Download - Maribyrnong Lifestyle Plan Report
Maribyrnong Lifestyle Plan
Jacqueline Kirwan | 637846 | Urban Precinct Studio
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Maribyrnong Lifestyle Plan 3
Acknowledgements
Maribyrnong Lifestyle Plan Group
The members of the Maribyrnong Lifestyle Plan are thanked for their contribution and enthusiasm. David Adams Abby Zaplan Cheryl Yeung Leung Wai Sze Charmin
Tutorial Leader
I would like to thank Milena Duric for her extraordinary support throughout this report process.
Studio Coordinator
I would like to thank David O’Reilly for his excellent teaching and organisation of the course.
Maribyrnong Lifestyle Plan 4
Table Of Contents
4.1 Development ...................................................................354.2 Access and Movement ............................................................564.3 Public Space ..................................................................63
1 Introduction ......................................................5
4 The Plan ...........................................................34
5 Implementation ....................................................69
1.2 Context .......................................................................7
2.1 Development ...................................................................132.2 Access and Movement ............................................................202.3 Public Space ..................................................................27
2 Analysis ...........................................................12
3 Vision ............................................................33
1.1 Purpose of the Plan ............................................................6
5.1 Implementation Schedule . ........................................................705.2 Feasibility of the Plan ........................................................725.3 Invisioning the Plan ...........................................................73
Maribyrnong Lifestyle Plan 5
Introduction 1
Maribyrnong Lifestyle Plan 6
Purpose of the Plan 1.1
Maribyrnong Lifestyle Plan is a medium-long term planning initiative that brings hope to the future of Maribyrnong. Its primary purpose is to improve liveability through the development of quality of transportation infrastructure, the built environment and public spaces. These progressions will lead to a more prosperous Maribyrnong.
Along with smaller-scale initiatives implemented throughout the precinct, Maribyrnong Lifestyle Plan will entail significant redevelopment of the Defence Site, which is currently vacant land located in the North-West portion of the precinct.
When successfully complete, the Maribyrnong Lifestyle Plan will see affluent changes to not only infrastructure and the environment, but also to the overall quality of life for residents living in Maribyrnong.
Regional Context
Melbourne Airport
MaribyrnongMelbourne CBD
Local Government Areas
Maribyrnong is located 8km North-West of Melbourne’s Central Business District, and 5km South of The Tullamarine Airport.
Fig. 1Regional Context Map
N
Existing Rail Lines
Proposed Rail Line
Proposed Underground Rail
The Tullamarine heavy rail line proposes to increase accessibility to the Melbourne Airport, increase connectivity to the North-western suburbs and decrease congestion on the roads. Maribyrnong is a central node along the proposed rail line, as it is a growing suburb with a large shopping centre that is centrally located. It has a lot of potential to house growing population.
Proposed Tullamarine Rail Line
The Tullamarine Rail Line will stop twice within Maribyrnong - at Highpoint Shopping Centre and the Defence Site. Other stops will include other growing suburbs, including Niddrie, Keilor East, Airport West and of course the Tullamarine Airport. This train line will maximise population growth while also providing a fast service to the airport.
Fig. 2 Tullamarine Rail Proposal
N
Milleara Mall (Keilor East)
Footscray Plaza Shopping Centre
Central West Business Park (Braybrook)
Sunshine Marketplace
Avondale Heights Shopping Strip
Essendon North Shopping Village
Moonee Ponds Central
Transport Routes From Highpoint to Surrounding Activity Centres
Tram
Bus
Highpoint Shopping Centre
To CBD
Seven activity nodes, all within a 4.5km radius, surround Highpoint Shopping Centre. A tram route connects Highpoint to Footscray Plaza Shopping Centre while bus networks run to Essendon North, Milleara Mall, Avondale Heights and Sunshine. Braybrook Business Park and Moonee Ponds are not accessible by public transport from Highpoint.
Fig. 3 Surrounding Activity Nodes
N
Local Context
Maribyrnong Precinct covers an area of 4.2km2, and is bounded by the Maribyrnong River along the North, East, and West of the precincts borders. The precinct is defined on the Southern side by Maribyrnong Secondary College and Pipemakers Park (right hand side), and by the suburb of Maribyrnong’s boundary on the left hand side.
Highpoint Shopping Centre is the principal activity node in the Maribyrnong Precinct. Additional key land uses include the Department of defence, Pipemakers Park, Maribyrnong River and two schools.
Fig. 4 Local Context Map
N
Land Uses
The current structure of land use in the Maribyrnong Precinct is especially broken up, with very few uses overlapping with one another.
Retail is quite central, with Highpoint Shopping Centre being the core attraction. The Department of Defence (commonwealth land) takes up a significant portion of the precinct (1.3km2), and is currently unoccupied land. Residential districts are currently low-density, spread out across the site. Expanses of Park and leisure are distributed across the site, with the most significant open space being Pipemakers Park (South of the Precinct).
Fig. 5Land Uses
N
Maribyrnong Lifestyle Plan 12
Analysis 2
Maribyrnong Lifestyle Plan 13
Development Analysis 2.1
Overview
This segment details an analysis of developed infrastructure within the Maribyrnong Precinct. It identifies social dynamics that are restricted as a consequence of poor developmental strategies.
Issues
Employment opportunities restricted to retail
Limited affordable housing
Few residents have full ownership of their home
High housing stress
Low density housing restricting growth
Centralised and narrow range of attractions
Unconsolidated Car Parks around Highpoint Shopping Centre
Opportunities
Vacant land in the Defence Site
Unconsolidated car parks and vacant land surrounding Highpoint
Vacant land along Wests Road
Poorly utilised space along Raleigh Road
Maribyrnong Lifestyle Plan 14
Employment 2.1DevelopmentInsufficient Employment Opportunities
Issue: Employment opportunities restricted to retail
Highpoint Shopping Centre is not only the central attraction in Maribyrnong, but also holds the vast majority of employment opportunities within the suburb. As a result, there remain very little prospects for employment in business sectors outside of the commercial trade. With a third of Maribyrnong Residents working in office-related jobs (apm Price Finder, 2011), many are forced to commute to other suburbs or Melbourne CBD.
