appropriate to the desired future character and incorporates best practice design principles that facilitate quality development. This is to be achieved by providing:

  • Design guidelines for future development to ensure the built form of the precinct provides a high level of amenity and visual quality;
  • Public domain improvements to enhance the amenity and enjoyment of the public spaces in the Town Centre and
  • A Traffic and Parking Strategy that minimises pedestrian and vehicular conflict and improves servicing, access and parking.

The Master Plan and Urban Design Guidelines will serve to guide Willoughby City Council in determining appropriate development controls for the precinct and public domain improvements that reflect key stakeholder and community expectations for the precinct.

Description of the precinct: Understanding the context

Northbridge Town Centre is conveniently located in the suburb of Northbridge 7km from the Sydney CBD and 4 km from Chatswood City Centre. Northbridge is a major entry point to Willoughby City, the bridge forming a notable gateway to the suburb from the south. From the city, the tree-lined approach along Strathallen Avenue combined with the climb from the valley to the ridge at Sailors Bay reinforce the sense of arrival at the town centre.

The business precinct of Northbridge Town Centre is located on one of the major arterial routes that traverse Willoughby, along Stathallen Ave, Sailors Bay Road (west) and Eastern Valley Way. This makes the precinct highly accessible but also the heavy traffic load makes the streets difficult to cross and reduces the pedestrian amenity of Strathallen Ave and Sailors Bay Rd West.

The town centre is at present ill-defined and without focus. It has distinct parts with different characters:

  • Strathallen Ave is a busy wide trafficked street that terminates at the ridge on Sailors Bay Road. It is characterised by small scale buildings and a mix of local business uses.
  • Sailors Bay Rd West is a busily trafficked road with a varied scale and pattern of buildings along the street and different uses from side to side. Northbridge Plaza, the dominant retail activity in this part of the precinct has an internal focus with Woolworths, the anchor tenant for 43 speciality shops. The Plaza is served by rear parking that contributes to the limited pedestrian activity on the street.
  • Sailors Bay Rd East the local shopping strip has a sunny consistent small scale and character, continuous active street frontage, moderate traffic and kerbside parking which all contribute to a higher pedestrian amenity. Although this part is less vibrant commercially, it is beginning to change with sidewalk cafes and more street activity.
  • The centre has limited public open space. A small pocket park, located on Harden Street behind the shops is well used by lunch time workers. Otherwise, side streets such as Harden Street and Bellambi Street contribute little to the activity and amenity of the precinct.

Recent larger buildings have begun to detract from the small scale traditional village centre giving rise to a contemporary town centre with no distinct identity. The role of the Masterplan is to provide a concept and strategies for how Northbridge can develop while maintaining the values that make it a unique local centre.

Vision

Northbridge is to be a vibrant mixed-use precinct, where a diversity of businesses and quality residential apartments and convenient shopping create a place for people to live, work, meet, shop and enjoy life in a friendly attractive accessible and safe environment.

Joined

Description of the Master Plan: Desired future form and character of Northbridge Town Centre

The Northbridge Town Centre is to be developed as a lively mixed-use precinct with a clear identity shaped by the character of its buildings, streets and public spaces.

The Town Centre will be defined as distinct urban precinct with a different character and built form from the leafy suburban surroundings.

To reinforce the thresholds into the town centre, the main approaches to the town centre, Strathallen Ave, Eastern Valley Way and Sailors Bay Rd will be lined with avenue planting.

In contrast to the neighbouring residential areas, the town centre will be characterised by a consistent and unified built environment of 3-4 storey streetwall buildings with active street frontages along the main streets of the centre.

The particular character of different parts of the precinct will be recognised by:

  • Enhancing the sense of arrival at Strathallen Ave by emphasising the threshold with taller corner buildings at Strathallen Ave and Baringa Road, planting and banners that announce the commercial centre and activities and focal buildings or elements that terminate the vista of Strathallen Ave;
  • Creating a new focus for the centre at Bellambi Street as a town square and meeting place; a tree-lined shared traffic zone and pedes­trian plaza that is focus for community events and activities with outdoor cafes and open shopfronts addressing the square;
  • Preserving the village character of Sailors Bay East by enhancing the local shopping strip with widened footpaths for outdoor eating, street furniture and planting, kerb side parking and a building scale that maintains sunlight to the southern sidewalk all year round;
  • Improving the public domain of Sailors Bay West by enhancing the pedestrian experience along the commercial frontages of the street with a widened footpath, street furniture and avenue planting that maintains the different character of the north side of the street.

Overall, street character and amenity will be enhanced by introducing rear lanes for service access and parking, safer crossings, undergrounding or bundling overhead power lines, providing continuous awnings, wider footpaths and a unified palette of street planting and furniture. Distinct street lighting including special effects and events lighting will also enhance the night time image of the precinct. These physical improvements are to be complemented by a programme of events and activities in the public domain that attract people to the Centre day and night.

Benefits of the Master Plan to Northbridge Town Centre

The implementation of the Master Plan, encompassing the urban design and traffic and transport strategies, will provide significant benefits to residents, businesses and the wider community. These are summarised below:

a. Improvements To The Public Domain

  1. The creation of distinct identity for the Northbridge Town Centre through the use of
    • A coordinated palette of paving, signage, lighting, street furniture and street planting.
    • The integration of public art into streetscape design
    • The use of banners, seasonal flowers and other elements to cel­ebrate different events and festivals
  2. The creation of a town square as a focus for the Town Centre:
    • Bellambi Street Square as a meeting place and focus for community events and activities
  3. A safer pedestrian environment with high amenity created by
    • Active uses fronting streets and public spaces
    • Widened paved footpaths for outdoor eating
    • The use of planters along the kerb to buffer traffic
    • Continuous awnings incorporating pedestrian lighting
    • A programme of events and activities in the public domain that attract people to the centre
  4. The creation of a night time image through the use of:
    • Distinct street lighting, lit shop windows, special effects and special events lighting
  5. The undergrounding or bundling behind the awnings of overhead power lines.

b. Development Guidelines

  1. Mixed-use buildings that will increase the vitality of the Town Centre
    Consistent streetscapes that include:

    • Consistent building heights that protect the amenity of the public domain
    • Buildings that provide active retail at street level and residential or commercial above
    • Continuous street frontages and street wall buildings with continuous awnings
    • Consistent use of materials, finishes and colours
  2. Building envelopes that allow residential or commercial above street level retail.
  3. Building depths that allow natural light and ventilation and the incorporation of ESD principles.
  4. Encouragement of high-quality residential apartments and residential amenity.
  5. Building heights that maintain sunlight access to the public and private domain.
  6. Rear lanes that allow rear vehicular access.
  7. On-site underground or at-grade car parking for new developments.

c. Traffic Management

  1. Better pedestrian amenity through the use of:
    • additional pedestrian crossings
    • creation of Bellambi Street Square shared zone
    • widened footpaths
    • pedestrian refuges
    • roundabouts
    • a reduction in the number of vehicular crossings through the provision of rear lanes
    • through site links from streets to rear lanes
  2. Maintenance of kerbside parking.
  3. Support for public transport.
  4. On-site parking for new developments.
  5. Reduced traffic generation.

