Springwood town centre study
This Chapter outlines the land use and retail issues associated with the operations of the Springwood Town Centre. The current land use pattern and floorspace characteristics of the Centre are assessed in comparison with the Centre's catchment characteristics, expenditure patterns and retail turnover.
The economic issues affecting the Springwood Town Centre and particularly the future provision of retail floorspace and the impact of demand for commercial floorspace are also evaluated, along with the future need for and implications of, additional facilities required to service the future growth of Springwood and its catchment area, particularly in relation to future retail and office requirements.
The Springwood Town Centre is one of a number of commercial centres in the lower Blue Mountains which provides a range of "convenience" and "local" retail goods, services and other activities for the residents Of Springwood and adjacent areas. Traditionally, it has been the dominant retail centre of the locality but has in recent years been challenged by such centres as Winmalee and Blaxland. The Centre has also felt increased pressure from development at Penrith. Professional and medical office facilities appear to be playing an increasing part in the Centre's role.
In fulfilling its role as predominantly a service centre, Springwood provides a range of functions, including:
The following description and analysis of land use within the Centre is based on a land use and floor space survey conducted in July 1992.
The survey comprised a field inspection of each property within the study area and an assessment of gross floor space associated with retail and office uses. Information on the existence of other types of land use activity was also collected in the survey. Information for all retail and commercial activities was collected on the basis of address and level in the building occupied.
Field survey data was checked against existing maps and in consultation with local property managers.
Survey results are discussed below. For the purpose of the survey, each street block was assigned an identification number which has been used in subsequent land use, transport and parking studies. Figure 1.2 refers.
The broad pattern of land use in the Centre is shown in Table 3.1. The main features of this pattern can be summarised as follows (Figure 3.1 refers):
The following description of main land uses with in each centre block provides an indication of the current type and intensity of development, as well as prospects for future development or re-development of the Centre.
In addition to collecting information on retail and office floor space the survey recorded a total of about 335 separate establishments in the study area (Table 3.1 refers). Blocks 3 and 7, which make up the core of the Centre, contained the highest numbers of individual establishments representing 23% (76) and 38% (130) respectively.
Although the following table indicates that the largest type of land use within the study area is residential, this occurs primarily on the fringe of the Centre. Therefore excluding these figures, the predominant land uses within the Centre's core is that of retailing with 111 establishments and offices with 34 establishments.
Within the study area there is a total of approximately 21,000m2 of retail and office floor space, of which about 11 490m2 or 55 % is concentrated in Block 7 and a further 5 200 in Block 3. Table 3.2 and Figure 3.2 refer. A portion of the Centre's core spills over into the western part of Block 6 which has 2,389 or 12% of total floor space. The floor space which occurs in the remaining blocks is a result of the transition zones referred to previously.
Floor space data was only collected for retailing, office and medical uses in the Centre. However a range of other land uses occur within the Centre, including community uses, accommodation and entertainment, residential and light industrial uses.
Table 3.1: Establishment Numbers - Springwood Town Centre
[Table goes here]
Source: Land Use Survey, Purdon Associates, July 1992 Fox and Associates, April 1980, Pg 34.
Note: * Percentages for each establishment type do not equal 100 due to rounding to whole figures.
Table 3.2: Gross Floor Area - Springwood Town Centre
Source: Land Use Survey, Purdon Associates, July 1992
Figure 3.2: Gross floor area by blocks
[Figure goes here]
Source: Land use survey, Purdon Associates, July 1992
Of the total floor spaces referred to above, approximately 12,800m2 or 62% is occupied by retail uses. Table 3.2 shows the distribution of retail floorspace by main commodity grouping and retail type by block.
Figure 3.3 shows the geographic spread of retail space which is concentrated in Block 7 and comprises about 53 % (7000m2 gross) of total retail space. The next largest concentration of retail space is located in Block 3 with 3 600m2 gross. These two blocks account for 83 % of total retail floor space in the city centre.
Some minor retailing occurs in Blocks 5 and 6 which account for the remained of the retail space. The retail space in Block 6 is a spill over from the core area and is centred on Raymond Road. It comprises a total of approximately 1300m2 or 10% of total space including a major local supermarket.