Not only does insufficient employment opportunities inconvenience residents having to commute, car dependency is also further increased. The growth of Maribyrnong is also limited by its lack of future-proofing employment sectors, as there are no office spaces available.
Employment Opportunities
Fig. 6Employment Opportunities
N0 400m
Highpoint Shopping Centre [retail]
Big box retail
Maribyrnong Lifestyle Plan 15
Housing 2.1DevelopmentHousing Stress
Issue: Limited affordable housing
There are currently no regulations enforcing the development of an appropriate amount of affordable housing. This lack of enforcement has led to developers establishing luxury living apartments in prime locations such as opposite Highpoint Shopping Centre (as seen below). As illustrated in figure 7, the value of property far exceeds the Victorian average of $480,000, with some dwellings in Maribyrnong reaching as high as $2 million (apm Price Finder, 2011b). Essentially people who are financially less well off are pushed away from the main activity centre of Maribyrnong, or are forced to relocate to a more affordable suburb.
Majority of houses valued above $600,000
Majority of houses valued above $900,000
Fig. 7Property values (apm Price Finder, 2011b)
N0 400m
Maribyrnong Lifestyle Plan 16
Housing 2.1DevelopmentHousing Stress
25%
20%
Maribyrnong Victoria
23%
33%
Maribyrnong VictoriaFig. 8% of people who fully own their homes (Profile.id, 2011)
Fig. 9% of people in Housing Stress (Community Indicators Victoria, 2011)
Having full ownership of a home takes a lot of financial pressure off living. With only a very small proportion of Maribyrnong residents fully owning their homes, a lot of people are left stressing over ongoing rent or mortgage bills.
As a consequence of very little available affordable housing, as well as low percentage of housing ownership, a high proportion of Maribyrnong residents are spending over 30% of their income on housing. This can leave people vulnerable, and put greater stress on buying essentials such as a healthy diet, heating or transport.
Issue: Few residents have full ownership of their home
Issue: High Housing Stress
Maribyrnong Lifestyle Plan 17
Housing 2.1DevelopmentHousing Density
Fig. 10Detached Housing Section
Fig. 11Dwelling Structure (apm Price Finders, 2011a)
50%
24%
26%DetachedHouse
Semi-detachedHouse
Appartment
Currently, three quarters of Maribyrnong’s dwellings are detached or semi-detached 1-3 storey housing. Consequently, the majority of Maribyrnong is low density, which restricts the opportunity for future growth. Figure 10 illustrates the typical layout of suburban streets, which evidently reveals the extent of detached housing.
Issue: Low Density Housing Restricting Growth
Maribyrnong Lifestyle Plan 18
Attractions 2.1Development
Fig. 12Existing Attractions
N0 400m
Main AttractionHighpoint Shopping Centre
Parkland
Recreation Centre
Attractions within Maribyrnong are essentially limited to Highpoint Shopping Centre, the recreation centre to the South of Highpoint, and the parkland to the South-East of Highpoint. These attractions are essentially concentrated to one area – and although this may be beneficial for visitors, residents are inconvenienced by having to commute for daily shopping or recreational activities.
Existing attractions are also quite limited in what they offer, as there is little more than commercial chain stores in terms of shopping, and a swimming pool & open green space in terms of recreation. Maribyrnong has a lack of local activity strips for everyday shopping and socialising.
Issue: Centralised and Narrow Range of Attractions
Maribyrnong Lifestyle Plan 19
Car Parks 2.1Access and Movement
Fig. 14Unconsolidated Car Parks Section
Fig. 13Unconsolidated Car Parks
N0 200m
Issue: Unconsolidated Car Parks around Highpoint Shopping Centre
Surrounding Highpoint Shopping Centre, there is a significant amount of space dedicated to car parking, a lot of which is unconsolidated, resulting in a sprawl of cars enclosing the shopping centre. The single level car parks are illustrated in figure 13, which is visualised in figure 14.
These unconsolidated car parks are not only visually displeasing, but also use up valuable space.
Maribyrnong Lifestyle Plan 20
Access and Movement Analysis 2.2
Overview
This segment details an analysis of accessibility infrastructure within the Maribyrnong Precinct. It identifies social repercussions of inadequate transportation systems.
Issues
Inadequate walking infrastructure
Inadequate cycling infrastructure
Inadequate pedestrian crossings
Insufficient public transport
Priority of automobiles
High Automobile Traffic Volumes
Limited Accessibility
Opportunities
Poorly used space on main roads
Site is only 4km North-West of Flemington Racecourse Line
Established tram routes have potential for extensions
Untapped residential areas to the North
Maribyrnong Lifestyle Plan 21
Pedestrian Infrastructure 2.2Access and Movement
Issue: Inadequate Pedestrian Paths
Pedestrian paths are currently fragmented throughout Maribyrnong, making it difficult for people to comfortably and safely commute by foot between destinations. At present, the only continuous pedestrian path within Maribyrnong exists along the eastern front of the River, though even this path discontinues at the Defence Site, which effectively acts as a barrier to movement.
Additionally, pedestrian paths are often narrow and exposed to oncoming traffic, or have poor continuity throughout the suburb (as illustrated in images below). This is especially problematic for people with low levels of mobility.
With inadequate pedestrian paths, people are discouraged to walk between destinations, as they may feel less comfortable when there is little distance between themselves and oncoming motorised vehicles. As the best alternative, people instead often turn to automobiles as their priority form of transport, even between insignificant distances.
Fig. 15Existing Pedestrian Paths
Existing Pedestrian Paths
N0 400m
Maribyrnong Lifestyle Plan 22
Cycling Infrastructure 2.2Access and Movement
Fig. 16Existing Cycling Paths
Existing Bicycle Lanes
N
Similar to pedestrian paths, bicycle lanes distributed across Maribyrnong are extremely fragmented, and do not supply riders with adequate safe routes for a variety of destinations. The cycling paths predominately hug the eastern bank of Maribyrnong River, indicating this infrastructure primarily caters for leisure cycling. There are very few bicycle tracks along the main roads, making them an even greater danger to cycle along. Less confident riders are as a result discouraged to use cycling as a primary mode of transport.