Structure of This Master Plan

The Master Plan is structured in three sections:

Section 1.
explains the background, aims and purpose of the Master Plan and explains the vision for Northbridge Town Centre
Section 2.
explains the urban design strategy and the traffic and transport strategy that support the Master Plan and provides the overall planning framework for the future use and development of Northbridge Town Centre
Section 3.
provides the design guidelines that provide the requirements for the built form and the public domain.

Section 3 is divided into two parts:
Part 1: General built form and public domain guidelines which describe the controls relating to the design of all buildings and public domain elements within the centre.
Part 2: The precinct guidelines provide additional detail and controls for new buildings and the public domain in parts of the town centre to ensure the desired future character of each street is achieved.

SECTION_02: URBAN DESIGN STRATEGY

Introduction

The urban design strategy underpins the Master Plan and more detailed guidelines. The strategy establishes the design parameters for the development of the precinct. The urban design strategy focuses on the maintenance and development of quality buildings and a quality public domain in Northbridge Town Centre

The intention of the urban strategy is to provide a long-term planning framework for the area that will deliver a quality urban precinct with the development of high architectural standards complemented by a quality public domain.

The following design concepts inform the urban design strategy for the precinct

Urban design concepts

Define the town centre: gateways

  • Strengthen the green thresholds to the centre by creating tree-lined avenues along the main approaches to Northbridge Town Centre from Strathallen Ave, Eastern Valley Way and Sailors Bay Rd
  • Reinforce the sense of arrival to the NorthbridgeTown Centre from the City by developing strong building forms at the corner of Baringa Rd and at the termination of Strathallen Ave
  • Reinforce the urban environment of the Northbridge Town Centre in
    contrast to the leafy surroundings with 3-4 storey street edge build­ings with active frontages that enliven the public domain and shape its identity.

Create a focus: a new town square

  • Create a centre, a place for people to meet. gather and celebrate, a focus for community events, by transforming BellambiStreet into a town square, a pedestrian plaza and shared zone with active street frontages.

Enhance the distinct parts of the town centre: 3 streets
Reinforce the distinct character of different parts of the Town Centre by creating specific identities for the three key streets

Strathallen Ave by enhancing the sense of arrival from the city at Strathallen Ave with taller corner buildings at the threshold to the precinct.

Sailors Bay Rd East by preserving the village character and amenity
of Sailors Bay East by enhancing the local shopping strip with widened footpaths for outdoor eating, street furniture and planting and kerb side parking.

Sailors Bay Rd West by enhancing the pedestrian experience along the larger scale commercial frontages of the street with a widened footpath and planting

Circulation

Vehicular circulation

Issues / existing situation
Strathallen Ave and Sailors Bay Rd to Eastern Valley Rd is a sub arterial route with a heavy traffic load. In contrast, Sailors Bay Rd east of Strathallen is a collector road with a moderate level of traffic and on-street parking. The adjoining residential streets have limited traffic. The small rear lanes offer some rear service access.The impact of through traffic on the precinct needs to be managed to improve the access and amenity of the centre. Over time, the introduction of more residential into the town centre should ease the traffic as residential apartments generate less traffic than the equivalent retail/commercial floor space and generate more pedestrian activity. In addition, increased pedestrian activity combined with pedestrian improvements such as foot path widenings and crossings should serve to discourage high speeds through the centre.

Strategies
Vehicular circulation within the Town Centre is to be managed by:
Accommodating through traffic (cars, heavy vehicles and buses) on Strathallen and Sailors Bay Road west only.
  • Designing streets to an appropriate minimum width to encourage slower speeds and improve pedestrian amenity.
  • Developing BellambiStreet as a shared zone to provide controlled local traffic access
  • Introducing service lanes to the rear of properties to remove service vehicles from the main streets
  • Introducing footpath widenings.more signalised pedestrian crossings and pedestrian refuges to reduce the impact of traffic on pedestrians.

Vehicle access and parking

Issues/existing situation
Shoppers, commercial visitors and employees largely generate on-street parking. The available parking in the precinct is well utilised. Public parking is predominantly kerb side along the eastern end of Sailors Bay Rd. On Strathallen Ave and Sailors Bay Rd West there is very limited kerbside parking. The lack of street parking has a huge impact on the amenity of these streets. Customer parking is provided at the Village carpark on Strathallen Ave and Northbridge Plaza. There is limited onsite and rear lane access and parking within the precinct as many such properties are reliant on kerb side servicing. Demand for on-street parking will reduce as redevelopment with appropriate parking occurs.

Strategies
Access, parking and servicing in the precinct will be improved by:

Onsite parking and loading

  • Introducing service lanes to the rear properties to remove service and delivery vehicles from the main streets and to reduce kerb crossings.
  • Providing onsite parking and loading facilities as part of all new development
  • Limiting the overall quantum of onsite parking in the precinct to encourage public transport usage
  • Encouraging multiple use of parking facilities to serve daytime, evening and weekend users

Street Parking

  • Continuing to provide on-street parking
  • Providing time restricted kerbside parking for short stay parking on Sailors Bay Rd and Strathallen Ave during business hours 7 days per week.(Some parking is limited during peak hours).

Pedestrian circulation and public transport

Issues / existing situation
There are different pedestrian patterns from the east to the west end of the centre.
At the west end, pedestrian movement along the street is limited. The primary movement is from the Northbridge Plaza car park to the Plaza. There is little movement on the south side of the street. At the east end, the focus of pedestrian movement is along both sides of the street and there is regular crossing between sides. The sunny south side has the higher amenity.
Strathallen has limited pedestrian movement except near the bus stops. There are numerous bus services that run from the city to the north with spare capacity. There is demand for an east-west bus route but there is no immediate plan to upgrade these services.

