spit junction masterplan - outcomes from second round of...

ABN 79 312 791 934

66A Dalhousie Street Haberfield NSW 2045

p 02 9797 8004 e [email protected]

www.straight-talk.com.au

Spit Junction Masterplan - outcomes from second round of consultation

Overview

This report provides a succinct consolidated summary of the key points and themes identified during the second round of consultation undertaken to inform refinement of a draft Masterplan for Spit Junction.

This report follows on from an initial consultation outcomes summary prepared by Straight Talk to document key points from the first round of consultation undertaken in March 2012.

This is a summary report – it does not provide a detailed process outline or rationale for consultation activities, but provides a summary of issues raised through consultation. Issues outlined in this report will help inform the development of a draft Masterplan for the renewal of Spit Junction.

Background

Mosman Council is in the process of developing a Masterplan for Spit Junction, which includes a feasibility study for Council owned land around the Civic Centre.

A project team, led by JBA Planning has been appointed by Council to prepare the Masterplan and identify the most feasible way to redevelop the Civic Centre site. The Masterplan will provide a framework for coordinated development in Spit Junction with redevelopment of Council’s landholdings into a new Civic Centre serving as a catalyst for renewal.

Straight Talk, as part of the project team, led the consultation. Consultation was undertaken to ensure stakeholder and community input and involvement was considered during the master planning process. The latest round of consultation included:

An information stall at the Mosman Markets on 2 June and 7 July 2012

Two workshops for different audiences:

> Community workshop (Function @ The Junction) on 26 June 2012 from 6.30-9pm for local residents

> Business Breakfast workshop (Coffee Concepts Conversation) on 29 June 2012 from 7.30-9am for local business owners and managers

A series of blog posts inviting online comment

Regular updates to the project website (www.mosmanplanning.net)

Facebook posts and Twitter tweets

One meeting with the community reference group.

Spit Junction Masterplan - Outcomes summary report from final round of consultation page 2

Approximately 100 people visited the market stall, including a number who specifically attended after reading media coverage in the Mosman Daily that featured artists’ impressions showing potential redevelopment of the Civic Centre. Twenty people attended the business workshop and 53 people attended the community workshop. The blog posts attracted about 30 comments on the website between 21 May and 23 July 2012 when a series of blogs were posted to prompt online comment.

Over the course of the project, the Facebook page attracted 127 ‘likes’ and 83 people followed the project on Twitter. Over the course of the project 10,807 visitors looked at the website 17,000 times.

During the second round of consultation, between 21 May and 23 July 2012, the website was visited a total of 2,012 times by 1,336 unique visitors. A number of formal written submissions were also received by Council and passed on to the project team.

Promotion of events

Promotion of consultation activities was undertaken in the following ways:

1 Letters sent to:

> All property owners and occupants in the study area sent on 12 June 2012 (1,327 letters)

> Randomly selected properties - numbers 2 and 20 in all streets throughout the Mosman Local Government Area (397 properties)

> Local community groups, schools and government departments (34 organisations)

> All people who attended previous consultation activities and provided contact details in March 2012 (90 people).

2 Advertisements in the Mosman Daily on 31 May and 14 June 2012 and an article published on 21 June 2012.

3 Special feature edition of the Mosman News (Council’s newsletter) distributed to all properties (including shops) in the Mosman Local Government Area on 15 and 18 June 2012 and emailed to 1,691 subscribers on 18 June 2012 (35% of subscribers opened the newsletter).

4 Alert via the urban planning e-news that was mailed to 78 subscribers and emailed to 530 subscribers on 21 June 2012 (35% of subscribers opened the e-news).

5 Emails sent to people who had previously attended consultation activities in March and others who had provided their details to be kept informed.

6 Information posted online:

> Council main website on the ‘What’s Happening’ and ‘What’s News’ - www.mosman.nsw.gov.au

> Council's planning webpage - www.mosmanplanning.net

> Event promotion blog

> Facebook - The Peoples Junction

> Twitter – @PeoplesJunction.

Consultation purpose and objectives

Consultation is not about shared decision making. It aims to ensure that decision makers are aware of the diversity of views within the community and can, therefore, make informed decisions based on this knowledge.


The International Association for Public Participation state that the goal of consultation is to obtain public feedback with a promise from the decision maker to keep the public informed and to listen to and acknowledge the public’s concerns and provide feedback on how public input influenced decisions.

Communities are complex – they do not speak with one voice. Necessarily, people have different and often conflicting needs, aspirations and values which must be understood and considered alongside other factors that input to robust decision making. Local knowledge and the diversity of community opinion need to be weighed up alongside technical analysis and expert advice in order to make decisions about public issues.

Taking all of this into consideration, the purpose of this consultation was to ensure that a range of views were identified and accurately reported for consideration in determining what action to take in regards to the draft Masterplan developed by the project team and how best to renew Spit Junction.

The objectives of the consultation activities were broadly to:

Increase awareness across the community that the planning process was underway and promote opportunities for people to participate

Provide information about the project and planning process

Invite input and participation from a wide range of community members

Get feedback on preliminary draft Masterplan ideas, including concept designs for the redevelopment of the Civic Centre.

Masterplan – Feedback on preliminary ideas

Feedback on the Masterplan and concept design for the Civic Centre is summarised and outlined under key headings in the next sections of this report. A summary of the project team response to community feedback is also provided. The appendix includes tables which provide a more detailed record of specific issues identified through consultation.

Technical documentation supporting the Masterplan and concept designs for the Civic Centre will provide additional detail to outline the design and planning principles and the project team’s intent and rationale for the draft plans.

References to people relate to all participants who had a say through the consultation process – be that face-to-face or in writing - either online or offline.

Need for change and scale of change

While the majority view was that Spit Junction was rundown and needed renewal there were strong and divided views about the scale of change needed. A number of people felt that the proposed scale of change was excessive and unnecessary. One view was that identified opportunity sites only needed restoration and/or to be re-tenanted and not totally redeveloped.

A common view of people who opposed the Masterplan was that the area needed revitalisation but not at such a big scale. These people suggested that the scale of development should be reduced. One view was that the focus should be on addressing real issues – parking, roads and pavements – and not on ‘grandiose plans and inflated Council staff offices’.

There were just as many people who reconciled that development was necessary if Spit Junction was to be revitalised. They were willing to accept change of the scale outlined in the Masterplan. There were still others who advocated an even more intensive approach to new development and renewal.


Project team response to feedback

Feedback to Council confirmed the community view that Spit Junction has become run down and needs renewal. Accordingly, master planning is being undertaken on the premise that renewal is needed and desirable.

The project team acknowledge mixed views about the scale of change. However, based on requirements to encourage and facilitate change, the Masterplan has to provide for increased development. The project team believe that six storey development across the majority of sites within the study area fronting the major arterial road corridor will not be excessive in the metropolitan context. From a design and scale perspective six storey development will be compatible in Spit Junction, given its role as a centre, access to public transport services and the width of the road.

On four sites, the Masterplan will provide for heights of eight to ten storeys in order to deliver public benefits needed to encourage renewal. On these sites, development feasibility will be affected if sufficient development potential is not provided, particularly for sites requiring lot amalgamation. From a design and scale perspective, ten storey development on nominated opportunity sites will make an architectural statement and strengthen the visual identity of Spit Junction. Development of this scale is comparable with existing developments along Spit and Military Roads.

Renewal outcomes would be compromised without new development and therefore the Masterplan is being prepared to provide a framework for appropriate scale development to be feasibility pursued.

Increased development potential to generate funding to deliver public benefits

Masterplan idea

The project team identified that renewal within Spit Junction would not be achieved without new development and that incentives would be needed to encourage developers and landowners to invest in the area.