Virtually all retail floor space is on the ground floor.
Characteristics of the four main retail commodity groups are as follows:
Food Retailing occupies 19% of the total floor space within the Centre. Food retailing is dominated by two supermarkets which comprises approximately 49% of total food retailing floorspace. In addition the Centre has a range of specialty food stores such as restaurants, butchers, take-away foods, liquor, delicatessens, greengrocers, milk bars, bread and cakes, and health food stores.
Household goods occupy nearly 17% (3,600m2) of the total floorspace measured in the Centre. This category includes hardware stores, newsagents, chemists, soft furnishing stores as well as specialty shops such as jewellers, fabric shops, craft suppliers, sports and toy stores, gift shops, chemists, tobacconists, and music stores.
There, is also a diverse range of personal services in the Centre, representing 16% (3,379m2) of total floorspace measured or 26% of the total retail floorspace. This category includes hairdressers, dry cleaning, beauty salons, florists and natural therapists.
Clothing stores occupy only about 8% (1,700m2) of the total floor space and 13 % of the retail floor space. The outlets are generally small, locally owned, specialty stores, with the exception of Mensland, none of the major chain/franchise stores are represented in the clothing sector.
The remainder of the occupied retail space is taken by auto accessories.
Office activities (commercial and medical) comprise about 28% of total floor space in the Centre.
As at July 1992, there was approximately 5,900m2 of gross office space in the Springwood Town Centre, including public and private sector space (Table 3.2 and Figure 3.2 refers). Of this total, about 1,720m2 or 29% of the total office space is occupied by a wide range medical facilities, including general practitioners, specialist, dentists, pathologists, physiotherapists and radiographers.
Private sector office activities include:
Virtually all the major financial services are located in the Centre, reflecting its specialist service role.
Table 3.3: Summary of Retail Activity in Springwood Town Centre
Source: land Use Survey, Purdon Associates, July 1992
All three tiers of government are also represented in the Centre.
Office space is spread throughout the Centre with the exceptions of Blocks 4 and 5 and generally occupies either shop front premises or former residential dwellings. A concentration occurs along the Macquarie Road frontage of Block 7 which comprise 67% of total office space in the Centre. As would be expected, office space is the major user of the limited upper level floor space in the Centre.
In recent years, increased use has been made of former residential dwellings on the fringe of the Centre. There is a role and a need for such office accommodation in Springwood. Most of these uses have preserved the urban character of existing dwellings, including some heritage buildings in Macquarie Road east. The uses have also provided parking at the rear of premises. A dilemma facing planning for these land uses is to balance the advantages of their presence in Springwood with their impact on extending the main centre and taking customers away from the core area.
There are two kinds of vacant space in the Centre:
Approximately 1,970m2 of vacant commercial (office and retail) space exists within the Centre which represents 9% of the total floor space measured (Table 3.2 and Figure 3.2 refers), the majority of which (62% or 1,237m2) occurs within Block 7 and generally takes the form of street level retail premises.
Compared to other centres, and prevailing economic conditions, the total amount of vacant space is not considered to be an unacceptably high level. The general appearance of the Centre is not affected by the impact of vacant space and poor trading levels. Moreover, the existing vacancies are generally associated with poorer quality space in the less desirable locations.
Several vacant sites also exist throughout the Centre's core area, the majority of which are either used for surface carparking or form the un-utilised rear of the blocks fronting Macquarie Road. Council's carpark in Block 3, adjoining the Post Office represents an under-utilisation of a prime commercial site and a break in the Centre's built fabric and pedestrian cover. Redevelopment of this site would consolidate the main retail area.
Other possible sites are available but are not considered to be very suitable because of distance from the retail core, terrain, traffic access and fragmentation of existing retail areas. The major example of this is the large parcel of land in Block 6, formerly intended for a TAFE college. A proposal has been submitted to Council to construct 59 dwellings on an adjoining vacant site with access to David Road and Scott Street.