Strategies
The pedestrian experience in the precinct will be enhanced by:
  • Introducing more signalised pedestrian crossings and pedestrian refuges to improve pedestrian movement through the precinct
  • Widening footpaths to enhance pedestrian amenity by providing more separation between pedestrians and the traffic
  • Developing Bellambi Street as a shared zone and pedestrian plaza
  • Providing rear lanes to reduce the number of vehicular crossings across the footpaths.
  • Including through site links to connect streets with rear lanes
  • Improving amenity for public transport amenity users by providing adequate bus shelters
  • Maintaining existing on-street parking as a buffer to traffic
  • Providing sheltered footpaths with continuous awnings along all street frontages.

Public Domain

Open space and pedestrian activities

Issues/existing situation
The quality and amount of public open space in the precinct is presently inadequate. Harden Street Reserve, a small pocket park provides the only respite. A variety of spaces are important to ensure lunch time users, residents, the elderly and children are catered for and a range of recre­ational experiences and choice is available. Because the public land is limited it is important that the public spaces provided are of a high quality, safe and accessible to all.

Strategies
Quality open spaces intheTown Centre are to provide a focus and variety of experiences by:
  • Developing Bellambi Street into a town square, an active urban plaza and shared zone for local traffic, a place to meet and focus for community events
  • Maintaining Harden Street Reserve as a soft landscape, a quiet pocket park and escape from the street activity
  • Developing a distinctive night time image for the town square for with special effects lighting for special events
  • Developing a palette of paving and street furniture (seats, lights and bollards) that reinforces the Northbridge character
  • Exploring opportunities for the integration of site-specific public art into the design of the public domain
  • Programming special events on a weekly, monthly or annual basis such as weekend markets in the BellambiStreet Square
  • Encouraging informal use of public spaces by encouraging buskers or community groups for special events
  • Introducing decorative elements such as seasonal planting, banners, and other elements to celebrate different events and festivals.

Street hierarchy and character

Issues/existing situation
Strathallen Ave and Sailors Bay Rd West to Eastern Valley Rd is a major through route with a heavy traffic load. The buildings along these streets are varied in scale, form and character. This route has poor pedestrian amenity and crossing the street is difficult.
The through traffic divides Sailors Bay Rd and gives it a different character east of Strathallen Ave. Sailors Bay Rd East is smaller in scale with a moderate level of traffic. The street is fairly safe to cross informally. It has a high amenity.
Quieter sunny side streets such as Bellambi St and Harden Ave offer opportunities for a more pedestrian focus.
Small rear lanes offer some off-street vehicular access and parking but not to all properties.The introduction of traffic, servicing and public domain improvements will reduce the impact of traffic and improve street character, accessibility and amenity.

Strategies
Streets and lanes are designed to reflect the different role of each street by:
  • Widening the northern footpath on Sailors Bay Rd West to improve amenity and provide a buffer between pedestrians and the traffic
  • Widening the southern footpath on Sailors Bay Rd East to improve amenity and to provide an area for outdoor eating
  • Introducing a median refuge in Strathallen Ave to improve crossing.
  • Developing Bellambi Street as a shared zone and pedestrian plaza
  • Extending and developing lanes to provide service access and parking to the rear of sites and to maintain continuous primary street front­ ages
  • Developing a palette of paving, street furniture (seats, lights and bollards) and signage that enhances the street character
  • Integrating site-specific public art into the streetscape design
  • Providing sheltered footpaths with continuous awnings and pedestrian lighting along all street frontages.

Landscape Strategy

Issues/existing situation
The existing trees in the area have a positive effect on the amenity of the area.By building on the existing vegetation and landscape character to establish a strategy, the planting can help the design concepts and establish a local identity in and around the town centre as well as improving environmental quality.

Strategies
The landscape strategy reinforces the hierarchy and character of the streets and the public spaces by:
  • creating tree-lined avenues along the main approaches to Northbridge Town Centre from Strathallen Ave, Eastern Valley Way and Sailors Bay Rd to strengthen the green thresholds to the centre
  • Introducing shaped formal street trees in the town centre that contrast with the informal landscape of the surrounding residential neighbourhoods
  • Introducing more decorative planting within the town centre such as flowering trees, hedging and planters to enhance pedestrian amenity and the different character of each street and open space
  • Introducing seasonal planting to give the precinct a distinct identity at different times of the year

Built Form

Subdivision / lot consolidation

Issues existing situation
Northbridge has a typical traditional subdivision pattern of small lots with narrow shop frontages, however, more contemporary development on Sailors Bay West and Strathallen Ave has eroded this. Rear service access has helped maintain the fine grain of active street frontages in Sailor Bay East. However, not all commercial sites have a rear lane or off-street service access or parking. Servicing businesses from the street compromises street amenity and parking. More recent buildings are changing the scale of the subdivision pattern as sites are amalgamated for larger develop­ments. Currently, Council requires a 27-metre frontage if vehicular access is provided from the main street. Several of these larger developments accommodate front vehicular access that erodes the continuous retail frontage and the pattern of narrow frontages on the street. At present without rear access, only large sites have development potential.

Strategies
The lot consolidation pattern enables smaller lots to be redeveloped by:
  • Introducing and extending rear service lanes along Sailors Bar Road and Strathallen Ave to service the smaller sites.
  • Requiring a minimum site frontage of 12 metres to accommodate on-site parking and service access while maintaining the fine grain subdivision pattern.
  • Reducing retail and visitor car parking requirements on smaller sites in the town centre.

Activities and uses

Issues/existing situation
The General Business 3(a) Zone does not include both sides of Sailors Bay Rd and as a result the commercial centre has a different character and pattern of usage from one side to the other of Sailors Bay Rd West.
There is a fairly consistent pattern of commercial frontages along the street level of Sailors Bay Rd and Strathallen Ave within the General Business 3(a) Zone although the retail at Northbridge Plaza has an internal focus and provides limited street activity.
Above street level the pattern of uses has until recently been mainly commercial uses. Newer developments have changed this by introducing residential on the upper floors. Recent development applications (DAs) reinforce this trend. More residential apartments will help to support and enliven the existing centre.