While the project team identified approximately half the sites within the study area were unlikely to be developed because of existing strata title ownership patterns or heritage controls, a number of sites with development potential were identified. The project team suggested an increase in height limits on some of these sites to between four and six storeys and on other sites an increase in heights limits to between eight and ten storeys. New development would provide financial contributions to Council to contribute to new community facilities and public domain or would deliver other community benefits in return for increased development potential.

Snapshot of community feedback

There were mixed views about the appropriateness of new development within Spit Junction. The majority of people generally accepted that some development was necessary to encourage renewal, but they had mixed views about the scale of development needed. A small minority of people opposed any new development.

Many people recognised Vista Street as an example of good design that accommodated eight storeys and delivered significant community benefits. Cammeray Square was also identified as a good example of new development that delivered public benefits.


Based on requirements to encourage and facilitate change in Spit Junction, the Masterplan is being prepared to provide for increased development potential.

The project team note general community support for the renewal that has occurred in Neutral Bay, which has been facilitated through a master planning process that provided for increased development potential. Despite this, the team acknowledge that new development in Spit Junction is opposed by some members of the community and supported by others.


Different drivers affecting development feasibility need to be considered to identify new planning controls to enable renewal in Spit Junction. In order to identify controls for sites within the study area, the project team is considering constraints that will impact the uptake of development potential, including land values, land fragmentation and cost of providing or funding public infrastructure.

In response, new controls within the Masterplan will encourage viable development and will provide for the bulk of new buildings to be up to six storeys in height with taller buildings permitted on four opportunity sites. Increased development potential at the scale proposed is a balanced response to mixed community views. The project team believe that such new development is appropriate because it will:

Help to fund demonstrable public benefits (e.g. wider footpaths, new public plaza areas, landscaping etc)

Not be out of character with the local area because:

> Proposed building heights represent a marginal increase to existing permissible height limits on the majority of sites

> Proposed heights for the tallest buildings on a small number of sites are in keeping with the scale of existing ten storey developments along Spit and Military Roads

Focus development along Military and Spit Roads away from lower density suburban areas in keeping with Council’s Housing Strategy

Provide housing opportunities for people within close proximity to shops and transport services to activate Spit Junction and support retail viability.

Activation though population increase

Masterplan idea

The project team proposed to encourage renewal by facilitating population growth through increased development potential on some sites within Spit Junction. In principle, an increase in people would add vitality, activate public spaces and boost opportunities for business. This approach would focus development in and around the study area and protect the green, leafy character of suburban streets beyond.


There was general support for any new residential development to be contained to the immediate area around Spit Junction to protect established suburban areas. Those who supported the idea of encouraging more people to live in and work in and around Spit Junction felt it ‘made sense’. Business owners and some residents specifically recognised that increased population would activate the shops by bringing more people into the area.

Those people who opposed population growth did so largely on the basis that new development would be incompatible with the ‘village’ feel of Mosman and would increase traffic congestion on the local road network.

There were different views about a population increase, with some people suggesting it would bring more families into the area which would help to diversify the population base and others thinking it would equate to a more transient population associated with rental properties which may affect the local demographic. Another suggestion was to ensure some affordable housing was provided in association with new development.



The Masterplan is being developed on the principle that activation is needed to achieve renewal and revitalisation. Without increasing building height and development potential in Spit Junction it is unlikely that revitalisation will occur. The Masterplan will need to balance the interests of community members who want to see change and revitalisation with those who are concerned about the impacts of increasing scale.

Accordingly, the Masterplan is being prepared to provide some opportunities for new housing development to bring more people into the study area. To protect the atmosphere and character of Mosman, the Masterplan will provide for existing built form controls to be retained along Military Road east of Spit Road and beyond the Civic Centre site. Therefore, the existing lower scale built form and village character leading down into Mosman will not be impacted by new development associated with the Masterplan.

Increasing population in Spit Junction will increase local traffic. However, incoming residents will have excellent access to shops, services and public transport which will minimise their reliance on private cars.

Eight to ten storey buildings on four opportunity sites

Masterplan idea

The project team proposed eight to ten storey building heights on four opportunity sites to encourage redevelopment. Development contributions from new development would also generate funds to deliver public benefits.


Height emerged as the most divisive issue associated with the Masterplan.

The first round of consultation identified polarised views, with the majority of people suggesting that heights in the order of four to ten storeys were appropriate. The project team explained that height limits of four storeys would not enable sites to be amalgamated and redeveloped and as such renewal would not occur.

Opinion about eight and ten stories was strongly divided. There was both support and opposition to height limits up to ten storeys on nominated opportunity sites. It should be noted that the people who did not support height increases vocalised their views more loudly and explicitly than the people who did support height increases. This patent public opposition may have shaped wider community perceptions of the master planning process to create the impression of widespread resistance, when in reality consultation identified strong levels of support and opposition.

Those who opposed heights generally felt existing heights or a five to six storey maximum were appropriate. The biggest concerns with height were associated with impact on ‘village’ character, traffic congestion and fear of overdevelopment.

Those who supported height increases generally felt that eight or ten storeys on several sites to fund public benefits was an acceptable trade off and were of the view that development was needed to renew the area. Support for increased height was generally conditional on overshadowing being managed, quality architectural built form outcomes being delivered, traffic being managed and adequate parking being provided.

People who supported height increases generally agreed that nominated sites were the right ones. There were also suggestions to consider additional opportunity sites:

The Fitness First site (537-555 Military Road)

Between Brady Street and Ourimbah Road


Trafalgar Square (557-571 Military Road).

Of the people who supported development there was recognition that the cinema site (7 Spit Road) and the landmark site (668-678 Military Road and 3-5 Spit Road) should be prioritised.

Business stakeholders were generally more accepting of increased heights than local residents. Some business stakeholders advocated for additional height above that suggested in the Masterplan. Business stakeholders also emphasised the need to ensure that development was viable.


The project team note mixed community views about the suitability of new eight to ten storey buildings. A balanced response is proposed that enables some new buildings on key sites at a scale that will support feasible redevelopment and enable on-site public benefits to be delivered.

The four opportunity sites are considered suitable for additional height because:

Of their proximity to the main Military-Spit Road intersection

They provide access to public transport services, shops and community facilities

They can provide tangible on-site public benefits

They can achieve views and amenity for new development to contribute to development feasibility

Existing buildings contribute poorly to the streetscape and visual amenity of Spit Junction

They have potential to function as ‘markers’ to shape the visual identity of Spit Junction and to act as catalysts for renewal across the study area.

The proposed eight to ten storey height limit on a small number of sites is considered acceptable because:

Heights will be consistent with nearby ten storey developments along Spit and Military Roads and therefore will be in keeping with the character of existing development along the main arterial road corridor

Development feasibility will be affected if development potential was reduced, which will mean sites would remain undeveloped

Funding to deliver public benefits will not be generated if development potential was reduced

The sites are within the centre of the study area and redevelopment will contribute to the functionality and appearance of Spit Junction and serve as a catalyst for further development within the centre

The sites could accommodate new residential development to meet changing population needs and to bring more people into the centre to support retail viability.

In response to community concerns about overshadowing, shadow analysis will be included within the Masterplan. Built form controls to ensure high quality architectural outcomes and requirements for detailed traffic analysis are also being incorporated into the Masterplan.

Consideration was given to incorporating taller buildings on other suggested opportunity sites. However, the project team do not support redevelopment of the suggested sites because:

They are either not centrally located - i.e. sites between Brady Street and Ourimbah Road

Are not identified as a location for new public benefits - i.e. the Fitness First site, and/or

Taller heights would impact on the solar access to public spaces - i.e. Trafalgar Square.