Issue: Inadequate Bicycle Lanes
Fig. 17People who cycle to work (2011) (Maribyrnong City Council, 2014)
0 400m
Maribyrnong Lifestyle Plan 23
Pedestrian Infrastructure 2.2Access and Movement
Issue: Inadequate Pedestrian Crossings
Highpoint Shopping Centre is currently the central activity hub within Maribyrnong. Its primary function is to operate in accordance to the needs of people, yet it is incredibly difficult for people to safely access the complex by foot from surrounding areas.
As illustrated in figure 18, there is currently an inadequate amount of pedestrian crossings between Highpoint Shopping Centre and surrounding spaces. Consequently, pedestrians accessing the complex may feel unsafe, particularly the elderly, disabled or those with young families. The lack of pedestrian crossings is a contributing factor to the heavy reliance on automobiles for access to the site.
Fig. 18Pedestrian crossings surrounding Highpoint Shopping Centre
Existing Pedestrian Crossings
N0 100m
Maribyrnong Lifestyle Plan 24
Public Transport Infrastructure 2.2Access and Movement
Fig. 19. [Credit to David Adams - Modified by Jackie Kirwan]Existing Cycling Paths
Existing Public Transport Network
N
28.1
23.7
Maribyrnong Victoria
Fig. 20 % of people limited or restricted by public transport in 12 months ( Community Indicators Victoria, 2011)
Public transport networks in Maribyrnong exist, though are difficult to conveniently use, and supply indirect services to the city and surrounding suburbs. The bus network is messy, and confusing to navigate through, while the tram network is disjointed and also slow. In order to commute from the CBD to Highpoint Shopping Centre by public transport, one must take the 57 tram route to the edge of the Department of Defence, then either walk a steep hill or catch a bus two stops to the entrance. There are no heavy rail services running to Maribyrnong.
Residents of are evidently more restricted by public transport services in comparison to Victoria as a whole.
Issue: Insufficient Public Transport
0 400m
Maribyrnong Lifestyle Plan 25
Automobile Dominance 2.2Access and Movement
Fig. 21Automobile Roads
N Fig. 22High Transport Stress (Maribyrnong City Council, 2005)
N
Automobiles are the central, and most convenient mode of transport in Maribyrnong. In comparison to active and public transport infrastructure, figure 21 illustrates the substantial priority that automobiles have over any other forms of transport. This intricate network of roads and priority given to cars illustrate why it is that two thirds of residents rely on cars for commutes to work (apm Price Finder, 2011).
Issue: Priority of Automobiles Issue: High Automobile Traffic Volumes
As a result of such a high dependence on automobiles within Maribyrnong, unnecessarily high volumes of traffic have come to crowd the main roads, illustrated in figure 22. This traffic results in pedestrians and cyclists feeling exposed and uncomfortable, as well as an overall lower community engagement at a street level.
0 400m 0 400m
Maribyrnong Lifestyle Plan 26
2.2Access and Movement
Fig. 23Highpoint Shopping Centre Accessibility
N Fig. 24 [Credit to David Adams]Grand Bazaar Accessibility
N
Highpoint Shopping Centre has just a few entry points, and very limited amount of internal paths. This is extremely restricting for the direction of movement, which may in turn become quite boring for those who make regular visits. With no direct way of moving through the site from East-West, Highpoint acts as a significant barrier for pedestrians.
Highpoint Grand Bazaar
The Grand Bazaar is a shopping mall in Istanbul with an open plan and walking thoroughfares branching throughout. This layout not only dramatically improves the accessibility, but also creates an interesting arrangement that even regular visitors would enjoy exploring. Highpoint should aspire towards greater accessibility by looking towards Grand Bazaar.
Pedestrian InfrastructureAccessibility of Activity Hub
0 50m0 100m
Issue: Limited Accessibility Benchmark: High Accessibility
Maribyrnong Lifestyle Plan 27
Public Space Analysis 2.3
Overview
This segment details an analysis of public space within the Maribyrnong Precinct. It identifies key social and ecological concerns that prevent public space from thriving.
Issues
Lack of people using public parks
High crime rate
Low perception of safety
Regular inundation of land
Erosion of the Maribyrnong River
Polluted stormwater runoff threatning ecosystems
Opportunities
High quality existing park space
Space for implementation of amenities
Environmental Amenities: Riparian Zones and open space
Maribyrnong Lifestyle Plan 28
Park Space 2.3Public Space
Fig. 25Existing Park Space
N
Issue: Lack of People Using Public Parks
Underutilised Park Space
Chifley Drive
Village Green Reserve
Pipemakers Park
D.F. Thompson Reserve
0 400m
Pipemakers Park
“people tend to sit where there are places to sit” - William H. Whyte
If there are no places to sit, no paths to walk on or no additional facilities, people will not want to spend time in the space.
Public parks within Maribyrnong are beautiful open green spaces, which all have strong potential for enjoyment by the public. These spaces could by used by families, pet owners, and friends looking to kick a football, really anybody looking to have fun and relax. Instead, these parks are almost entirely vacant, as I observed during my visit at around lunchtime on a nice day (refer to image below). This emptiness has come about partly due to the lack of public amenities present at the sites, consequently deterring people from using them.
Maribyrnong Lifestyle Plan 29
Safety 2.3Public Space
Fig. 28% of People Who Feel Safe in Public at Night (in 2012-2014) (Community Indicators Victoria, 2011)
Issue: Low Perception of Safety
Fig. 27Number of Crimes Recorded Against Property (Per 100,000 in 2012-2014) (Community Indicators Victoria, 2011)
Issue: High Crime Rate
Fig. 26Vandalism Spree (The Age, 2015)
The rate of crime against property within Maribyrnong is almost double that of Victoria. As recently as August 2015, 17 cars were damaged in a 3:30am vandalism spree on Middle Road (parallel to Raleigh Road). This lack of safety is a significant issue, particularly for those with young families.
Evidence of high crime rates has resultantly impacted on how safe people feel in public spaces at night time, with the overall perception of safety lower in Maribyrnong than in Victoria as a whole. This low perception of safety impacts on the number of people occupying public space at night. With less people willing to spend time outside at night, spaces become more desolate, which further contributes to opportunities for crime to arise.