Strategies
Activities and uses that will enliven the Town Centre day and night will be encouraged by:
  • Ensuring all development within the Town Centre (General Business 3(a) Zone) has active retail uses at street level.
  • Extending retail frontage along Bellambi Street to activate the new Town Square
  • Encouraging shops on Bellambi St and Sailors Bay Rd East to ‘trade out’ to activate the street.
  • Encouraging the development of high-quality residential apartments above street level that will contribute to the commercial vitality and image of Northbridge
  • Maintaining a range of complementary local employment opportuni­ties (commercial/retail) within the centre.
  • Programming events and activities in the Town Centre to complement the commercial and residential uses, to attract visitors to the precinct and to develop a strong Northbridge identity.

Building density

Issues / existing situation
The Willoughby LEP 1995 permits a Floor Space Ratio (FSR) of 1:1.How­ ever there is no FSR control for residential floor space if development is within the 9-metre height limit. Recent development and Development Applications (DAs) have exceeded this FSR by 18-81%.The existing planning controls do not control the built form outcome nor ensure the character of the streetscape, residential amenity and ESD principles are all addressed.
Appropriate FSRs need to be developed for the precinct that reflect the precincts desired future character, development capacity and market viability.

Strategies
FSR controls for Northbridge Town Centre reflect the future built form and character of the precinct by:
  • Including residential floor space in the floor space ratio to limit height and bulk and provide development certainty.
  • Providing a base FSR of 1:1for all sites.
  • Providing an FSR bonus, as an incentive for sites, that:
    • have a minimum 12-metre frontage and develop in accordance with the recommended lot consolidation plan
    • provide land for vehicular access lanes in accordance with the recommended vehicular access plan
    • contribute to public domain improvements in accordance with the recommended implementation plan
  • Providing lower FSRs on Sailors Bay Road East that reflect the lower scale of buildings.
  • Providing higher FSRs on corner sites with 2 street frontages.

Building heights

Issues/ existing situation
Northbridge developed as a 2-storey main street centre. On Sailors Bay Rd East, this is still the predominant scale of development. On Sailors Bay Rd West and Strathallen Ave where there has been more redevelopment, building heights are more varied ranging from 1 to 6 stories. Although there is currently a 9-metre height limit, recent development and DAs have exceeded this height and affected the character scale and amenity of the precinct. Building heights within the precinct need to maintain the amenity of the public domain and ensure an appropriate fit with the existing physical context and the desired future character of Northbridge.

Strategies
New buildings are appropriately scaled in relation to the existing built form, street widths and desired future character by:
  • Ensuring proposed buildings heights are designed to protect the amenity of the public and private openspace such that:
    • 4 storey buildings (3 storey street wall, top storey setback) on Sailors Bay Rd East maintain solar access to the southern footpath in winter.
    • 4 storey buildings (4 storey street wall) on Sailors Bay Rd West maintain solar access to the southern footpath and residential open space on the southern side of the street in winter.
    • 4 storey buildings (3 storey street wall,top storey setback) on Strathallen Ave maintain the existing public domain amenity.
  • Locating taller buildings on key corner sites:(4 storey streetwall)
    • Strathallen Ave and Baringa Road to mark the gateway to Northbridge from the city.
    • Bellambi St and Sailors Bay Rd to mark the Town Square.
  • limiting the maximum building depth above street level to provide high quality residential amenity with good solar access and natural ventilation.

Building setbacks

Issues / existing situation
The typical pattern of development in the Town Centre is a street wall with no setback from the street alignment. Some new developments have varied street setbacks that erode the continuous street frontage. The existing planning controls maintain the zero setback on the street however, stepped side setbacks mandated in the DCP promote inefficient building forms with deep floor plates and poor amenity. Building setbacks should ensure the streetscape character and residental amenity for new development the public domain and neighbouring sites are all ad­dressed.

Strategies
Building setbacks respond to the desired future character and maintain amenity by:
  • Maintaining a zero setback for all street frontages.
  • requiring a top storey setback of 4.Smetres on Sailors Bay Rd East to maintain solar access to the southern footpathin winter and the smaller scale onthe street.
  • requiring a top storey setback of 2 metres on Strathallen Ave to maintainthe smaller scale of this part of the precinct.
  • protecting the amenity of adjoining neighbouring residential proper­ ties by providing a setback of 6m from the property boundary.

Public domain implementation

Issues I existing situation
Residents, businesses and property owners want to see improvements made to the public realm to enhance the amenity, image and identity of the Town Centre.There is currently no mechanism in place to fund public improvements in the Northbridge Town Centre.Increased development in Northbridge Town Centre will place new demands and expectations on the facilities and public domain in the centre.It is appropriate that new development and property owners contribute to upgrading of the public domain.

Strategies
Public domain improvements in Northbridge Town Centre are to be implemented by:
  • Providing incentives for appropriate development through bonus FSR in return for the provision of land for rear lanes and contributions for public domain improvements.
  • Ensuring that the improvements are carried outIn accordance with the Northbridge Town Centre Master Plan and Implementation Plan for public domain acquisition and improvements.
    (see Appendix for Indicative Cost Est mates of public domain improvements)

The upgrading of existing streets and the development of new streets and open spaces should be implemented progressively in tandem with development. Council may require public infrastructure provision by developers in lieu of Section 94 contributions.

SECTION_03: URBAN DESIGN GUIDELINES

Introduction

The urban design guidelines provide the requirements for the built form and the public domain.This section is divided into 2 parts:
Part 1: General built form and public domain guidelines describe the controls relating to the design of all buildings and public domain elements within the centre.
Part 2: The precinct guidelines provide additional detail and controls for new buildings and the public domain inparts of the town centre to ensure the desired future character of each street is achieved.

General Built Form Guidelines

In general. all new development must comply with the following guide­ lines and ensure that the redevelopment of neighbouring sites can be achieved in accordance with these guidelines.

Lot consolidation
To facilitate orderly redevelopment lot consolidation is advocated in accordance with the Lot consolidation plan. Lots are required to have a minimum site frontage of 12 metres to accommodate on-site parking and service access.
New lot boundaries incorporate a rear setback for provisionof a rear lane.The reduced site area is compensated by an FSR bonus.If lots are not developed in accordance withthe Lot consolidation plan and all other master plan requirements the FSR bonus will not apply.
Floor Space Ratio (FSR)
FSR controls vary throughout the Centre and reflect the future built form and character of the precinct For example, Sailors Bay Road East has lower FSRs that reflect the top storey setback while corner sites with 2 street frontages have higher FSRs.
A base FSR of 1:1 applies to all sites.
An FSR bonus is provided as an incentive for sites, that:
  • Have a minimum 12 metre frontage and develop in accordance with the recommended Lot consolidation plan,
  • Provide land for vehicular access lanes in accordance with the recommended vehicular access plan
  • Contribute to public domain improvements in accordance with the recommended implementation plan

The maximum achievable FSR for each siteis indicated on the Density/Floor Space Ratio plan and can only be achieved if all Master Plan requirements are met.