Also none of the suggested sites currently negatively impact the appearance and functionality of Spit Junction.

Limiting taller buildings to only four sites aims to balance the mixed views of the community by facilitating renewal without significantly increasing height across the whole study area.

Integrated laneway network

Masterplan idea

The project team proposed an integrated network of laneways, with a mix of pedestrian-only lanes and shared vehicle-pedestrian lanes, to provide a secondary circulation network away from Military and Spit Roads.


There was majority support for an integrated network of laneways. Myagah Mews was widely accepted as a positive example of laneway activation.


The Masterplan will provide for a network of laneways to be upgraded and extended over time and funded through contributions from new development within the study area. The project team is confident that proposed laneway network improvements will be consistent with community expectations. Additional detail of how the laneways will be implemented is being incorporated into the Masterplan.

Public domain upgrades

Masterplan idea

The project team proposed a range of public domain upgrades to improve the streetscape, widen footpath areas, improve landscaping and upgrade public spaces.


There was majority support for public domain upgrades. People suggested that additional landscaping and tree planting was required along Military Road and in front of Bridgepoint on Spit Road. People suggested that dedicated setbacks be established to allow trees to be planted and that consideration needed to be given to managing vandalism of trees and landscaped areas. Some people also suggested that additional seating along Military and Spit Roads was required.

While not proposed by the project team there were several suggestions for additional green space:

A new green space at the gateway to the study area on the car wash site (corner of Cowles and Military Roads) to open up the vista to Boronia

New green space on the northern side near Bridgepoint.

It was also suggested that the tall pine tree on the corner of Burrogy Lane and Bond Street be retained to soften the area and reduce noise from Military Road.


The project team is confident that the Public Domain Plan that is being prepared as part of the Masterplan will be consistent with community expectations. The Public Domain Plan will provide for a package of public domain upgrades to be delivered overtime and funded through contributions from new development within the study area.

In response to community feedback, the Masterplan will propose:

Improvements to the entrance of Reservoir Park from Brady Street to make the park more accessible and to improve green space on northern side of the study area


An improved pedestrian connection through Boronia to improve access to Reservoir Park.

Clifford Street civic space and bus bay

Masterplan idea

The project team proposed to close Clifford Street at Spit Road to create a new public plaza and civic space linked to redevelopment of the cinema site (7 Spit Road) and a new bus bay.


There was significantly more support for the Clifford Street civic space than there was opposition, but some concern about the impact the road closure would have on traffic movement was identified.

There were multiple suggestions to consider relocation of the proposed bus bay to the Toyota site (491-505 Military Road) to accommodate commuters wanting to travel to North Sydney and Chatswood as well as along Military Road and Spit Road. There was also a suggestion to relocate the bus bay to the old KFC site (507 Military Road).


The Masterplan will provide for a new plaza to be created at street level. The project team acknowledge that Transport for NSW support the proposed bus bay at Clifford Street (at previous consultation undertaken as part of the preparation of Mosman Local Environmental Plan 2012), which would enable a plaza space to be created at the northern end of the study area. A plaza at Clifford Street will be more centrally located and accessible than a plaza on either the Toyota (491-505 Military Road) or KFC site (507 Military Road). In response to community feedback, consideration was given to relocate the bus bay to the Toyota or KFC sites but this would have no apparent benefit on commuter travel patterns and so the Masterplan will propose to retain the bus bay at the cinema site (7 Spit Road).

Other issues raised

Elevated civic space

While the project team did not propose an elevated civic space, there were multiple suggestions from both rounds of consultation to consider a new elevated pedestrian connection between opportunity sites on both sides of Military Road. People felt this would create a raised civic space above the traffic. There was support for the space to be either open or enclosed within an arcade with shops.


The Masterplan will provide for a civic space at ground level on Clifford Street to create an accessible, visible public space that promotes ground level street activation. By locating the plaza at street level, the space will be integrated with the ground level uses of the adjoining buildings and the proposed bus bay.

A raised civic plaza is likely to:

Have cost implications that would impact development feasibility

Reduce accessibility that would impact surveillance and safety.

These impacts would not offset any potential acoustic or amenity gains gained by elevating the civic space. Removal of pedestrians above street level would also impact on the activation of adjoining buildings, and therefore contradict the key objective of the Masterplan to improve activation of shops in Spit Junction.


Pedestrian amenity and safety

The project team did not propose a new pedestrian bridge overpass or underpass on the basis that best practice urban design principles advocate activation at street level. However, multiple people suggested that opportunities for a new pedestrian overpass or underpass be reconsidered. Many people emphasised the need for seamless pedestrian links to both sides of Spit Junction and a number reiterated the necessity for grade separation to create a pedestrian friendly environment.

There was strong recognition that traffic noise and pollution seriously impact pedestrian amenity. People were of the view that the main Military-Spit Road intersection needed to work better if there were to be more people and cars in Spit Junction.

While the project team explained that options to divert traffic were beyond the scope of the Masterplan, many people strongly suggested that opportunities to divert traffic underground be reconsidered. People requested clarification about the NSW Roads and Maritime Services position and suggested that Council lobby the State Government to fast track a small section of tunnel under Spit Junction between Cowles and Ourimbah Roads. The general opinion was that a tunnel was inevitable and that the Masterplan was not incorporating this future reality.

Other ideas to improve pedestrian amenity and safety that people identified included:

Improve lifts at Bridgepoint

Change timing at key pedestrian crossings – extend crossing times during off-peak periods

Improve the pedestrian island at the main Military-Spit Road intersection

Build a new overhead bridge at The Garrison (13 Spit Road) or some other location – it was noted that an overpass had been established at Cremorne and so could also be established at Spit Junction

Replace the existing poorly located overhead bridge with a new one at the main Military-Spit Road intersection – the main point where the majority of people cross

Build a pedestrian underpass or a series of underground tunnels lined with shops

Extend clearway times.

A common suggestion was to prioritise access for older residents and improve footpath safety and amenity for them to move about Spit Junction more easily.

The idea proposed by the project team in the first round of consultation for a scramble crossing was also supported by several people. However, given the lack of in-principle support from NSW Roads and Maritime this suggestion was not further progressed by the project team.


The Masterplan will propose a range of improvements to pedestrian amenity and safety. Specifically, it will propose improved at grade crossing facilities because they will optimise opportunities for ground level street activation and thereby support retail viability.

The project team acknowledge that Council’s Pedestrian and Access Mobility Plan identifies the potential for a new overpass to be developed across Spit Road, subject to funding availability. The team support the improvement to pedestrian crossing over Spit and Military Roads, but believe elevating pedestrians above street level would contradict the key objective of the Masterplan to improve activation of shops in Spit Junction.


Traffic management

Traffic was identified as a key concern associated with development and growth and a number of people suggested that because the Masterplan did not address traffic that it did not solve the real problem.

For a large number of people increased traffic associated with new development was prohibitive and underpinned their opposition to new development within Spit Junction unless major road improvements were delivered (e.g. underground road tunnel). A number of these people felt that the dominance of traffic totally undermined the Masterplan and that renewal was not achievable or practical until through traffic was removed from Military Road and diverted underground. There was strong support for options to divert traffic to be reconsidered. However, other people noted that traffic congestion was a reality of city living and not a reason to prevent growth and delay renewal.

The suggestion was made to change the sequencing of traffic lights along Spit Road during peak hour to improve traffic flow. It was also suggested that clearways be extended. It was noted that the clearway along Spit Road needed to be better considered in terms of planning to understand likely impacts of new development and road closures on traffic flow.