“Busy streets are safe streets... with people all watching out for each other” - Jane Jacobs
7429
4759
Maribyrnong Victoria
64%
70.50%
Maribyrnong Victoria
Maribyrnong Lifestyle Plan 30
Hydrology and Ecology 2.3Public SpaceFloodplain
Residential
Park Land
Department of Defence
Fig. 29Floodplain
N0 400m
Issue: Regular Inundation of Land
Extensive flooding from waterways and open drainage systems in Maribyrnong occur every 10-20 years, and has historically inundated up to 385 hectares of land (Melbourne Water, 2015). This flooding can be extremely unsettling for many people and businesses, and particularly damaging to residential homes located within the Eastern wing of Maribyrnong. The extent of damage is apparent by looking at the 1934 floods, where six thousand people were left homeless, and eighteen people died (Melbourne Water, 2015).
Maribyrnong Lifestyle Plan 31
Hydrology and Ecology 2.3Public SpaceFloodplain
Fig. 30 Floodplain Section
0 50m
As evident in figure 30, low-lying land adjacent to the Maribyrnong river exposes a significant amount of residential dwellings to regular flooding.
Residential properties are almost immediately vulnerable to rising water levels, as there is very little vegetation to act as a hindrance for insignificant floods.
Maribyrnong Lifestyle Plan 32
Hydrology and Ecology 2.3Public SpaceRiverbank Erosion and Water Quality
With such a highly impermeable surface, stormwater in Maribyrnong picks up contaminants such as pollutants, waste, nutrients and litter, which then run into the river. This polluted stormwater is a major threat to the Maribyrnong River and inhabiting organisms.
Issue: Polluted stormwater runoff threatning ecosystemsIssue: Erosion of the Maribyrnong River
The Maribyrnong River has been eroding since at least the 1930’s, which had lead to high-suspended sediment levels in the river. The erosion of the rivers bed and banks contribute to providing an healthy habitat for aquatic plants and animals.
Image credit: David Adams Image credit: David Adams
Maribyrnong Lifestyle Plan 33
Vision 3
Maribyrnong Lifestyle plan will establish a strong foundation of accessibility, safety and provision of high quality public facilities in order to accommodate the needs of the immediate community as well as Greater Melbourne. Maribyrnong will be a vibrant and accessible active hub; it will be a place for everyone with a variety of housing, schools, diverse transport options and inviting open spaces – all within a close proximity to one another. Through fostering a well-connected place where people can conveniently work and live, a higher quality of life will emerge.
The development of safe and attractive links with a variety of public facilities through public spaces will incentivise the community to engage with the environment. The Lifestyle Plan will encourage the use of mixed transport options, and decentralise the principal activity hub of Highpoint Shopping Centre in order to inspire pedestrian activity at a street level. Maribyrnong will become the city within the suburbs, the place where people want to be.
Maribyrnong Lifestyle Plan 34
The Plan 4
Maribyrnong Lifestyle Plan 35
Development Plan 4.1
Overview
This theme outlines strategies for future development in the Maribyrnong Precinct. It addresses the substantial concern of housing affordability and growth, as well as employment opportunities and activity de-centralisation.
Strategic Directions
Develop a mixed-use strip in the Defence Site, with a range of new attractions
Establish a large amount of regular and affordable housing within the Defence Site
Establish a small amount of luxury housing along the river edge within the Defence Site
Establish additional office space in the Defence Site
Establish an entertainment and activity strip along a 200m section of Raleigh Road
Provide affordable housing and office spaces in close proximity to Highpoint Shopping Centre
Establish affordable housing and office spaces along Wests Road
Maribyrnong Lifestyle Plan 36
Development of the Defence Site 4.1Development
Fig. 31The Department of Defence Land Use Proposal
N0 400m
Strategic Direction
Develop the Defence Site with residential, commercial and public uses catering for a
wide range of demographics
The Department of Defence presents 1.3km2 of vacant land that has recently been approved for redevelopment (Maribyrnong City Council, 2015). This land is effectively a blank canvas that can be regenerated to accommodate a range of community needs.
Development in the Defence Site will comprise of a significant amount of residential dwellings, a commercial activity strip, office spaces and public facilities.
Maribyrnong Lifestyle Plan 37
Development of the Defence Site 4.1Development
Fig. 32Proposed Defence Site Activity Strip
N0 400m
Cartridge Road Activity Strip
Strategic Direction
Develop a mixed-use strip in the Defence Site, with a range of new attractions
Along the main road in the Defence Site (Cartridge Road) a 600m long mixed use strip will be established. This new strip will comprise of buildings up to 5 storeys high with a range of commercial, office and residential spaces. Essentially, an exciting and vibrant atmosphere will be produced, suited to people from a range of demographics.
Maribyrnong Lifestyle Plan 38
Development of the Defence Site 4.1DevelopmentCartridge Road Activity Strip
Fig. 33 [Credit to David Adams - Modified by Jackie Kirwan]Cartridge Road Street Network
N
Cartridge Road Street Network
Cartridge Road’s activity strip will be 600m and incorporate a bend at the top end for some additional interest.
Nature strips will be very prominent along the entire length of Cartridge Road, which will contribute to a light-hearted and relaxed atmosphere.
Maribyrnong Lifestyle Plan 39
Redevelopment of the Defence Site 4.1Development
Fig. 34Proposed Cartridge Road Layout
Cartridge Road Activity Strip
5 Storey buildings will cater for a range of mixed uses including commercial, residential and office spaces.
Outdoor dining spaces will create a fantastic community setting.
Lines of trees will encorporate nature into the setting, as well as separate pedestrians and cyclists from automobiles, creating a more relaxing ambiance.
Tram system will connect people in Maribyrnong as well as from surrounding suburbs to Cartridge Road Strip.