Activities and uses
At street level all buildings fronting streets and public spaces should include active uses such as commercial retail,showrooms and building entrances to activate the streets. Active uses should make up a minimum of 75% of the primary street frontages to provide surveil­lance of the street and to animate the building frontage.
All active street level uses should be at footpath level
Above ground level uses may include commercial office and residential apartments
In mixed use buildings, entrances to residential apartments should be separated from commercial entrances to provide security and an identifiable address for each of the different users.
Outdoor cafes and restaurants are encouraged on Bellambi Street and Sailors Bay Road East.
Mid-block and through site links are encouraged to have active frontage.
Access and Carparking
Vehicular access points to new and exist ing buildings are indicated on the Access and Parking Plan
Pedestrian and vehicular access to buildings should be separated.
Access to parking should be provided from laneways or secondary streets where possible to protect the amenity of the public domain.
Car parking should not be visible from primary streets.
Underground or semi-underground parking is preferred. If parking is provided at ground level it must be located behind the building line and screened from view.
On the primary street frontage carparkfng should be screened by an active use.
Vehicular crossovers should be minimal in size.
Pedestrian through site links are encouraged between rear lanes and the main street. Links should be at grade and provide a direct sightline from one end to the other.
Carparking in new development is to be provided onsite in accor­ dance with the following minimum standards:
Residential parking requirements.
Residential apartments :1 space/ dwelling
visitor parking :1 space / 5 dwellings
visitor parking can be shared with non-residential uses
Commercial / office parking requirements
commercial / office :1 space/ 110 m2 GLA
Retail,restaurant and cafe community uses
retail,restaurant and cafe : 1 spaces/ 25 m2 GLA
supermarkets : 6 spaces/ 100 m2 GLA
No retail car parking required for sites with a street frontage of 12 metres or less ·
: Retail developments are to have a loading bay for service vehicles on site.
: Bicycle parking should be provided in all carparks.
Building Heights
Building heights are expressed in storeys. A storey is defined as one volume of habitable floor space between floor and ceiling upto a maximum height of 3.5 metres.
A minimum floor to ceiling height applies for new mixed use buildings:
Streetlevel:
3.3m – for ground floor retail/commercial
First Floor:
3.3m – for residential or commercial to promote long term flexibility of use
Above first floor.
3.3m – for commercial
2.7m – for residential levels above first floor
2.4m – for the second level of 2 storey residential units
  • Additional storeys will not be considered by reducing the floor to ceiling height. Meuanines,habitable rooms in roof spaces and basements more than 1metre above ground levelv11ill be counted as storeys.
  • Buildings fronting a public street may achieve the number of storeys indicated on the Building Heightplan providing all Master Plan require­ ments are met.
  • The maximum building height may be achieved to a maximum depth of 20 metres from any street alignment. Buildings or parts of buildings not within20 metres from any street alignment will be limited to 1 storeys,unless otherwise indicated.
  • At street corners the higher street wall height is permitted to return along the ajoining street for a distance upto 15 metres on a primary street and up to 20 metres on the secondary street.

Building depth

  • Buildings developed in accordance withthe Lot Consolidation plan may achieve fullsite coverage at ground level where there is only commercial usage and car parking.
  • Above streetlevel. to ensure that daylight access is provided to all habitable rooms and to optimise solar access and natural cross ventilation an internal building depth of between 10 – 18 metres is recommended.The maximum overall building depth should not exceed 20 metres.This allowsfor long term flexibility of use. Buildings that deviate from this standard must demonstrate how optimum daylighting and natural ventilation are to be achieved.

Building setbacks

  • All buildings are to be built in accordance with the Building Setback Plan and the specific precinct guidelines.
  • In general, to maintain a continuous stree twall all buildings are to be built to the street alignment and side boundaries at the street frontage.
  • To reduce the overall scale of the building and maintain solar access to the public domain thetop storey is to be setback fromthe street alignment as follows:
  • 2 metres on StrathallenAvewhere indicated.
  • 4.5 metres on Sailors Bay Road East where indicated except at street corners where the top storey may be built to the street alignment for up to 15 metres from the corner on the primary street and up to 20 metres on the secondary street.
  • On rear lanes buildings may be built to the lane alignment providing the lane is not the primary frontage.
  • All buildings are to be setback 6 metres minimum from the bound­aries of neighbouring residential properties.

Building separation and privacy

  • The following minimum separation between windows of residential buildings is required to ensure adequate privacy, amenity anda high-quality public realm:
    • 6 metres between non habitable rooms
    • 9 metres between non habitable rooms and habitable rooms
    • 12 metres betweenhabitable rooms.
  • For adequate privacy and amenity windows,doors and balconies of habitable rooms are not to be located directly opposite each other.

Solar access and Overshadowing

  • Buildings should be designed to optimise solar access to habitable rooms,private open spaces and public open spaces.
  • Buildings are to be designed to minimise overshadowing of neighbouring buildings and open spaces particularly during the winter months.
  • Appropriate external sunshading is required on all new building windows that receive direct summer sun.

Building expression

  • All new buildings require modulation of the building facade to provide relief,light and shadow andavoid overly simple orrepetitive facades.Facades should be more solid than void or glazing.
  • Building elements such as balconies, recessed terraces, bay windows, sun shading and the like which articulate the facade of a building are required on all buildings.
  • Special attention to the design and detailing of the ground level, entrances and roofs of new buildings is required. Defining a base, middle and top related to the context and overall proportion of the building is encouraged.This can be achieved by use of varied materials and finishes, fenestration, string courses or other relief.
  • A distinct building articulation and expression is required at building corners to reinforce the intersection.
  • All buildings should be designed with openable windows to maximise natural ventilation.
  • Bay windows and French (or Juliet) balconies are encouraged. They may extend over the public street by 450 mm and must comply with BCA standards.
  • All facades, including rear facades and exposed side walls must include fenestration (windows). Except for party walls, blank walls are not permitted.Party walls facing residential zoned land are to incorporate recesses, change of material or texture to provide relief to the wall.
  • Detailed modelling of parapet and gable ends against the skyline is encouraged,
  • Lift overruns,plant equipment, communication devices, solar collec­tors and the like are to be integrated into the design of the building.