It was noted that access to Awaba Street, which is outside the study area, had to be maintained to provide access to the Northern Beaches from properties on Spit Road, including The Garrison (13 Spit Road).


The project team acknowledge traffic management as a key community concern. However, the proposed increase in development potential across much of the study area will not constitute a significant increase on the existing development potential, particularly by comparison to the amount of traffic passing through Spit Junction. However, the Masterplan will propose that the traffic impact of individual development proposals be demonstrated as part of the development assessment process. The Masterplan will also propose including a detailed traffic study to determine the impact of proposed residential development and additional car parking within the Civic Centre site.

It is noted that Transport for NSW recently released the Northern Beaches Bus Rapid Transport Pre-Feasibility Study. As part of this study, a number of traffic management options were considered to improve the movement of buses through Spit Junction, including a bus tunnel under Military Road.

The project team feel that renewal in Spit Junction should occur regardless of potential improvements to Military Road. However, flexibility will be incorporated into the Masterplan to accommodate various potential future road alignments.

Provision of increased public parking

The majority view was that parking was the biggest issue impacting Spit Junction and that if parking shortages were addressed the area and shops would benefit. People identified that parking throughout Spit Junction was problematic, but particularly on the southern side with the Cache site (710 Military Road, also known as Mosman Marque) closed and no parking at the cinema site (7 Spit Road).

Some people were of the view that if additional parking was provided that renewal would happen without further intervention.

The majority of people indicated that parking issues needed to be more fully addressed in the Masterplan. Many people felt that significant additional parking, above that proposed in the Masterplan, was required to support growth and increased activity.

Several people suggested that between 300 and 500 additional spaces were needed. Others suggested that additional flexible four hour ‘Westfield’ style parking was required. One suggestion was for a new


parking station under Brady Street with a portal entrance off Ourimbah Road (similar to the QVB car park on York Street) with a tunnel and lift to connect to the Civic Centre.

A number of other people also emphasised the need for parking limits to be better enforced and regulated to better manage existing parking spaces.


The project team acknowledge parking as a key community concern. Despite this, evidence does not confirm a shortage of parking within Spit Junction. However, the concept designs for the Civic Centre will provide for a 60% increase in parking (38 additional spaces).

Any additional parking at the Civic Centre, beyond that proposed, would increase development costs and impact the revenue required to be generated from the site. The feasibility study requires that improved facilities be balanced against the cost of delivery. A greater level of privatisation would be required to fund more public parking. Given community preferences for lower heights, opportunities for additional parking beyond that proposed in the concept designs will not be proposed.

Any new retail development delivered as a result of the Masterplan will need to provide additional public parking and new residential or commercial development will need to provide onsite parking in accordance with Council’s requirements. Accordingly, the Masterplan will provide for additional parking to be provided to meet demand associated with new development.

The project team further acknowledge that public parking at Mosman Marque with 50 spaces will reopen with redevelopment of the site.

Responsibility for regulating and enforcing parking controls will remain with Council.

Street activation

There was support for streets to be better activated through the renewal process. A number of people noted that Spit Junction shuts down after 6pm and suggested a diversity of restaurants and food outlets and other activities were needed to stimulate the night time economy.

A number of people suggested that Council regulations affecting use of footpaths for pavement dining needed to be relaxed.


The Masterplan will provide a range of measures to improve ground level street activation. The project team is confident that proposed initiatives to activate streets and public places will be consistent with community expectations. Additional detail of how street activation will be achieved is being incorporated into the Masterplan.

In response to community feedback additional opportunities to improve the night time economy will also be identified in the Masterplan, including non-planning related policies that could be considered by Council.

Council’s Business Centres Development Control Plan currently requires two metres of unimpeded public footpath where outdoor seating is provided. This is not an unreasonable requirement in heavily pedestrian trafficked areas. However, the Public Domain Plan being prepared as part of the Masterplan will identify locations for footpath widening which would allow for greater use of footpaths for outdoor eating. The Masterplan will also propose that Council consider relaxing the requirement (on a case by case basis) in locations that have less pedestrian activity.

Need for a supermarket

The need for a supermarket was identified in the first round of consultation. Through the second round of consultation mixed views were noted about whether a supermarket is needed. One suggestion was to integrate a supermarket on the Civic Centre redevelopment.



A new supermarket could attract more shoppers to Spit Junction and improve its role as a service centre for the local community. The Masterplan will provide for retail development on all sites along Military and Spit Roads. This will ensure there are additional opportunities for a new supermarket to be developed subject to market demand.

Study area boundary

Several suggestions were made to change the study area boundary:

Expand the study area to add blocks to the north of the existing boundary to include existing commercial buildings - Rosebery Street up to Ourimbah Road

Reduce the study area boundary to remove Cardinal Street to Bond Street because the sites are not part of the commercial centre

Reduce the extended study area boundary to finish at Cowles Road and remove Bond, Earl and Cardinal Streets because the sites are not part of the commercial centre.


The study area boundary is largely consistent with Council’s brief, but was expanded in the initial stages of the master planning process by the project team to include all business zoned land within Spit Junction. In response to community feedback consideration was given to suggestions to alter the study area. However, the Masterplan will not propose to:

Reduce the expanded study area to exclude sites between Cowles Road and Bond Street because these sites provide opportunities for new residential development which would support renewal objectives

Expand the study area to include Rosebery Street up to Ourimbah Road as these commercial buildings do not contribute to activation of Spit Junction due to their distance from the main centre and therefore would not help to meet renewal objectives.

Staging and timing

A number of people emphasised that staging had to be considered. The impact during construction was an issue that many people identified needed to be carefully considered. Staging was noted as an important issue to minimise disruption to the community, reduce impact on Council revenues and keep down costs.

Several people wanted change to happen more quickly and be driven more actively. They suggested that change should occur ‘sooner rather than later’.


The Masterplan will allow for development staging to be driven by demand in the market over the medium to long term. Due to the constraints of redevelopment, particularly site amalgamation requirements, it is expected that significant new development on separate sites will not be delivered concurrently and therefore will not result in cumulative construction impacts. However, the Masterplan will provide a framework for planning controls to be amended in a way that provides equal opportunities for all land owners to act on the development rights assigned to their land.

Quick wins

Recognising that major change and renewal would take time to implement, a number of people advocated that Council pursue a number of ‘quick wins’. People had different ideas about what constituted a ‘quick win’.


Text in bold indicates that the issue or idea was raised by multiple people through the consultation process.