Streetlights will help pedestrians feel safe at all hours of the day
Maribyrnong Lifestyle Plan 40
Redevelopment of the Defence Site 4.1DevelopmentCartridge Road Activity Strip
“Make it nice where you are, and put the density on top” - Jan Gehl
Local commercial shops on ground level, with a range of dining, cafe’s and retail
Office spaces on the middle floors to accommodate economic growth
Residential dwellings on the upper floors to encourage growth
Fig. 35Categorisation of floor usages
Maribyrnong Lifestyle Plan 41
Redevelopment of the Defence Site 4.1DevelopmentCartridge Road Activity Strip
Fig. 36 Graduating Building Heights
Fig. 37Physical Street Seperation
Graduating Building Heights
As buildings approach existing residential areas and the Maribyrnong River, building heights will graduate down from 5 storeys to two storeys. This will help the new medium density development fit in with the existing layout of Maribyrnong
Physical Seperation Between Uses
Creating physical barriers that seperate pedestrians, cyclists, cars and trams from one enother will significantly increase the safety and comfort of all different commuters.
Maribyrnong Lifestyle Plan 42
Redevelopment of the Defence Site 4.1Development
Fig. 38Cartridge Road Angled Corners
Cartridge Road Activity Strip
Ildefons Cerdà, a Spanish urban planner identified the benefit of angling each corner at intersections. He recognised that these corners allow the streets to broaden at every intersection, creating greater visibility and fluidity of foot traffic in all directions. (Kaushik, 2013)
Angled corners Active Edges
Outlined by Jane Jacobs, active edges are essential in attracting people to a space. In designing shop fronts along Cartridge Road, wide glass windows are integrated at the ground level of most buildings. These large shop frontages will create direct transparent interfaces, where people on the street are enticed to engage with each shop.
Fig. 39Cartridge Road Active Shop Fronts
Maribyrnong Lifestyle Plan 43
Redevelopment of the Defence Site 4.1DevelopmentCartridge Road Activity Strip
Regular quality public furniture encourages people to linger
Drinking fountains for the comfort of pedestrians
Waste and recycling bins to encourage waste disposal and keep the streets clean
Secure bicycle parking to encourage active transport
Trees to help seperate pedestrian from cars, provide shade and increase comfort
Fig. 40Street Detail
Maribyrnong Lifestyle Plan 44
Development of the Defence Site 4.1DevelopmentVisualising Cartridge Road Activity Strip
Fig. 41Perspective Illustration of Cartridge Road #1 [Credit to Abby Zaplan]
Maribyrnong Lifestyle Plan 45
Development of the Defence Site 4.1DevelopmentVisualising Cartridge Road Activity Strip
Fig. 42Perspective Illustration of Cartridge Road #2 [Credit to Abby Zaplan]
Maribyrnong Lifestyle Plan 46
Development of the Defence Site 4.1DevelopmentHousing Development
Strategic Direction
Fig. 43Regular/Affordable Housing
N0 400m
Regular/Affordable Housing
Luxury Housing
Fig. 44Luxury Housing
N0 400m
Strategic DirectionEstablish a small amount of luxury housing along the
river edge
The Defence Site will incorporate a small amount of luxury housing in order to cater for more wealthy occupants looking to settle in Maribyrnong. This would help establish a more diverse range of demographics. These houses will be placed along the river for a spectacular view of Maribyrnong River.
Establish a large portion of regular and affordable housing within the Defence Site
The Defence Site will incorporate a significant amount of medium-density housing development consisting of at least 60% affordable housing. This will encourage growth, and cater for lower socio-economic groups settling in Maribyrnong.
Maribyrnong Lifestyle Plan 47
Development of Defence Site 4.1Development
Fig. 45Defence Site Office Space
N0 400m
Defence Site Office Space
Strategic Direction
Establish additional office space in the Defence Site
Running adjacent to the mixed-use strip in the Defence Site, additional buildings will be erected devoted specifically to office space. This will boost the employment opportunities of Maribyrnong.
Maribyrnong Lifestyle Plan 48
Development of Raleigh Road 4.1Development
Fig. 46Proposed Raleigh Rd Activity Strip
N0 400m
Raleigh Rd Activity Strip
Strategic Direction
Establish an entertainment and activity strip along a 200m section of Raleigh Road
Introducing a small activity strip along Raleigh Road would help decentralise activity in Maribyrnong by attracting people to residential areas to carry out daily shopping and socialising. Hence, a more community atmosphere would be generated among residents.
This activity strip will consist 2-storey developments with restaurants, bistros, café’s and grocery stores on the ground floors, and housing on the upper floors.
Essentially, Raleigh Road will transform from being a car dominated space avoided by pedestrians to become a spot for locals to ‘hang out’ and enjoy one another’s company.
Maribyrnong Lifestyle Plan 49
Development of Raleigh Road 4.1DevelopmentCurrent Raleigh Road Layout
Raleigh road is currently entirely automobile dominated, with limited space for pedestrians or cyclists, and very little activity at a street level.
Raleigh Road is not currently a space people would want to spend time, instead it is often entirely vacant from pedestrians.
Fig. 47Existing Raleigh Road Layout
Maribyrnong Lifestyle Plan 50
Development of Raleigh Road 4.1DevelopmentProposed Raleigh Road Layout
Fig. 48Proposed Raleigh Road Layout
Raleigh Road will become a vibrant activity strip in Maribyrnong, where people want to spend time.
A line of trees will provide pedestrians with shade, as well as separation pedestrians from automobiles and cyclists. This will contribute to the safety and comfort of pedestrians.
Cyclists will receive a priority lane, which will encourage active transport.
Additional lighting will help improve safety and comfort of pedestrians at night.
Buildings will become two storeys in order to cater for residential dwellings as well as introducing local food shops.
Active shop fronts will help attract people to the strip.
Maribyrnong Lifestyle Plan 51
Development of Raleigh Road 4.1DevelopmentRaleigh Road Street Structure
Benchmark - Amsterdam
Fig. 49Raleigh Road Design Detail
Raleigh road Street Design Detail
In some areas of the city, Amsterdam has implemented a successful road-sharing system. ‘Fietsstrook’ type cycle lanes are when a generous portion of the road is reserved for cyclists. When a car needs to overtake another car, or is approached by an oncoming car, they are able to use the ‘fietsstrook’ bike lane momentarily.