Shopfronts

  • Shopfronts should be built to the property line. Only entrances may be setback or recessed.
  • Shop windows should be transparent glass to provide for display.They should not be obscured by painted signs,storage etc.
  • Shop windows should incorporate a sill base of 300mm above footpath level.
  • Openshopfronts are encouraged on Bellambi Street and SailorsBay Road East (south side) to activate the street.
  • Security roller shutters are not permitted on the external face of the building. Security screens may only be used behind the window display
  • Window displays should be illuminated at night for security and pedestrian amenity.

Awnings

  • Awnings are required on all street frontages
  • Awnings must be continuous and relate to adjoining awnings in height and width. Awnings should be predominantly horizontal and solid to provide for shade and shelter. Completely glazed awnings are not recommended.
  • Pedestrian lighting is to be integrated into awnings in accordance with Council’s specification.
  • Where a public through site link is located the entry may be expressed by a change in form and material if appropriate.
  • Through site links should have shopfronts or windows to enhance security and surveillance.
  • Awnings are to make provision for bundled powerlines inaccordance with council’s specification.

External finishes and colour

  • Theexpression,materials andcolour of new development should relate to adjacent buildings and the immediate context.
  • Rendered and painted masonry is preferred.Facades may include a combination of finishes including face brickwork to complement adjoining buildings.
  • Curtain walls & mirror glass are not allowed
  • Concrete floor slabs are not to be expressed on the external face of a building.
  • To ensure compatibility with the existing context the colour palette for external finishes should be predominantly light. Brighter or primary colours should only be used as accents. Colours should enhance architectural elements and detail, not obscure detail.
  • A complete colour and materials scheme must be prepared to show each public street frontage of the building.All proposed signage should be shown.

Building signage

  • Commercial signage is limited to identification signs.These may be located above entrances,suspended under the awning or painted on the external face of the awning.
  • No rooftop signs or signs above the awning line are allowed.
  • No third party advertising is permitted.
  • Painted signage on windows is allowed to obscure no more than 25% of the window area.

Building construction and materials

  • Buildings should demonstrate ESD principles in construction. materials and operation.
  • Preferred building materials include: clay bricks, plantation timber, concrete, gypsum,and plasterboard.
  • Materials to avoid include aluminium, plastics, rainforest timber,steel framing, toxic chemicals in products, processes and construction.
  • Materials with a high thermal mass such as bricks, concrete and stone improve the energy efficiency of a building and are recommended for external walls.
  • External walls,floors and roofs are to be insulated to improve energy efficiency.

Residential development requirements

  • A range of apartments is required in all residential developments to encourage a housing mix that addresses different housing sectors.In all residential buildings the number of studio units is to be limited to
    30%.
  • As a guide recommended minimum apartment sizes are:
    • Studio apartments SOsqm
    • 1 bed apartments 60sqm
    • 2bed apartments 80sqm
    • 3 bed apartments 11Osqm
  • For security and amenity in all residential buildings.the number of units served by a common lobby is limited to 8 per floor
  • All bedrooms of residential buildings and serviced apartments are required to have direct ventilation and natural light. At least 50% of residential units in any development should have cross ventilation.
  • At least 70% of apartments should receive a minimum of 2 hours of sunlight in midwinter to living areas and primary balconies. Limit single aspect southfacing apartments to 1Oo/o of the total number of
    units proposed.
  • A minimum of 10 sqm/dwelling unit of openspace (including court yards,terraces and balconies}is to be provided.Provide all apartments with at least one primary balcony or terrace with a minimum depth of 2 metres next to the living area.

Landscape requirements

  • Significant trees identified on the masterplan should be protected and retained as part of new development. Development may need to be planned around existing trees in some locations.
  • Where a rear setback is required it should be a well designed land­scaped area providing screening to the neighbouring properties.This area should be predominantly planting with minimal paving.
  • Additional landscape areas may be required along the boundary of new rear lanes where the existing trees are to be protected or where screening is required to maintain privacy to neighbouring residential properties.
  • Where existing trees need to be protected the landscaped area may need to be enlarged.
  • Rooftop gardens and terraces are encouraged to incorporate substantial landscaping.

Water conservation and Solar Energy Use

  • Minimise the use of reticulated water through water conservation practices and stormwater harvesting from roof or terrace areas.
  • All new development is to include water saving devices such as dual flush toilets, tap aerators, spring return taps and low water use dish­ washers and washing machines.
  • Solar gas-boosted hotwater heaters of the appropriate size should be integrated into all new development.

Waste Management

  • All developments should provide on site storage for waste and recyc ling facilities in accordance with Council’s requirements.

Overhead Powerlines

  • Council may require developer contributions for power lines in the street adjacent to their development to be bundled and incorporated into awnings or placed underground.
  • All new services areto be located underground.

General Public Domain Guidelines

Introduction
The public domain improvements are designed to enhance the character and amenity of the Town Centre. The hierarchy of streets and public spaces is reinforced with tree planting,footpath width and furniture. New development may be required to contribute or undertake streetscape improvements in accordance with the Master Plan and the following general guidelines:

Street tree planting

  • All streets are to have street tree planting.The location,scale and character of the planting vary to suit different streets however tree selections are to be consistent with the detailed precinct guidelines.
  • In general, street trees should be located in a one metre zone along the kerb line unless otherwise indicated.

Footpaths

  • Footpath widths vary according to their location and pedestrian traffic. Specific footpath widenings are required where indicated.
  • All footpaths are to provide kerb ramps at intersections

Services

  • All new services should be located underground. Pit covers should be related to the paving design.

Paving

  • Footpaths are to have consistent unit paving in accordance with Councils paving specification.Accent paving is only appropriate inthe key public spaces such as Bellambi Street Square.

Street furniture

  • All street furniture (bins.bollards, street signs, street lighting, benches, drinking fountains, bus shelters etc) is to be coordinated in accordance with Council’s specification.
  • Street furniture should be located in a one metre zone along the kerb line (out of the main line of pedestrian traffic)

Street signage

  • Street name signs should be located at all intersections. Street name signs should be wall mounted on buildings if possible to reduce clutter.
  • Identification and directional signs should be located at major nodes eg Strathallen Ave at Baringa Road, the new Town Square at Bellambi St. Map signs are recommended if possible to reduce clutter
  • Traffic control signs should be limited to those essential for traffic and parking control.
  • No private identification is permitted in the street right of way.