People suggested the following ideas would be quick and easy to deliver and would show progress and make a visible difference over the shorter term:

Reduce controls restricting use of footpaths, reduce rents and regulations to encourage alfresco dining and activate footpaths – extend 900 millimetre restriction to at least three metres for tables and chairs

Allow late night trading until 11pm

Plant more trees – ensure species that have deep roots that will not uproot pavements

Create more pedestrian-only laneways (e.g. Myahgah Mews)

Establish a 24 hour taxi ramp

Improve lighting - develop a lighting strategy; install more lights; improve lighting over the Military-Spit Road crossing; improve lighting in laneways, especially Heydon Street and Hordern Lane; install fairy lights in street trees in restaurant areas

Develop a nightlife strategy to encourage/activate night time activity - wine bars, more night time activity for young people

Improve street signage in civic spaces – extensive totem signs to increase public awareness of location of facilities and services, including public car parks (e.g. Bridgepoint)

Provide a drop off facility at Bridgepoint

Install public art

Improve regulation and enforcement of parking restrictions (e.g. no parking zones)

Improve safety and amenity in Hordern Place, install traffic calming (e.g. speed humps) in Hordern Lane

Encourage landlords to reduce retail rents to reduce the number of vacant retail premises

Provide five to fifteen minute free parking zones

Develop smartphone app to guide parking and give ‘live’ updates on parking availability

Build new pedestrian overpass or provide more pedestrian crossings

Improve the appearance and connections to the existing pedestrian overpass - make it more accessible and aesthetically pleasing

Provide accessible public toilets

Install another charity clothes bin - relocate the existing bin in Hordern Place which degrades the amenity of the area when it overflows and makes the laneway unattractive and unsafe

Install protective barriers along busy roads to separate pedestrians

Improve the community bus service to make it easier to use – bus to travel in both directions, improve text on demand service

Widen footpaths/pavement areas

Create more soft surface areas (e.g. rubber)

Create more open civic spaces to encourage people to congregate – as the heart and soul of the area


Improve pavement areas - on Ourimbah Road between Brady and Heydon Streets

Improve links to public transport

Improve access for the elderly

Establish a one-stop-shop at the seniors centre to provide information to older residents and their families

Provide more motor cycle parking

Improve cycle ways - separate cyclists from pavement and traffic lanes; install shower and toilet facilities for cyclists; provide cycle parking bays.

Civic Centre – Feedback on concept design

As part of the site feasibility study for Council owned land on Military Road and The Crescent Council requested the project team explore opportunities to increase the size of a number of existing community facilities, including the art gallery and the library. Opportunities to increase the size of these facilities were determined in consultation with Council service providers. The team had to identify a financially viable, self funding, concept design for the Civic Centre to meet future community needs and provide modern fit-for-purpose facilities. This concept design was presented for discussion during the second round of consultation.

One of the controversial issues associated with the proposal for the Civic Centre arose from artists impressions published in the Mosman Daily. The images showed a contemporary architectural design which was supported by some people but strongly opposed by others who indicated that new development needed to be less modern and more in character with the Federation feel of the area. One view was that the Civic Centre would be ‘nothing but a glittering steel and glass monument’.

While people supported a new Civic Centre in principle, there was more opposition than support to the concept design. Opposition was primarily based on views that:

The civic space opening onto Military Road would be unusable and that the space needed to be reconfigured to provide a more protected public plaza screened from traffic

Loss of the Village Green was unacceptable

Additional parking needed to be provided to support consolidated community facilities

Additional green space needed to be provided

Residential use needed to be focused on other parts of the site and not along The Crescent

Eight storey development on The Crescent was inappropriate and not in keeping with the character of the area

Building heights would overshadow public plaza areas and impact their amenity

Expanded community facilities were not warranted or needed to be better justified.

Further to community feedback received through consultation a second concept design is being prepared.

Civic space fronting Military Road

Civic Centre idea

The project team proposed to reconfigure Mosman Square to provide a new public plaza and civic space opening onto Military Road to act as a flexible town square and an entrance to the community hub of Mosman.



While there was general in-principle support for a more functional public plaza, there was strong concern about the proposed civic space on the basis that traffic noise and fumes would impact its amenity. There was strong support to reconfigure the layout of the new civic space to orientate the public plaza inwards or away from Military Road (rather than opening onto the Road) to mitigate traffic impacts. While a minority of people did not think that additional civic space was needed, many more people said that increased open space should be provided.


An additional concept design is being prepared, which will not retain the initially proposed civic space opening onto Military Road.

Reconfiguration of Village Green

Civic Centre idea

The project team proposed to reconfigure Mosman Square to include a new civic space that would include green space away from Military Road to replace the existing Village Green. The proposal was to build new eight storey residential buildings on the existing Village Green location to generate sufficient funds to pay for new and upgraded community and civic facilities and redevelopment of the civic centre precinct.


There was strong concern about the loss of the current Village Green with the majority of people opposing the idea to reconfigure Mosman Square and integrate new green space to replace the Village Green.


An additional concept design is being prepared to retain the Village Green in its existing location.

Integrated residential use

Civic Centre idea

The project team proposed an eight storey residential development fronting The Crescent and some retail use to fund the upgrade, expansion and ongoing maintenance of community and civic facilities. The proposal was to rent retail floor space to fund ongoing renewals and maintenance and to sell residential floor space to fund development. Feasibility analysis indicated that eight storeys was required in order to deliver the new civic centre precinct.


There was significantly more opposition than support to integration of residential uses along The Crescent. Much of this opposition was based on concern about loss of the Village Green, the impact of overshadowing from such a high building and the incompatibility with surrounding development. Most people who opposed the development felt that eight storeys was excessive.

Other people who were not opposed to residential uses being integrated with the Civic Centre redevelopment, suggested that consideration should be given to concentrating height on top of the new Council administration and chambers building fronting Military Road instead of along The Crescent.


An additional concept design is being prepared to retain the Village Green in its existing location by massing residential development on other parts of the Civic Centre site and to reduce the scale of development along The Crescent.


Consolidation of community facilities

Civic Centre idea

The project team proposed consolidation of community facilities into one civic centre precinct with the library and art gallery co-located in a new fit-for-purpose contemporary building and co-located with other facilities.


There was significantly more support than opposition to the consolidation of community facilities.

Many people noted that additional parking would be needed to meet community needs if facilities were consolidated into a civic centre precinct.


The concept designs for the Civic Centre will provide for consolidation of facilities into a community hub. The concept designs will also provide for an additional 38 parking spaces to meet additional demand. However, additional parking at the Civic Centre beyond that proposed will significantly increase development costs and impact the revenue required to be generated from the site. The feasibility study requires that improved facilities be balanced against the cost of delivery. To fund provision of additional parking an even greater level of privatisation would be required. Given community preferences for lower heights, opportunities for additional parking, beyond that proposed in the concept designs, will not be considered.

Range and size of community facilities

Civic Centre idea

In consultation with Council service providers, the project team proposed expanded and upgraded community facilities as part of a new civic centre precinct.


There were mixed views about the adequacy of existing community facilities and about which facilities should be improved to better meet the needs of the local community. A number of people felt existing facilities were adequate and did not need to be expanded or upgraded, whereas others felt that individual facilities needed to be improved. Specifically:

There were mixed views about the need for new and expanded library facilities

There was interest in the intended use of the existing art gallery building with a number of people suggesting that it be used for childcare

There was strong support for a multi-use hall with a performance space.

A number of people who opposed the concept design wanted information about Council’s requirements regarding the size of community facilities and the justification for significant expansions to community facilities, particularly the art gallery and library. Several people suggested that the scale of the Civic Centre was excessive and should be downsized to a more modest and cost-effective redevelopment or that existing buildings be retained to reduce costs. A number of people felt that the proposed Civic Centre would be like Chatswood and incompatible with the small village scale of Mosman.


The range and size of community facilities was specified by Council service providers as a basis for preparing the concept designs. The feasibility study is testing options to determine the viability of larger community facilities. However, additional detailed design to support preparation of a business


case will need be undertaken if Council proceeds to develop the Civic Centre. Future use of the existing art gallery space will need to be determined by Council.

Feedback on consultation process

There was some criticism of the consultation process that is noted below:

Rectangle tables were used at the community workshop to maximise the space and accommodate as many participants as possible – comment was received that small round tables should have been used to make it easier for small group discussion

The website contained a significant amount of detail on the draft Masterplan, including drawings and maps - comment was received that copies of artists impressions and other diagrams should have been more publically available and that participants should have been able to take copies home after participating in consultation activities

The objectives and purpose of the Masterplan were clearly stated upfront at face-to-face consultation activities and also on the website – comment was received that more focus should have been given to clarify the purpose and focus of the Masterplan as there was tension between people who wanted to focus on the big picture versus the detail

The website was regularly updated to ensure it was a dynamic and interactive forum for online participation – comment was received that it was hard to navigate.