Raleigh Road will adapt the Amsterdam’s ‘Fietsstrook’ style of roads, where cyclists will have their own lanes that will only be occupied by motor vehicles overtaking trams. This will use the road space a lot more efficiently, and considerably improve the safety of cyclists along a major road.
“We can have a city that is very friendly to cars, or a city that is very friendly to people. We cannot have both” - Enrique Penalosa
Maribyrnong Lifestyle Plan 52
Development of Raleigh Road 4.1DevelopmentRaleigh Rd Activity Strip Detail
Fig. 50Proposed Raleigh Road Building Detail
On the ground floors of Raleigh Road development, restaurants, bistros, café’s and grocery stores will attract people to the area, and increase the sense of community with more exciting streets.
The upper floor will consist of residential dwellings, which will contribute to Raleigh Road becoming a place for people, as well as facilitating growth.
Maribyrnong Lifestyle Plan 53
Development of Raleigh Road 4.1DevelopmentVisualising Raleigh Road
Fig. 51Perspective Illustration of Raleigh Road [Credit to Abby Zaplan]
Maribyrnong Lifestyle Plan 54
Development Around Highpoint Shopping Centre 4.1Development
Fig. 52Residential and Office Development around Highpoint
N
Appartments and Office Spaces
Strategic Direction
Provide affordable housing and office spaces in close proximity to Highpoint
Shopping Centre
Vertically consolidating car parks around Highpoint Shopping Centre will open opportunities for development. In this space exposed through consolidation, 3-4 storey buildings will be constructed. These buildings will consist of a mix of apartments, 60% of which must be affordable, as well as office spaces.
In the vacant land east of Highpoint, a 5-6-storey apartment building will be constructed, 40% of which must be affordable.
Office Spaces & Apartments (60% affordable)
Apartments (40% affordable)
0 200m
Maribyrnong Lifestyle Plan 55
Development Along Wests Road 4.1DevelopmentAppartments and Office Spaces
Strategic Direction
Fig. 53Wests Road Development
N0 400m
Establish affordable housing and office spaces along Wests Road
Running along the East side of Wests Road, 3-4 storey mixed use buildings will be established, and will consist of office spaces on the ground and first floors, and apartments on the upper floors. At least 50% of the apartments must be affordable.
Development along the West side of Wests Road will consist of 3 storey apartments, of which will be at least 50% affordable. This will accommodate growth, as well as meet the needs lower income earners.
East Side of Wests Road
West side of Wests Road
Maribyrnong Lifestyle Plan 56
Access and Movement Plan 4.2Overview
This theme outlines strategies proposed in association with each transport mode within the Maribyrnong Precinct. It addresses ways in which these strategies can improve the comfort, safety and convenience of people travelling within Maribyrnong.
Strategic Directions
Increase the number of pedestrian lights or high contrast zebra crossings at major crossings, and around Highpoint
Build new river crossings to improve accessibility
Extend tram route 57 through the Defence Site to Milleara Mall
Extend the Flemington Racecourse Line to Tullamarine Airport, with stops at Highpoint and the Defence Site
De-prioritise automobile transport at activity centres to maximise pedestrian comfort and safety
Improve accessibility by introducing an additional thoroughfare and entry points at Highpoint
Maribyrnong Lifestyle Plan 57
Pedestrian Infrastructure 4.2Access and MovementProposed Active Transport Networks
Fig. 54Proposed Pedestrian and Cycling network
N0 400m
Strategic Direction
Promote active transport by introducing efficient and accessible precinct-wide
infrastructure
In order to promote active transport within Maribyrnong, it is crucial to ensure official paths are well connected, safe and comfortable for all users.
In order to achieve this, paths along the Maribyrnong River will need to be extended in order to link detachments, particularly at the Department of Defence. Paths will also need to be implemented throughout the site in order to enable travel throughout the site as well as along the river. These paths will be particularly essential along the main roads (Raleigh Rd, Rosamond Rd, Van Ness Avenue, Wests Rd and Williams Rd) in order to create a sense of security where cars are currently dominating.
Maribyrnong Lifestyle Plan 58
Pedestrian Infrastructure 4.2Access and MovementProposed Active Transport Paths - Detail
Benchmark - Amsterdam
Fig. 55Main Roads Street Design Detail
The active transport system in Amsterdam has been very successful, bringing the city to become the cycling capital of the world, with 63% of residents using their bike on a daily basis (I amsterdam, 2015).
Both pedestrians and cyclists are provided with their own paths, which are both detached from the flow of cars by a line of trees. From personal experience, this system gives cyclists a sense of comfort and safety, and facilitates a more relaxing experience.
In order to give both cyclists and pedestrians priority on the main roads in Maribyrnong, a similar system to Amsterdam’s will be implemented (as illustrated in figure 55). People of varying ages and levels of mobility will be able to commute around Maribyrnong without the stress of automobiles. In order to achieve this, a nature strip will be placed between cars and active modes of transport.
Maribyrnong Street Design Detail
Maribyrnong Lifestyle Plan 59
Pedestrian Infrastructure 4.2Access and MovementProposed River and Pedestrian Crossings
Strategic Direction Strategic Direction
Increase the number of pedestrian lights or high contrast zebra crossings at major crossings and around
Highpoint
Build new river crossings to improve accessibility
Improving pedestrian crossings will give people a greater sense of comfort and heighten safety when accessing Highpoint on foot, and when approaching major intersections.
Increasing the number of river crossings will improve the overall accessibility of Maribyrnong between surrounding suburbs. Consequently, additional river crossings would attract more visitors hence contributing to a more vibrant atmosphere.
Fig. 56Proposed Pedestrian Crossings
N Fig. 57Proposed River Crossings
N0 400m 0 400m
Maribyrnong Lifestyle Plan 60
Public Transport Infrastructure 4.2Access and MovementExtending The Transport Network
Fig. 59Proposed Heavy Rail Extension
N0 400m
Fig. 58Proposed Light Rail Extension
N0 400m
Strategic Direction Strategic Direction
Extend tram route 57 through the Defence Site to Milleara Mall
Extend the Flemington Racecourse Line to Tullamarine Airport, with stops at Highpoint and The Defence Site
Extending the route 57 tram 3km to Milleara Mall would significantly improve connectivity to suburbs North-West of Maribyrnong, as well as link Maribyrnong with another activity hub.