Street lighting

  • Street lighting to Councils specification should be coordinated and standardised throughout the town centre.
  • Awning mounted lights to Councils specification should be incorporated in all new development.
  • Special effects lighting may be used to highlight special buildings and streetscapes such as the new Town Square.

Artworks

  • Artworks that relate to the interpretation of Northbridge such as pavement plaques interactive sculpture or fountains that engage people of all ages and backgrounds are encouraged in key public places.

Precinct Guidelines

The following precinct guidelines provide the detailed planning frame­ work for the main streets and spaces in the Town Centre

Strathallen Avenue

Existing Character
Strathallen Ave,is a busy wide trafficked street that terminates at the ridge on Sailors Bay Road.It is characterised by small scale buildings and a mix of local business uses.The buildings setback on the eastern side of Strathallen Ave erode the streetscape and amenity of the street Crossing he street is difficuIt.
Strathallen Avenue has opportunities to contribute to the sense of arrival at Northbridge Town Centre from the City

Future Character
Strathallen Ave will enhance the sense of arrival at the Town Centre by emphasising the threshold with taller corner buildings at Strathallen Ave and Baringa Road, banners that announce the commercial centre and focal buildings or elements that terminate the vista of Strathallen Ave at the top of the hill. Street edge buildings up to 4 storeys with rear lane access will create a continuous shop frontage along Strathallen Ave and a narrow median, street tree planting and seating will improve pedestrian amenity.

Strathallen

Strathallen Avenue
In addition to the general guidelines the following specific requirements apply to development on Strathallen Ave:

Built Form Guidelines
Street level activities

  • Commercial retail

Access and parking
Vehicular access points to new buildings are indicated on the Access and Parking plan

West side
Nos 46-56 :rear lane access
East side
Nos 59-69: access from Strathallen Ave
Nos 57: access from Baringa Road

Building height

  • Maximum number of storeys for new buildings on Strathallen Ave:4 storeys.
  • To reduce the overall scale the top storey is to be setback from the street build to line by a minimum of 2 metres where indicated on the Building Height plan.
  • To reinforce the gateway to Northbridge at the corners of Baringa Road, there ls no top storey setback.The 4 storey street wall height is permitted to return upto 15 metres on StrathallenAve and upto 20 metres on Baringa Road.

Building Setback/building line

  • Buildings are to be built to the street alignment and side boundaries.
  • Buildings are to be setback 6 metres from neighbouring residential properties.

Other

  • The architectural composition and expression of the new corner buildings should be given special attention. Special lighting should be used to highlight the new corner buildings at Baringa Road to an­ nounce the Town Centre at night.
Strathallen Avenue
Public Domain Guidelines
location
between Baringa Road and Sailors Bay Road
Status
New median and pedestrian refuge at Baringa Road
Street reservation
20 metres wide
Footpaths
East side: 3.5 metres.wide
West side: 3.5 metres wide
Median: 0.8-1 metre wide
Traffic capacity
Two way traffic separated by median,kerbside parking both sides during off peak periods.
Street tree planting
Ficus hilli (Hills Fig @ 10-12 metre centres)
Underplantings: (Clivea miniata; Agapanthus spp.)
Planters: (Murraya panniculata – Murraya)
Median planting at Baringa Road –
: Doryanthesexcelsa – Gymea Lily
: Anigozanthus – Kangaroo Paw
Furniture
Fixed bench seating should be confined to bus stops. Bins should be provided next to benches and at street corners.
Lighting
Uplighting of Banners at night
Banners
Banner poles to be located @ 10-12 metre centres between Baringa Road and Sailors Bay Road.

Sailors Bay Road East

Existing Character
Sailors Bay Rd East, the local shopping strip has a sunny consistent small scale village character, continuous active street frontage, moderate traffic and kerbside parking which all contribute to a high pedestrian amenity. Although this part is less vibrant commercially it is beginning to change with sidewalk cafes and more street activity. There are applications for redevelopment in this local shopping strip that could erode the village scale and amenity.
Future Character
Sailors Bay East is to maintain its village character by enhancing this local shopping street with widened footpaths for outdoor eating, street furniture and planting. Buildings stepping up to 4 storeys will maintain sunlight all year round to the southern footpath and rear backyards of houses along Baringa Rd. ·
Short stay kerbside side parking will be kept and the introduction of a service lane for parking to the rear of both sides of Sailors Bay Rd will remove the need for individual footpath driveway crossings and will contribute to the retention of continuous shop frontages on the street.

SBEast

Sailors Bay Road East
In addition to the general guidelines the following specific requirements apply to development on Sailors Bay Road East:
Built Form Guidelines
Street level activities
Commercial retail
Cafes and restaurants with open shopfronts are encouraged on the south side of Sailors Bay Road East (south side) to activate the street.
Access and parking
Vehicular access points to new buildings are indicated on the Access and Parking plan
Northside
Nos 157-183: rear lane access
Rear of 1O Kiola Rd needs to be acquired to provide rear access to 175- 177 and rear of 177 and 183 Sailors Bay Road need to be acquired to connect laneway.
Southside
Nos 134-160: rear lane access
Building height
Maximum number of storeys for new buildings on Sailors Bay Road East: 4 storeys.
To reduce the overall scale and maintain solar access to the footpath opposite the top storey is to be setback from the street building to line by 4.5 metres where indicated on the Building Height plan.
To reinforce the corners at Bellambi Street. there is no top storey setback. The 4 storey street wall height is permitted to return up to 15 metres on Sailors Bay Road and for 20 metres on Bellambi Street.
Building Setback/building line
Buildings are to be built to the street alignment and side boundaries.
Buildings are to be set back 6 metres from neighbouring residential properties in Kiola Road and Baringa Road.
Other
The architectural composition and expression of the corner buildings at Bellambi Street should begiven special attention.
Sailors Bay Road Eeast
Public Domain Guidelines
Location
between Bellambi Street and Euroka Street
Status
Footpath widening
Street reservation
20 metres wide
Footpaths
North side: 3.5 metres.wide
South side: 3.5 metres wide
Traffic capacity
Two way traffic,kerbside parking bothsides,parking restrictions in morning peak period.
Street tree planting
Ficus hilli (Hills Fig @ 10-12 metre centres)
Underplantings: (Clivea miniata; Agapanthus spp.)
Planters: (Murraya panniculata – Murraya)
Furniture
Fixed bench seating between trees.
Bins should be provided next to benches and at street corners.
Artworks
Pavement plaques that interpret the story of Northbridge could be included