People indicated that they wanted more detail on the Masterplan to enable them to provide considered feedback. They requested further opportunity to comment and input to the planning process as it moves forward and as more detail becomes available. Specifically people requested:

More information about need for increased community facilities – i.e. Council’s brief to the project team

More information on the funding requirements associated with the Civic Centre and options to reduce the scale of Civic Centre development to contain costs

Additional artists impressions of proposed buildings and public areas

Detail on solar modelling and potential overshadowing impacts

Information about height limits and land uses – specifically whether ground level constitutes a storey and what ‘mixed use’ entails

The position of the NSW Roads and Maritime Services regarding tunnel or traffic diversion options

More detail on the number of residential flats proposed and associated impact on the local road network.

The need for Council to ‘act on behalf of the community and not property developers’ was identified by several people. This necessitates that additional consultation be undertaken to gauge a comprehensive understanding of community opinion. A number of people identified that further ‘robust’ consultation was needed in order for Council to progress and that the consultation should seek the views of a representative sample of the community and not only the self selected few who choose to participate.

Summary

The master planning process for Spit Junction has attracted a relatively high degree of community interest and comment. It is anticipated that as the process progresses that community interest will continue to expand. Proposed changes to Spit Junction will come under community scrutiny and will be contested by people both for and against the plans.


Consultation confirmed general consensus within the community that Spit Junction was rundown and in need of revitalisation and renewal. However, consultation identified polarised responses to the preliminary draft Masterplan and concept design for the new Civic Centre. Divergent views were largely based on different opinions regarding the scale of proposed change and whether it would have a positive or negative impact on the area. It is noted that Neutral Bay is generally recognised within the community as a successful example of urban renewal. Change in Neutral Bay has been facilitated through a master planning process that provided for increased development potential which has been gradually taken up over the last ten years.

The most strongly divided opinion was around new development and building heights. There was equal support and opposition to new taller buildings, but those who opposed it expressed their views more forcefully and vocally.

People who opposed eight to ten storey buildings generally felt that high rise development would detrimentally impact on ‘village’ character, exacerbate traffic congestion and result in overdevelopment. The general attitude was that such development would see Mosman becoming more like Chatswood. People were of the view that the scale of change outlined in the draft Masterplan was excessive and should be substantially down sized.

People who supported new development and building heights between eight to ten storeys generally recognised that renewal would be limited without development and were willing to accept high rise buildings on some sites in return for demonstrable public benefits. These people were of the view that the scale of change outlined in the draft masterplan was acceptable given the need for renewal and issues impacting feasibility of development.

People who supported some new development had mixed views about appropriate and compatible architectural design – some people wanted a Federation style and others wanted contemporary architecture.

There was a general view that the road network was constrained and would struggle to accommodate additional traffic associated with new development and that additional parking was needed to support growth and meet community demand. Some people accepted congestion as an issue and did not feel it should prohibit new development, whereas for other people congestion was an absolute impediment to ongoing growth.

There was more support than opposition to the following ideas:

Creation of a new integrated network of laneways to provide a secondary circulation network away from Military Road

Containment of high density development in Spit Junction to protect the amenity of surrounding low density suburban residential areas

Upgrades to the public domain to improve pedestrian amenity and activate streets

Co-location of community facilities into an integrated civic centre precinct

Creation of a new public plaza through closure of Clifford Street.

There was more opposition than support to the following ideas:

Loss or reconfiguration of the Village Green

Reconfiguration of Mosman Square opening onto Military Road

Eight storey residential development fronting The Crescent.

In response to the draft plans, there was strong support for the project team and Council to review the:


Proposed reconfiguration of Mosman Square to ensure the civic space is not exposed to traffic noise and fumes

Merits of a new pedestrian overpass or underpass to improve connectivity between both sides of Spit Junction

Potential for an underground traffic tunnel to divert through traffic

Opportunities to integrate proposed residential development on other parts of the Civic Centre site to protect the character and amenity of The Crescent

Necessity for parking to justify provision of significantly more car parking spaces to meet community demand

Potential impacts of new development on the local and regional road network to ensure capacity for new traffic associated with growth.

A number of quick wins were identified through consultation. Quick wins included improved lighting, cycle facilities, community bus services and street trees; better enforcement of parking restrictions; relaxation of controls to activate footpath use; and works to upgrade the amenity of Hordern Lane and to improve access for elderly members of the community.

Conclusion and next steps

This report provides a succinct consolidated summary of the key points and themes identified during the final round of consultation to be led by the project team to inform refinement of a draft Masterplan for Spit Junction. Consultation activities included stalls at the Mosman Markets, a business breakfast workshop, a community workshop, ongoing blog posts, Facebook and Twitter.

While there was consensus that Spit Junction had become rundown and needed renewal there were mixed views about some planning issues, specifically building heights and the acceptability of heights needed to bring about renewal. Issues associated with scale and design of new development will continue to generate a mixed and divided response within the community.

The project team will meet with the community reference group before finalising the draft Masterplan and presenting it to Council later this year. Council will formally consider the draft Masterplan and make a decision as to whether to proceed and place it on public exhibition.

If Council resolves to proceed with the planning process it is recommended that further consultation be undertaken to ensure the community have further opportunity to review the detail and provide feedback.


Appendix - Detailed feedback

This appendix provides a more detailed record of issues identified through consultation. Issues have not been listed in any order or weighted and are listed to reflect the diversity of feedback received – some comments are detailed and specific whereas others are more strategic and theoretical.

Increased development potential to generate funding to deliver public benefits

A summary of feedback regarding increased development potential on select sites within the study area is provided below.

Support Public domain upgrades associated with new development, such as footpath widening and laneway development would improve pedestrian amenity.

Oppose The impact of increased height on the amenity of the area would not be offset by delivery of public benefits.

Additional apartments would create too much additional traffic – more development means more cars and the area is already overly congested.

Five storey development fronting Burrogy Lane would be out of keeping with the area – the block is already overdeveloped.

Issues to consider

Traffic impacts should be managed.

Adequate parking should be provided – extra development will create more demand for off-street parking.

Transition from high-medium-low density should be carefully planned – consider stepping down building heights but also address edges (e.g. green corridors, laneways).

Desired public benefits that could be delivered with development contributions included:

> Significantly more public parking

> Wine bars, food related uses (e.g. restaurants/cafes) and night life activity

> More public plaza areas (e.g. Clifford Street plaza)

> Widened footpaths

> Improved public transport.

(NOTE – Refer to the ‘Quick wins’ section for other ideas identified to benefit the area.)

Activation though population increase

A summary of feedback regarding increased population to activate the area and encourage renewal is provided below.

Support Spit Junction is a transport hub and could therefore support increased population.

Development would be contained around Spit Junction and the surrounding area would therefore be protected.

Increased local population would support retail and create local jobs – more people, movement, shopping, spending, diversity is desirable.

New development would be better for business and would make the area look newer


and less tired.

Increased population would support night time activity – wine bars etc.

Spit Junction could support increased density because it does not have the ‘village’ feel that Mosman Junction has – ‘the ‘village feel’ can no longer dictate what can and cannot be built’ – the demographic has changed and new development is needed.

Oppose Population growth should be spread more evenly throughout the local government area and not focussed within Spit Junction.

Other localities (unspecified) would be better suited to accommodating population growth.

The road network could not cope with additional population growth.

Increased density would conflict with the ‘village’ feel of Mosman.