Council owns several strategic parcels of land in the Town Centre and has management control over other areas. Substantial parcels of land are also held by other levels of government. Figure 3.4 refers. Details of private land ownership were not analysed as part of this Study.
Apart from the library and civic centre, the majority of Council land is used for public carparking, with small parcels along Greenway Lane remaining vacant.
There is potential to improve the use of Council land either to increase parking capacity, improve traffic circulation or to release sections for commercial development (with associated parking). Recommendations for use of Council land are listed in Chapter 8.2.10.
As part of the study, a retail survey was undertaken to collect information on shopping patterns, the catchment area and user attitudes towards the Town Centre in order to better understand the role and function of the Centre. This information forms an important part of the overall assessment of Springwood's Town Centre, and provides an input into the retail analysis. The results of the survey are summarised in this section.
A total of 323 surveys were undertaken over a four-day period within the Centre. The survey comprised a face-to-face interview at predetermined locations using local trained interviewers.
The interview period was chosen to coincide with the busiest days in a regular fortnight period, outside school holidays. Interviews were conducted in the morning and afternoon periods.
Interviewers were briefed to randomly select respondents from a wide cross-section of the population in order to minimise sampling error and bias.
Respondents were asked to identify the main reason for coming to the Centre on the day that they were interviewed. Results are outlined in Table 3.4.
The main reasons for visiting the Centre were:
SPRINGWOOD TOWN CENTRE STUDY
(iv) Land Ownership
There is potential to improve the use of Council land either to increase parking capacity, improve traffic circulation or to release sections for commercial development (with associated parking). Recommendations for use of Council land are listed in Chapter 8.2.3.
3.3 Shopper Survey
3.3.1 Methodology
3.3.2 Shopping Patterns
(i) Attractions of the Centre
These reasons account for 74% of the total Town Centre responses.
In broad terms the survey results reflect the function and role of the Centre in terms of the types of goods and services provided.
Table 3.4: Main Reason for visiting Springwood
Source: In-Centre Survey, Purdon Associates, 1992
Respondents were asked how often they shopped in the Centre. Table 3.5 refers. 72% of the respondents shopped in the Centre between once and five times per week with 31 % of total respondents shopping in the Centre two to three times per week.
This high frequency of visits indicates the local nature of the Centre's and the convenient service offered by the Centre.
Table 3.5: Frequency of Visit
Source: In-Centre Survey, Purdon Associates 1990
Respondents were asked where they live. The results of this information have been analysed on the basis of distance from Springwood, road networks and the location of other retail centres in order to determine the primary and secondary retail catchment areas.
Approximately 44% (142) of respondents lived in Springwood and 90% live within the Blue Mountains.
The majority of respondents (85%) lived within 10km radius of the Centre. However due to the existence of other centres and the road hierarchy, the primary catchment area for the purpose of this study has been defined to include Springwood, Faulconbridge, Hawkesbury Heights, Valley Heights, Winmalee and Yellow Rock from which 69 % of respondents came.
This primary catchment is larger than that identified in the Fox Report (1980) and incorporates the secondary catchments of that report.
Table 3.6: Primary and secondary retail catchment
Source: In centre survey, Purdon Associates, 1992
Note: All distances measured in straight lines between railway stations.
The secondary catchment extends over a far greater area than that identified in the Fox Report. This catchment includes:
Figure 3.5 shows the relationship between Springwood and the surrounding catchment. The drawing power of Springwood is significantly affected by the presence of other local centres, as well as the larger urban centre of Penrith.
Respondents were asked to identify, those features of the Centre they most liked.
Overall friendly and good service of the businesses rated highest with 20% of respondents liking that feature. This was followed by the Centre's pleasing environment (17%), the Centre's proximity to the respondents place of residence (16%) and the product range and competition with in the Centre (11 %).
Respondents were asked to list in order of priority the main improvement they would like to see at the Centre. These issues are addressed further in Chapter 8.
The single most important improvement needed within the Springwood Town Centre was more parking and a better distribution of carparking. This was cited by 24% of respondents as their highest priority improvements. The next most important priority for respondents was a better range of shops (17%), followed by more public toilets (12%) and better traffic circulation (6%). Only a small number of respondents (5%) indicated that no improvement was required to the Centre.