Sailors Bay Road West

Existing Character
Sailors Bay West is busy trafficked road with a varied scale and pattern of buildings along the street and different uses from side to side that give it an asymmetrical character.The northern side has a mix of commercial and retail uses. Northbridge Plaza is the dominant retail activity in this part of the precinct. The southern side is lined with housing and has significant street tree planting that enhance the streets.
Sailors Bay Rd West has less amenity than Sailors Bay East. This is mainly due to the heavy traffic, the shaded northern footpath, inconsistent pattern of shop fronts and awnings and the internal focus of the Plaza.
Future Character
Sailors Bay West will be improved by enhancing the pedestrian experi­ence along the commercial frontages of the street with a widened footpath, street furniture and avenue planting that maintains the different character of the north side of the street. The different character of the north side will be strengthened by developing a consistent street wall of buildings with active frontages up to 4 storeys in height to maintain the residential amenity of the south side of the street.

SBWest

SalorsBay Road West
In addition to the general guidelines the following specific requirements apply to development on Sailors Bay Road West:

Built Form Guidelines

Street level activities
Commercial retail
Access and parking
Vehicular access points to new buildings are indicated on the Access and Parking plan
North side
Nos 115-155: rear lane access
Building height
Maximum number of storeys for new buildings on Sailors Bay Road West: 4 storeys.
There is no top storey setback on Sailors Bay West. The 4 storey street wall height is maintained along the Sailors Bay frontage.
Maximum number of storeys for new buildings on Harden Ave opposite Harden Reserve: 3 storeys.
Building Setback/building line
Buildings are to be built to the street alignment and side boundaries.
Buildings are to be setback 6 metres from neighbouring residential properties
Sailors Bay Road West
Public Domain Guidelines
Location
between Bellambi Street and Eastern Valley Way
Status
Footpath widening
Street reservation
20 metres wide
Footpaths
Northside
4.3 metres wide
Southside
3.5 metres wide
Traffic capacity
Two way traffic, no kerbside parking
Street tree planting
Northside
Ficus hilli (Hills fig @ 10-12 metre centres)
Underplantings:
Clivea miniata (clivea)
Agapanthus spp (Agapanthus)
Planters:
Murraya panniculata (Murraya)

Southside
Platanusx hybrida (Plane tree @ 15 metre centres)

Furniture
Fixed bench seating between trees.(North side only)
Bins should be provided next to benches and at street corners.
Artworks
Pavement plaques that interpret the story of Northbridge.

Bellambi Street Square

Existing Character
Bellambi is a local side street with few active frontages. It has a good aspect and is quiet and sunnier than other parts of the Town Centre. It provides convenient kerbside parking for Sailors Bay East It is centrally located in the Town Centre and at present defines where the street character of Sailors Bay Rd changes between Sailors Bay West and Sailors Bay East
Future Character
Bellambi Street is to become a new town square and meeting place; a tree-lined shared traffic zone and pedestrian plaza that is a focus for community events and activities with outdoor cafes and open shopfronts addressing the square.The square is to be an open uncluttered space planted with a simple grove of Jacarandas to provide shade and seating along the edges. Buildings up to 4 storeys will frame the square and regular events such as weekend markets and performances will be programmed throughout the year.

Bellambi

Bellambi Street Square
In addition to the general guidelines the following specific requirements apply to development on Bellambi Street Square:

Built Form Guidelines

Street level activities
Commercial retail
Cafes and restaurants with openshopfronts are encouraged on Bellambi Street to activate the square.
Community events.markets,busking inthe plaza
Access and parking
Vehicular access points to new buildings are indicated onthe Access and Park ing plan
Building height
Maximum number of storeys for new buildings on BellambiStreet Square:4 storeys.
To reinforce the corners at Bellambi Street,there is no top storey setback. The 4 storey street wall height is permitted for the full site depth on BelIambi Street.
Building Setback/building line
Buildings are to be built to the street alignment and side boundaries.
Buildings are to be setback 6 metres from neighbouring residential properties.
Other
The architectural composition and expression of the corner buildings at Bellambi Street should be given special attention.
Architectural lighting of the building facades at night should be considered to enhance the definition of the square
Bellambi Street Square
Public Domain Guidelines
Location
between Sailors Bay Road and Kiola Rd
Status
Partial street closure
Street reservation
20 metres wide
Footpaths
West side
4.3 metres wide
Southside
12.7 metres wide
Shared traffic zone
3.0 metres wide
Traffic capacity
one-way traffic north, no kerbside parking.
Special accent tree planting
Jacaranda mimosifolia (Jacaranda @ 7 metre centres)

Underplantings:
Clivea miniata (clivea)
Agapanthus spp (Agapanthus)
Planters:
Murraya panniculata (Murraya)

Furniture
Fixed bench seating between trees.
Bins should be provided next to planters.
Drinking fountains are desirable.
Lighting
After dark it is important that the square is well lit. Street lighting and will provide some spill lighting
however pedestrian standards and uplighting of the tree canopy are recommended in the square.
Artworks
The use of fountains can often mask undesirable traffic noise and could be of benefit in this space.
Pavement plaques that interpret the story of Northbridge.

New Lane ways

Future character
New service lanes are to be incorporated to provide service and loading access to the new development at the rear of properties on Sailors Bay Road and Strathallen Ave.These streets will be utilitarian in character but will include some trees and screen planting adjoining neighbouring residential properties.
Guidelines Location
Rear of commercial properties on Sailors Bay Road and Strathallen Ave.
Status
New and existing lanes
Street reservation
6.0 metres wide
Verge
Up to 3.0 metres for retention of significant trees as for screen planting.
Traffic capacity
two-way street, two lanes including 1traffic lane and one passing lane or 2 traffic lanes
Street tree planting
Existing trees identified by Council to be maintained.
New plantings may include:
Tristaniopsis laurina (Water gum)
Elaeocarpus reticulatus (Blueberry Ash)
Westringia fruiticosa (Native Rosemary)
Doryanthesexcelsa (Gymea Lily)
Anigozanthus (Kangaroo Paw)
Lighting
Wall mounted sensor lighting should be incorporated at the rear of I properties to enhance night time security