Extending Flemington Racecourse Line to Tullamarine Airport would not only connect a large amount of people to the airport, but would also significantly improve the overall connectivity of Maribyrnong to the CBD and Northern Suburbs.
Maribyrnong Lifestyle Plan 61
Automobile Dominance 4.2Access and Movement
Catridge Rd Activity Strip40km/h proposal
Raleigh Rd Activity Strip50km/h proposal
(currently 60km/hr)
Highpoint Shopping Center50km/h proposal
(currently 70km/hr)
Fig. 60Proposed Speed Reductions
N0 400m
De-Prioritising Automobiles
De-prioritise automobile transport at activity centres to maximise pedestrian
comfort and safety
Strategic Direction
Reducing speed limits around the activity centres will help make pedestrians feel safe and relaxed when visiting, automobiles would not be racing past at an uncomfortable speed. This improvement in comfort for pedestrians would encourage a greater number of visitors, and consequently would stimulate a more vibrant atmosphere.
Maribyrnong Lifestyle Plan 62
4.2Access and Movement
Pedestrian InfrastructureImproving Accessibility of Highpoint
Highpoint Shopping Centre
Improve accessibility by introducing an additional thoroughfare and entry
points at Highpoint’
Strategic Direction
Introducing a major thoroughfare running East-West through Highpoint will breakdown a significant barrier, and will allow pedestrians to easily move from one side of Highpoint to the other. Additionally, a greater flow of people will increase the comfort and safety of pedestrians, particularly after dark.
Fig. 61Proposed Highpoint Walkway
N0 100m
Maribyrnong Lifestyle Plan 63
Public Space Plan 4.3
Overview
This theme outlines strategies to address issues associated with public areas of the Maribyrnong Precinct. It addresses all open green spaces, street environments and water bodies such as the Maribyrnong River.
Strategic Directions
Create inviting green spaces by introducing high quality public amenities
Provide an extensive amount of lighting in public spaces to heighten safety during all hours
Establish a significant amount of green space within the Defence Site
Introduce environmental amenities to enhance and protect ecology
Maribyrnong Lifestyle Plan 64
Creating Inviting Spaces 4.3Public Space
Strategic Direction
Create inviting green spaces by introducing high quality public amenities
Fig. 62Inviting Green Spaces
N0 400m
In order to attract people of all demographics to green spaces and create vibrant community atmospheres, high quality public amenities need to be introduced to green spaces across Maribyrnong.
Public amenities that will be implemented into green spaces include street furniture, shelters, drinking fountains, convenient gravel paths, BBQ facilities, playgrounds and bins.
Maribyrnong Lifestyle Plan 65
Safe Spaces 4.3Public Space
Strategic Direction
Provide an extensive amount of lighting in public spaces to heighten safety during all
hours
Daytime safety
Night-time safety
As well as providing public amenities to attract people to green spaces, public lighting will significantly increase the perceived and actual safety of all public spaces. Lighting is particularly important in green spaces, as these are the areas that often have high crime rates.
Fig. 64Night-time Safety
Fig. 63Daytime Safety
Maribyrnong Lifestyle Plan 66
Park Space 4.3Public SpaceProposed Park Space
Fig. 65Proposed Speed Reductions
N0 400m
Strategic Direction
Establish a significant amount of green space within the Defence Site
Cordite Park
A large amount of green space (Cordite Park) will be established within the Defence Site, and fitted with high quality public infrastructure throughout. Cordite Park will be a great place to meet with friends and relax for residents of Maribyrnong and visitors alike. It will become a significant attraction in Maribyrnong.
A 50m wide strip of native riparian vegetation will be established Along the Western edge of the Defence Site. This 50m strip will allow people to further appreciate and enjoy spending leisure time along The Maribyrnong River. It will also catch contaminating runoff from impermeable surfaces, hence helping contribute to a clean and healthy river.
Native Riparian Vegetation Strip
Maribyrnong Lifestyle Plan 67
Park Space 4.3Public SpaceCordite Park Design
Fig. 66 Cordite Park Design
N
Cordite Park will provide visitors and residents with a large amount of green recreation space, with high quality public amenities such as barbeques, shelters and playgrounds distributed throughout. It will be fitted with a significant amount of trees in order to create a ‘natural’ experience for users of the park, organically shaped paths winding throughout and a generous amount of public seating to attract people to linger.
Cordite Park will be partially shaped geometrically in order to fit in with the proposed street network, while the Eastern side will form an organic shape.
Cordite Park will be an exciting addition to Maribyrnong where people will enjoy spending time.
Maribyrnong Lifestyle Plan 68
Park Space 4.3Public SpaceProposed Wetland
Strategic DirectionIntroduce environmental amenities to enhance and protect ecology
Fig. 67Proposed Wetland
N0 400m
Fig. 68Proposed 20m Setback
N0 400m
Wetlands 20m Setback
An artificial wetland will be introduced at the North of Maribyrnong, where land is prone to flooding. This new wetland will catch chemical runoff from impermeable surfaces, contributing to a healthier river.
A 20m wide setback from the Maribyrnong River that runs the entirety of the precinct will be developed. This setback will beautify the river edge, and introduce natural biofilters in order to reduce pollutants running into the river.
Maribyrnong Lifestyle Plan 69
Implementation 5
Maribyrnong Lifestyle Plan 70
Action
Action
Type Responsibility Partners Timeframe
RP Reserves and Parks HW Public Health and Wellbeing B Building CS Community Services PCD Planning and City Design E Environment
Abbreviations used for Maribyrnong City Council Departments
Policy
Action Type
Research/Investigation
Design & Build
Advocacy
Timeframe
Short Term (1-5 years)
Medium Term (5-15 years)
Long Term (15-25 years)
Ongoing
Implementation Plan 5.1
Maribyrnong Lifestyle Plan 71
Action Type Responsibility Partners Timeframe
Maribyrnong Lifestyle Plan 72
Is Maribyrnong Lifestyle Plan Possible?Zones
Highpoint Shopping Centre Raleigh Road Activity Strip Wests Rd Offices & Apartments
Commercial 1 Zone (C1Z) Commercial 1 Zone (C1Z)
N
General Residential Zone 1 (GRZ1) General Residential Zone 1 (GRZ1)
Comprehensive Development Zone 2 (CDZ2)
Uses Height Uses Height Uses Height
Uses HeightUses Height
Subject to Conditions
Complient
Proposals set out in the Maribyrnong Precinct Plan are entirely comply with the current zoning regulations. Therefore, re-zoning will not be necessary in order to go ahead with the plan.