Public toilets dominated the second priority improvements cited by the respondents, with 13% of the total responses. This was followed by better traffic circulation (10%), a better range of shops (9%), more carparking (9%), more public seating (8%), the better distribution of carparking (8%) and new paving (5%).
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The third priority improvements were again dominated by the need for more public toilets with this feature being cited by 21 % of total respondents. A broader range of improvements were then identified including:
Overall, 49% of all respondents listed more parking and a better distribution of parking as being of either first, second or third priority importance to the centre. This was followed by more public toilets (36%) and a better range of shops and services (36%).
Specific suggestions from survey respondents, as well as from participants of workshops, for better retailing facilities/services, were as follows:
Comments on the need for more retailing services are discussed below (Chapter 3.6).
The retail survey conducted in the Centre reveals that Springwood largely operates as a district and local centre meeting the daily and weekly needs of the people within its primary catchment. It also fulfils some of the weekly needs of those towns further afield.
The users of the Centre appear to be largely happy with its operation and appearance, although some improvements could be made in respect of carparking, public toilets, and traffic circulation. A wider range of shops was also desired by the Centre's users.
Council held two community workshops in the Springwood area during October 1992 as part of its formulation of a Blue Mountains Community Plan. Whilst separate from the current Town Centre study, results of the workshops identified a number of community needs that either related to or involved the Town Centre.
Responses were made to the question: "What is your ideal vision for your Community?"; "How would you like things to be?"; "What changes are desirable?" Table 3.7 summarises those responses relevant to the current Town Centre Study. The responses emphasise the role of the Centre as an important social focus for community activities and the need to reinforce this role in several ways by the provision of additional facilities.
Many of the responses to the Community Plan were similar to those responses obtained by the consultants during the Town Centre Study from both the shoppers' survey and the workshop groups.
The most frequently cited vision/improvements/changes in relation to the Town Centre were as follows:
The ways in which these needs can be met, and their implications for the Town Centre are discussed in Section 3.6.5 below, and again in Chapter 8.
This section considers the socio-demographic characteristics of Springwood's trade catchment which affect the Town Centre's role and level of existing development as well as its future potential.
The following analysis considers the demographic characteristics of the primary catchment in comparison with the area covered by Western and Metropolitan Sydney and NSW as a whole. For the purpose of this Study, Western Sydney has been defined as that area covered by Western Sydney Regional Organisation of Councils (WSROC).
In broad terms, the catchment has been defined as the towns of Springwood, Faulconbridge, Valley Heights and Winmalee, with a secondary catchment incorporating Glenbrook, Blaxland, Warrimoo, Mount Riverview, Woodford/ Linden, Hazelbrook, Lawson and Bullaburra (Section 3.2.3 and Figure 3.5 refers).
The population of Springwood in 1986 was 6,439 (2,295 households).
The population of the primary catchment (including Springwood) in 1986 was 16,775, comprising 5,652 households with an average household size of approximately 3.0 people. The secondary catchment has an additional 25,607 people in 8,717 households.
Census data for 1991 is currently unavailable for specific localities within the Blue Mountains.
Table 3.8 shows population change for the Springwood catchment and other areas over the 1981 to 91 period.
High growth rates were recorded in the period 1981-86 for the Springwood catchment area and Blue Mountains with average growth of 17% and 14 % respectively. These rates of growth were much higher than for Western Sydney, and the total metropolitan area.
Population growth declined during 1986-91, based on preliminary data, for both the Springwood catchment and Blue Mountains to an average for the period of 12 and 9% . During the same time, growth rates in Western Sydney and the metropolitan area increased.
Within the catchment, Winmalee is the major focus for new growth.
Table 3.8 Population growth of Springwood catchment
Source: Blue Mountains City Council, 1990, Blue Mountains Social Profile. ABS 1986 Census of Population and Housing. (as supplied by WSTIR) ABS 1991 Census of Population and Housing. (Preliminary Data).