Additional height on select sites would set an unwelcome precedent for developers to push height throughout Spit Junction.

Infrastructure (public transport services, roads, schools, hospitals) are at capacity and do not have capacity to accommodate additional people associated with new development.

Traffic noise, congestion and pollution would impact residential amenity – it would not be appropriate to focus new housing along main roads.

Mosman can meet its population growth targets set by the State Government with existing zoning - no further rezoning is required to boost population above established targets.

The block between Bond and Cardinal Streets is already overdeveloped and has made laneway access to existing properties and for garbage pick-up difficult and has overloaded sewerage infrastructure – further development would be inappropriate.

Issues to consider

Traffic modelling should be undertaken to understand capacity of key intersections and the impact of new development on local and regional roads– traffic impacts should be managed.

Public transport services should be increased to match population increases to meet additional demand.

Open space areas should be protected and provided to meet the needs of the growing community.

The residential character of surrounding area should be protected - new ‘spot rezoning’ in suburban areas should be prohibited if development densities are to be focused in Spit Junction.

New development should be carefully designed to ‘fit in’ with the look and feel of the area.

Affordable housing opportunities should be accommodated with new development to provide for low to middle income families and key workers (e.g. nurses, teachers).

Laneway width should be considered before approving development to ensure capacity for access is evaluated – many laneways are too narrow for safe ingress/egress to new development sites.


Eight to ten storey buildings on four opportunity sites

A summary of feedback regarding proposed eight to ten storey heights on four sites is provided below.

Support One or two iconic developments with taller heights would optimise potential for high rise near public transport.

Any new development would help to beautify the area and make it more functional.

Height should be conditional on real public benefits being delivered.

Height is unavoidable on some sites.

Height is suitable within Spit Junction, but should be only sited on sites where there are no overshadowing impacts.

Residential uses could be integrated on top of commercial/retail uses.

Heights should not be taller than Vista Street.

Oppose Retain existing height limits - increased heights would create a canyon effect.

Increased heights would lead to overdevelopment.

Height would make Mosman look like Chatswood.

New architecture would not be consistent with existing architecture – the character of Mosman would be detrimentally impacted.

Height would be out of scale with what is traditionally associated with the area.

There is a need to protect the ‘village’ feel/atmosphere - keep building heights low.

Identified sites have potential to contribute positively to the character of the area and should not be ‘overdeveloped’.

Issues to consider

Heritage should be retained.

Quality architectural outcomes should be assured – need architectural distinction and ‘aesthetically pleasing’ buildings, compatible architectural styles should be considered.

Community feel should be retained with ‘organic’ design rather than ‘urban’ design (e.g. less straight lines, more curves, organic texture and living roof-top gardens etc)

Environmental and sustainability issues should be considered in building design.

Appropriate parking to meet additional demand associated with new development should be provided.

Heights should be set back from the street – ‘wedding cake’ approach, stepping down between heights, inspiring facades – not ‘beige rendered boxes with bog standard everything.’

Proportion, spread and distribution of heights should be considered – aesthetic and appearance are as important as height.

Outcomes should focus on good design not heights.

Traffic associated with new development should be managed.

Landscape areas should be retained/provided around taller buildings.

One iconic building with no height limit/30 storeys (e.g. Blues Point Tower) should be


considered.

Height should be offset at street level with building setbacks to allow wider footpaths and significant tree planting – large canopied trees should be established to maintain the leafy visual character of the area.

Height should be located on sites to manage overshadowing and solar access.

Height on some sites should be managed to ensure a precedent for increased height is not created on other sites – concern about precedent.

All sites should have same/uniform heights to be aesthetically balanced – all heights equal.

The disadvantage to surrounding sites in terms of height should be considered in terms of locating height on nominated opportunity sites.

Greater (equal) heights (eight to ten storeys) should be considered on sites along 565 Military Road and Trafalgar Square block (557-571 Military Road).

Increased height on the northern side of Spit Road should be considered.

Height limits should be determined by viability of development – low heights are not viable.

Economic viability should be considered – need more economic feasibility testing to ensure profitability.

Specific comments relating to identified opportunity sites are detailed below.

Hordern Arcade/Bridgepoint site

(1-3 Brady Street, 656-658 Military Road and 2-12 Spit Road)

Consider doubling and improving lifts to the bridge overpass or introducing a new overpass with additional level to connect to new shops.

Consider improving access to Bridgepoint.

Consider eight storeys from Bridgepoint along Spit Road to Ourimbah Road.

Landmark site

(668-678 Military Road and 3-5 Spit Road)

Consider moving Council’s administration offices to Landmark site.

Cinema site

(7 Spit Road) Consider integrating a metro rail station as part of bus interchange to

create a public transport hub – liaise with the State Government.

Toyota site

(491-505 Military Road) Site not appropriate for a supermarket as it would reduce the viability of

Bridgepoint – consider a car dealership with residential behind.

Consider integrating a bus bay at site in association with redevelopment.

Integrated laneway network

A summary of feedback regarding laneways is provided below.

Support Laneways would create pedestrian friendly areas.

Hordern Place would be an ideal area for pedestrian friendly development – need to ensure activation through laneway widening and outward facing shops with active


frontages.

Hordern Arcade would provide a through link between Military Road and Bridgepoint.

Shops or other uses would need to be orientated to face onto laneways and ensure activation.

Restricted delivery times would prioritise pedestrian amenity, but ensure businesses can function.

Creation of better connections and laneway access to Boronia would open up the site and enable people to appreciate its’ value.

Oppose Burrogy Lane adjoins residential premises and would not be suitable for upgrade with cafes and bars – the noise would detrimentally impact residential amenity.

Issues to consider

Legislative requirements for shared use should be explored and understood in order to implement a network of laneways.

Parking should be restricted and regulated in laneways.

Where possible, appropriate access to new development should be provided from main roads and not laneways to minimise impact on adjoining properties with laneway access.

Garbage truck access should be considered.

Measures to prevent dumping of garbage in laneways should be implemented to avoid rats.

Clifford Street civic space and bus bay/interchange

A summary of feedback regarding the Clifford Street civic space is provided below.

Support The new public plaza area would provide outdoor dining opportunities and new space for community interaction.

The bus bay would be safer for commuters, pedestrians and traffic.

Oppose Closure of Clifford Street would reduce accessibility to Spit Road and is unacceptable – Clifford Street forms an important exit point to Spit Road, particularly for local residents and also those living in Balmoral.

Closure of Clifford Street would reduce access to public car parks.

Closure of Clifford Street would divert traffic and force people to stay in their cars for longer which would only exacerbate congestion and pollution.

Closure of Clifford Street would restrict bus egress and create traffic issues at the intersection.

Clifford Street is the wrong location for a bus bay – move to former KFC site (507 Military Road) or to the Toyota site (491-505 Military Road).

There is no demand for a new civic plaza – Mosman Square is already underutilised and creation of a new public plaza would be a waste of resources.

Existing on-street car parking spaces would be lost if the road were closed – parking is already in short supply.

Issues to The proposed bus bay should be relocated to the Toyota site (491-505 Military Road) to


consider optimise interchange potential for public transport passengers, including those travelling to North Sydney and Chatswood.

The bus bay/interchange should be underground and not aboveground.

Additional bus bays should be planned to accommodate additional buses in the future.

A new bus stop closer to Ourimbah Road on the southern side of Spit Road should be created.

Merge lanes should be provided to ensure buses can re-enter traffic flow without unnecessary delays.

Building design should incorporate solar analysis to ensure the public plaza is not overshadowed and has solar access.