5.2
Maribyrnong Lifestyle Plan 73
What Will the Precinct Look Like?
Affordable housing walking distance from attractions, services and public transport
infrastructure
Office spaces to provide employment opportunities
Transit Oriented Affordable Housing and Jobs5.3
Maribyrnong Lifestyle Plan 74
What Will the Precinct Look Like?
A very walkable and cyclable precinct providing accessible and encouraging healthy
lifestyles
Superb wildlife corridors along the river and throughout the site with beautiful wetlands in
the North
Human and Wildlife Corridors5.3
Raleigh Road Activity Strip
Image Credit to Abby Zaplan
Cartridge Road Activity Strip
Image Credit to Abby Zaplan
Cordite Park
Image Credit to Abby Zaplan
Maribyrnong Lifestyle Plan 78
Figure IndexIntroduction
Analysis
PageFigure Description
6 Employment Opportunities 14
7 Property Values 15
8 % of People Who Fully Own Their Homes 16
9 % of People in Housing Stress 16
10 Detached Housing Section 17
11 Dwelling Structure 17
12 Existing Attractions 18
13 Unconsolidated Car Parks 19
14 Unconsolidated Car Parks Section 19
15 Existing Pedestrian Paths 21
16 Existing Cycling Paths 22
17 People Who Cycle to Work 22
18 Pedestrian Crossings Surrounding Highpoint 23
19 Existing Cycling Paths 24
20 People Limited or Restricted by Public Transport 24
21 Automobile Roads 25
22 High Transport Stress 25
23 Highpoint Shopping Centre Accessibility 26
24 Grand Bazaar Accessibility 26
25 Existing park Space 28
26 Vandalism Spree 29
27 Crimes Recorded Against Property 29
28 People Who Feel Safe in Public at Night 29
29 Floodplain 30
30 Floodplain Section 31
PageFigure Description
1 Regional Context Map 7
2 Tullamarine Rail Proposal 8
3 Surrounding Activity Nodes 9
4 Local Context Map 10
5 Land Uses 11
Maribyrnong Lifestyle Plan 79
Figure IndexPlan
PageFigure Description PageFigure Description
31 The Department of Defence Land Use Proposal 36
32 Proposed Defence Site Activity Strip 37
33 Cartridge Road Street network 38
34 Proposed Cartridge Road Layout 39
35 Categorisation of floor usages 40
36 Graduating Building Heights 41
37 Physical Street Separation 41
38 Cartridge Road Angled Corners 42
39 Cartridge Road Active Shop Fronts 42
40 Street Detail 43
41 Perspective Illustration of Cartridge Road (1) 44
42 Perspective Illustration of Cartridge Road (2) 45
43 Regular/Affordable Housing 46
44 Luxury Housing 46
45 Defence Site Office Space 47
46 Proposed Raleigh Road Activity Strip 48
47 Existing Raleigh Road Layout 49
48 Proposed Raleigh Road Layout 50
49 Raleigh Road Design Detail 51
50 Proposed Raleigh Road Building Design 52
51 Perspective Illustration of Raleigh Road 53
52 Residential and Office Development around Highpoint 54
53 Wests Road Development 55
54 ProposedPedestrianandCyclingNetwork 57
55 MainRoadsStreetDesignDetail 58
56 ProposedPedestrianCrossings 59
57 ProposedRiverCrossings 59
58 ProposedLightRailExtension 60
59 ProposedheavyRailExtension 60
60 ProposedStreetReducFons 61
61 ProposedHighpointWalkway 62
62 Invi(ngGreenSpaces 65
63 Day(meSafety 65
64 Night-(meSafety 65
65 ProposedSpeedReduc(ons 66
66 CorditeParkDesign 67
67 ProposedWetland 68
68 Proposed20mSetback 68
Maribyrnong Lifestyle Plan 80
apm Price Finder. (2011a). Quick Charts and Suburb Flyover.
apm Price Finder. (2011b). Property Search.
Community Indicators Victoria. (2011). Maribyrnong Wellbeing Report. from http://www.communityindicators.net.au/wellbeing_reports/maribyrnong
I amsterdam. (2015). Cycling facts and figures. from http://www.iamsterdam.com/en/media-centre/city-hall/dossier-cycling/cycling-facts-and-figures
Kaushik. (2013). The Peculiar Architecture and Design of Eixample, Barcelona. from http://www.amusingplanet.com/2013/07/the-peculiar-architecture-and-design-of.html
Maribyrnong City Council. (2005). The Highpoint Area Structure Plan: Study Area analysis. from https://www.maribyrnong.vic.gov.au/Files/Highpoint_Analysis_Report.pdf
Maribyrnong City Council. (2014). Maribyrnong Bicycle Strategy. from https://www.maribyrnong.vic.gov.au/Files/Maribyrnong_Bicycle_Strategy_2014.pdf
Maribyrnong City Council. (2015). Maribyrnong Defence Site Redevelopment. from http://www.maribyrnong.vic.gov.au/Page/Page.aspx?Page_Id=4099
Melbourne Water. (2015). History of Flooding. from http://www.melbournewater.com.au/aboutus/reportsandpublications/key-strategies/Documents/Flood_Management_and_Drainage_Strategy_Part_2.pdf
Profile.id. (2011). Maribyrnong City. from http://profile.id.com.au/maribyrnong/tenure?BMID=40)
The Age. (2015). Maribyrnong Vandalism: Melbourne’s most smashing street. from http://www.theage.com.au/victoria/melbournes-most-smashing-street-20150814-giznaf.html
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