Table 3.9 shows the age structure of the Springwood's primary catchment area in comparison with NSW, Metropolitan Sydney and Western Sydney.
Springwood's primary catchment is characterised by families with children up to 15 years of age. This is generally consistent with the western region of Sydney although this latter area has a higher proportion in the 15 to 29 age group than the catchment. Family groups also form a higher percentage of the population than the state averages. The proportion of the catchment's population aged 65 years and older is about the same as metropolitan and State averages.
Population projections are discussed in Section 3.8.1 below.
Table 3.9: Age Structure of Springwood Catchment (1986)
Source: ABS 1986 Census of Population and Housing. (as supplied by WSTIR)
Compared to the NSW average, households in the catchment area have medium to high incomes, which is characteristic of tertiary educated professional and paraprofessional occupations. This is also reflected in the high level of households in the process of buying their own home and a corresponding low level of rental properties.
The occupations of the primary catchment are characterised by white collar workers with the proportion of the labour force being employed in "professionals" and "paraprofessionals" being considerably higher than the western and metropolitan Sydney and State averages. The proportion of "plant and machinery operators" and "labour and other related works" occupations are considerably lower than the comparable averages (Table 3.10 refers).
The work-force participation rates in the catchment are comparable with the Western Sydney and State average, with 70% of the total workforce being active in the labour market.
In line with the characteristic occupation types, the primary catchment's qualification levels are considerably higher than the Metropolitan Sydney and State averages, with 71% (5,011) of the labour force (66% of men and 80% of women) holding a degree, diploma, trade or other qualification compared to 47% (48% of men and 46% of women) for Western Sydney and 53% (52% of men and 55% of women) at the State level.
Table 3.10: Occupation of catchment residents
Source: ABS 1986 Census of Population and Housing (as supplied by WSTIR)
The primary catchment area has a high proportion of people in the process of buying their own home and very small proportion (i.e. approx 0.5%) of households renting public housing (Table 3.9). Although those households owning their own home outright is comparable to the Metropolitan Sydney and state averages, the proportion of households in rental properties is significantly less than for Western and Metropolitan Sydney and the State as a whole.
Table 3.11: Housing tenure of households in catchment area (1986)
The annual household income of Springwood's primary catchment is comparable with that of Western Sydney and in general is lower than the metropolitan average but higher than the NSW. About 60% of households within the catchment have an income of more than $18,000 per annum compared to 54% of households at the State level (Table 3.12 refers).
Table 3.12: Annual household incomes (1986)
The Census provides information on both household income and individual incomes for people aged 15 years and over Income is grouped hi categories up to $50000 and household incomes in excess of this are grouped into one category.
In 1986 the average annual household income for Springwood's catchment was approximately $27,000 (Table 3.13 refers). This was in line with that of Western and Metropolitan Sydney and above the average household income for the State of $25,236 for the same period. Average household income in the primary catchment ranges from $24,150 in Springwood to $28,740 in Winmalee and in the secondary catchment from $19,540 in Lawson to $31,510 in Mount Riverview.
Within a retail catchment area, household expenditure on retail goods can be estimated from the Small Area Income Data (ABS Census 1986) and the 1988-89 Household Expenditure Survey. The results of the latter survey include tabulations of expenditure for various income groups and. enable an approximation to be made of the expenditure patterns of typical households in the catchment area.
Average household expenditure on retail goods is equivalent to approximately $198 per week (1986 values). Table 3.14 shows the breakdown of expenditure between major commodity groups.
Based on the household expenditure and the number of households, it is estimated that total primary and secondary catchments expenditure on retail goods is $148,400,000 per annum (1986 values).
Table 3.13: Annual household income by catchment sub-areas
Source: ABS 1986 census - supplied by WESTIR by suburbs listed
Table 3.14: Household expenditure (1986)
Source: Based on Household Expenditure Survey, 1988-89, ABS Catalogue No. 6535.0 (Detailed Expenditure Items) and ABS 1986 Census of Population and Housing (as supplied by WSTIR).