Consideration should be given to high quality public domain including seating, trees and landscaping, paving, public art, water features/fountains and play equipment for children.

Undercover areas should be provided for bus commuters to create shelter from the sun and rain.

A raised or elevated plaza area should be considered.

The bus stop for the 236 service would be impacted if Clifford Street was closed and should be relocated to accommodate bus passengers.

Additional underground car parking should be provided, plus scooter, motorcycle and bicycle parking and facilities for cyclists.

Civic space fronting Military Road

A summary of feedback about the proposed civic space is provided below.

Support Shops opening up onto Mosman Square would activate the area.

Oppose Additional civic space is not needed – the existing Mosman Square is big enough.

Existing Mosman Square is much loved and already serves community needs – reconfiguration is not justified from a renewal perspective – the space works well.

Issues to consider

The impact on the markets should be minimised - consider using the Oval to accommodate the markets.

Existing statues and fountain should be retained as they contribute to the character of Mosman Square.

Ramps not steps should be installed to ensure safe and convenient access for elderly people and parents with prams

The amount of green space should be increased.

Covered all-weather protected areas should be provided to create shelter from the rain and sun.

Alfresco dining opportunities should be optimised - consider allowing more tables and chairs in Mosman Square.


Reconfiguration of Village Green

A summary of feedback regarding the reconfiguration of the Village Green is provided below.

Support The Village Green is currently underused – reconfiguration could open it up for better use.

Oppose The proposed replacement green space is too small and would not adequately compensate for loss of the current Village Green.

The ‘green and growing’ character would be detrimentally impacted – the space would become more paved and have a harder character.

The community need additional green space - not reduced green space. As a minimum the existing amount of green space should be retained - green space should be the same size or larger than current green space.

The current Village Green is sheltered and provides a protected space away from traffic noise and pollution – relocating it would make it more exposed and it would become a less pleasant space to sit.

Excessive building heights would overshadow green space.

Relocating the Village Green closer to adjoining residential flats would create noise and access issues and would detrimentally impact residents.

The proposed green space would get overused with pedestrian through traffic – this excessive foot traffic would damage the grass and make it muddy.

Issues to consider

New buildings should be designed to ensure they do not dominate the green space – overshadowing needs to be prevented.

Access to adjoining residential buildings should be considered.

Integrated residential use with Civic Centre

A summary of feedback about integrating residential use as part of the Civic Centre is provided below.

Support Integration of residential uses would be acceptable in principle, but not along The Crescent – consider increasing height on other parts of Civic Centre site to keep height lower along The Crescent.

It makes sense to fund new and improved community facilities with residential development.

Views would attract a premium return.

Residential development would provide housing to bring more people and families to area.

Oppose Loss of the Village Green to accommodate residential development would be unacceptable.

Eight storeys would be too high and would be out of character with the area - the sloping topography would accentuate eight storeys.


Eight storeys on The Crescent would be inappropriate and out of keeping with surrounding built form.

Access to underground parking from The Crescent would create conflicts between cars and pedestrians and impact the amenity of area.

Design would be too ‘modern and glam’ or ‘post modern’ and would not be compatible with the Mosman area.

Issues to consider

The impact of overshadowing on the Oval should be mitigated – consider orientating built form north-south (rather than east-west) to minimise excessive overshadowing.

Consider retaining the Village Green and shifting residential uses elsewhere on the site.

Redevelopment should deliver real public benefits and not just new offices for Council staff.

The impact on residential amenity of car parking access off The Crescent should be considered.

Significantly more public parking should be provided to support increased use.

Other development models should be considered to avoid selling publicly owned land – consider 99 year lease instead of selling residential floor space or an innovative public-private partnership model.

Architectural design should be compatible with the area.

Residential uses should be integrated with community facilities to provide passive surveillance and continuous activation which would improve safety of adjoining public areas.

Consolidation of community facilities

A summary of feedback about consolidation of community facilities into an integrated civic centre precinct is provided below.

Support Integration of community facilities with surrounding public plaza with ‘open’ design would invite people to access all facilities.

Redevelopment would provide an opportunity for an attractive signature landmark site.

Redevelopment would better attract and accommodate tourists.

Oppose The proposed car parking would not be adequate to support additional use.

Scattered location of facilities would provide better access.

Consolidation of new and expanded facilities would not be an effective use of Council’s money.

Issues to consider

Additional car parking should be provided to support additional use.

More parking needs to be available to support community/civic hub.

Spit Junction Masterplan - Outcomes summary report from final round of consultation

Range and size of community facilities

Feedback received about individual community facilities is detailed below.

Facility Concept proposal Feedback on proposal General feedback

Support Oppose

Library Retain existing building and adaptively reuse for seniors centre.

Expand library by 71% and relocate to new building fronting Mosman Square.

Facility would be more visible fronting Military Road and would therefore attract increased use.

Facility fronting Military Road would help to activate Mosman Square.

Amalgamation with art gallery is an appropriate and compatible use.

Facility needs to be more modern to meet community needs.

Current facility is big enough and meets community needs.

Need to extend current opening hours.

Need new books and a larger variety of books.

Library is an important and critical community facility versus library is not important and will eventually become obsolete.

Youth centre New building to provide a youth centre that adjoins the new library space. Expand youth space by 27%.

There is a current shortage of facilities and services for youth who suffer from boredom - an upgraded facility would support the needs of young people.


Consider shared use of facility – seniors centre during day and youth centre during evening.

Art gallery Expand gallery by 254% and relocate to new building fronting Mosman Square.

Amalgamation with library is an appropriate and compatible use.

Integration with other facilities would make facility more accessible and less isolated than gallery currently is.

Facility fronting Military Road would help to activate Mosman Square.

Facility would be more visible fronting Military Road and would

Current facility is big enough and meets community needs Retain gallery in existing building.

Existing gallery is not a well-used facility; a larger new gallery is not justified.

Proposed gallery is too large and prominent.

Clarity needed about proposed future use of existing gallery building

Need to ensure facility functions as the ‘Mosman Community and Cultural Centre’ and not just a gallery – the community centre focus has been lost.



Support Oppose

therefore attract increased use.

Purpose built facility is good.

Seniors centre Adaptive reuse of existing library building to provide seniors centre.

Modern seniors centre would be an improvement.


Existing library building is not architecturally special and does not merit retention.

Public car park Relocate existing parking spaces to new underground public car park and provide additional 38 spaces.

Would be an improvement on current car park.

100 car parking spaces would be insufficient and would not meet additional demand.

Consider providing additional car parking spaces.

Childcare New building to provide occasional childcare on site for children six weeks to five years of age.

There is a need for more childcare in the area.

Relocate to existing art gallery building, instead of building a new facility.

Multi-purpose hall

New building to provide a multi-use hall fronting Mosman Square.

There is a need for new multi-use space with performance functionality.

Consider providing larger multi-use space to accommodate a range of community activities.

Ensure space is suitable for theatre, concerts and performance.

Administration offices/chambers

New building to provide Council offices/chambers fronting Military Road.

Need for modern meeting and seminar type rooms.

Current facility is big enough and meets council needs.

Redeveloping Council offices/chambers is a waste of

Consider residential floor space on top levels of new council administration and chambers building.

Consider removing barriers from



Support Oppose

money. Council one-stop-shop and staff offices upstairs.

Miscellaneous Public toilet facilities need to be improved to make more accessible.

Aged care facilities need to be provided.

Proposed connecting laneway joining up community facilities.

Swim centre needs to be improved.

Bridgepoint needs to be improved – needs seating, improved lifts to access shops and car park, safer escalators, improved management and security.

spit junction masterplan - outcomes from second round of...

Documents