Note: Excludes expenditure on alcohol, meals in restaurants, hotels, clubs etc
The demand for retail floorspace in Springwood is influenced by several factors including population growth and demographic characteristics, household expenditure patterns, provision of floorspace elsewhere in the catchment area and in other competing centres, as well as policies affecting the role and size of the Town Centre. This section considers these factors and their probable impact on the future demand for retail floorspace.
The 1985/86 ABS Retail Industry Statistics provides local area data on floorspace and retail turnover. This data can be used to:
Unfortunately, this data is only available for Statistical Retail Areas which are comprised of at least one local government area (LGA). The data is not available for areas smaller than this. As result, estimates of retail sales and turnover have been made based on the existing distribution of population within the Blue Mountains City Council area in 1986.
In 1985/86 Springwood's total catchment achieved retail sales of $88.5 million (1986 values) and an average turnover of $2,334 per square metre, of which $35.2 million (40%) represented sales in Springwood's primary catchment. The estimated turnover per square metre for the catchment is higher than the State average of $2,271 per square metre. Table 3.15 shows the turnover, floorspace and estimated turnover per square metre for Springwood's primary, secondary and total catchment, and compares these figures to those for the Blue Mountains and NSW.
Table 3.15: Retail sales, turnover and floorspace (1986 data)
Source: Based on Retail Industry: Small Area Statistics, NSW,1985-86, ABS Catalogue No.8623.1
Notes:
The Sinclair Knight Report (1974) recommended that retail expenditure retention should be increased to 50% by 1985 and 55% by the time the area reaches full capacity.
In comparing the catchment expenditure figures with the retail turnover for the catchment area, it can be seen that of the total expenditure generated by the catchment's population only 40% occurs outside the catchment (Table 3.16 refers). The resulting retention rate of 60% is higher than that envisaged in the 1974 study and catchment's population only 40% occurs outside the catchment (Table 3.16 refers). The resulting retention rate of 60% is higher than that envisaged in the 1974 study and is considered to be a positive sign of a healthy retail structure. It should be noted however that expenditure within the Springwood's retail catchment is shared by several other retail centres of differing sizes, including Winmalee, Blaxland and Faulconbridge.
Based on the range of retail facilities available within Springwood, the nature of escape spending is likely to include higher order electrical, furniture and household items and other items where purchases are based on comparison shopping. Such expenditure is likely to occur in Penrith or other parts of the Sydney metropolitan area.
It should be noted that since 1986, Penrith has substantially increased its retail floorspace and role in the wider metropolitan retail hierarchy. This increased retail activity is likely to have influenced expenditure on the "higher order" and "comparison" retail needs of residents in the Springwood catchment. An increase in the level of escape expenditure can be anticipated from Springwood, although insufficient information is available to determine the actual amount.
Concern has been expressed by traders in Springwood at the continued expansion of Winmalee. Council should consider the preparation and adoption of a detailed retail hierarchy which outlines the role and limits of growth for each centre in its area.
Table 3.16: Catchment escape spending
The Blue Mountains is a major tourist attraction, but Springwood generally does not benefit significantly from tourist expenditure. The inflow of tourist dollars are unlikely to have had any impact on the level of escape expenditure from the area to Penrith.
Other centres within Springwoods catchment including Winmalee and Blaxland are also likely to affect levels of expenditure in the Centre, although the actual impact of these smaller centres on Springwood was not part of this Brief and would require additional detailed research.
Springwood is not geared to the tourist/visitor market. There are no tourist beds in the Centre, the nearest motel is on Great Western Highway. Some shops cater for limited tourist demands but the Centre offers nothing unique by way of natural or man-made attractions. Trading hours do not encourage the weekend or night time visitor, and there are not • significant centre promotions that could attract visitors. The general consensus of views at the community workshops was not tourist oriented.
However, notwithstanding the above, additional tourist interest and revenue could be generated in a number of ways if desired:
Additional tourist revenue would benefit local traders and make the Centre more viable. However, it is unlikely and undesirable for tourist business to become the main function of the Centre.
There are several factors which affect the operation of the Centre in relation to retail activities. These are discussed below and addressed in more detail in Chapters 7 and 8.
A retail and office strategy for the Blue Mountains is needed which recognises the role of each centre and establishes the ground rules for future development within each centre. Proposals for retail and office activity outside of identified centres should be carefully considered against their possible adverse impact on the Centre as a whole. In general terms, given the structure and pattern of retailing in the Blue Mountains, new suburban retailing should be not encouraged to provide more than corner store/convenience shopping to a limited catchment.
The current structure of retailing in Springwood shows a predominance of small local retailers rather than a large number of recognised national chains. An increased presence of chain stores would strengthen Springwood's retail position, provide a more competitive retail environment and increase the attractiveness of the Centre. This gap in retail provision should be addressed in the development of a retail strategy for the Blue Mountains.
Retailing is an integral part of Springwood's role. Actions which weaken its position as a retail node will have a significant flow-on effect to other elements of the Centre including its role in social terms as a meeting place and as an attractive office location.
The presence of other retail centres in proximity to Springwood is regarded as having being detrimental to the Centre. There is also evidence that Springwood is losing ground in terms of its district retail role as other centres in the lower Blue Mountains are developed. In particular, the ongoing development of Winmalee and Blaxland is detrimental to Springwood's continued role and viability. Competition for retail trade between both centres is likely to continue.
Macquarie Road forms the central retail spine which runs along the ridge line. The terrain falls away steeply on both sides of Macquarie Road. Due to the terrain, retail arcades have developed which have front ground level access off Macquarie Road but with access to rear yards and carparks being provided by either ramps or stair wells. This form of development helps to focus retail activity on Macquarie Road and creates a sense of enclosure. However the difficulty of access from the rear of the properties also encourages the desire of shoppers to park in Macquarie Road.
Future development should continue to build in the existing pattern of arcade development along the Macquarie Road spine while strengthening pedestrian links and ease of access between the rear carparks and Macquarie Road. Examples of how this may be achieved include:
The main retail core (Raymond Road to Railway Station) is a convenient length and is flat for ease of movement.
The local community has identified a number of improvements which could substantially enhance the local retail environment. These include:
Consideration of these improvements and specific proposals for their implementation are discussed in Chapters 5, 6 and 8 below.
Many retail districts in metropolitan and regional centres have endorsed the concept of street markets as an adjunct to normal business establishments. Such activities, if managed and promoted effectively can add to the overall retail experience of visitors to an area. Several "car boot" or "trash and treasure" markets already exist within the Blue Mountains/Springwood. Opportunities exist to create a complementary market in Springwood on a regular basis. Organisation of a market in the Centre will require cooperation and assistance from a number of key organisations including Council and business groups.
Suggestions made during the shopper survey and workshops in Springwood reflect the need by local residents for a wide range of shops.
In general terms, the larger the catchment area, the wider the range of retail services and the larger the number of individual establishments that are provided. Essentially the decision to locate or invest in a shopping centre is made by individual business establishments based on their assessment of existing and future growth potential, which in turn is based on population size, transport routes, level of competition, household income levels and other factors.
Springwood is a Town Centre serving a relatively small catchment with limited growth potential. It cannot provide the same range or depth of retailing as centres such as Penrith which has developed into a major regional centre.
Some of the suggested retail facilities listed about (e.g. department stores) are unlikely to locate in Springwood because the catchment size is much too low. Other types of retailing (e.g. fast food, service stations), rely on passing trade and will tend to locate on major traffic routes wherever possible.
More specialised retailing outlets (e.g. high fashion) are equally unlikely to locate in Springwood because of the need for a large catchment area from which to draw patronage.
Basic clothing for women and children could be more likely to locate in Springwood provided the Centre can offer convenient levels of parking and other features that would generate pedestrian traffic. Specialised food (e.g. delicatessen, cheese, hot baker etc.) have smaller catchment area needs and could be expected to locate in a centre the size of Springwood.
Often, a decision to relocate or set up a new business is influenced by the awareness of a centres' potential and/or an innovative approach by property developers. Sometimes a decision to release land for more commercial development in itself attracts new interest. The release of one or two major sites in Springwood (Chapter 8 refers) will facilitate the packaging of a "retail complex" that could be attractive to a range of uses mentioned above.
Competition amongst retailers within specific commodity groups (e.g. clothing, food etc.) in a centre often enhances, rather than reduces, business because people are attracted by the level of choice available.
There are many examples around Australia and overseas of a dynamic local business community which actively seeks out new business operators for their centre. The • rationale for this action has been to consciously attract new business actively that will be of benefit to the Centre rather than waiting to see what will turn up. A range of techniques have been used including "flying visits" by a group of local business men to encourage a particular chain store or trader to locate in their area. Promotional literature - a Springwood prospectus - would be another effective technique.
Responsibility for attracting new business should not be seen as a Council responsibility, although Council can play a useful role. Ultimately however, it will be an appreciation and assessment of the local market potential that will affect the overall business structure in the Centre.
The population growth of an area is the cornerstone of growth in facilities designed to serve the population of that area. As previously indicated, Springwood and surrounding district has experienced considerable growth over the past decade.
The NSW Department of Planning prepared population forecasts for local government areas and predicts a population range for the Blue Mountains City Council in 1996 of between 81,000 and 82,700. By 2001, this population is projected to increase, ranging from 86,900 to 89,900, and from 91,300 to 94,500 by 2006.
Due to the difficulties associated with projecting populations for smaller areas and the rapid change in population characteristics that occurs in such areas, the Department does not provide projections for smaller areas such as individual towns or suburbs. However, as a basis of providing an indication as to Springwood's catchment size over time, the projected population has been prepared by the consultant team on the basis of 1991 population distributions (Table 3.17 refers). This table has also projected the number of households based on the 1986 catchment household occupancy rate of 2.9 people per dwelling.
Table 3.17: Population projections 1996-2006
Source: Based Based on NSW Department of Planning: Population Projections for Metropolitan Sydney, 1986-2011 and 1991 ABS Census of Population and Housing Preliminary Data.
The following section considers the future requirement for retail floorspace within the catchment as a whole and the Springwood centre in particular, over the period 1996 2006. It is considered inappropriate to project beyond this period for retail planning purposes. Future floor space will be required in the Town Centre to continue to meet the daily and weekly needs for its catchment and may result in an increase in the catchment expenditure retention rate discussed in Section 3.4.2 above.
The following catchments retail floor space projections have been based on:
It is estimated that the Springwood catchment could support additional retail gross floor space of between 8,100m2 and 9,300m2 in 1996, increasing to between 15,300m2 and 17,500m2 by 2006 (Table 3.18 refers).
In summary, the projected population increase in Springwood and its catchment area could support a minimum additional gross retail floor space of 4,900m2 by 1996 increasing up to a projected maximum in 2006 of 10,100m2 in the Springwood Town Centre, provided the above assumptions were met.
Table 3.19: Springwood town centre retail floorspace requirements 1996-2006
Springwood's role as a major retail centre for the district is reinforced by its wide range of office and professional services. This land use forms the largest total land take in the Centre. The following section .provides a projection of the future office space (including professional and medical services) requirements of the catchment and Springwood, for the period 1996 - 2006. It is considered inappropriate to project beyond this period.
The following catchments office floor space projections have been based on:
As with retail floor space, this analysis has assumed that land use activities using office space in Springwood serve the dual role of local requirements as well as a wider catchment. It is likely that the "district" role of office uses is wider than that for retailing because of the more specialised nature of uses and their need for a larger catchment area to support some functions (e.g. banking; real estate; professional services).
The existing floor space within the Centre has therefore been used to identify the existing per capita provision of office space which recognises this dual role. The resulting floor space provision for the total catchments is 0.13m2 (Table 3.20 refers).
Table 3.20: Gross office floor area per capita
Source: ABS 1991 Census of Population and Housing'- Preliminary Data and Springwood Land use Survey 1992.
Not all growth outlined in the above table which is generated by the increase in the total catchment's population will be located in the Springwood Town Centre. However on the basis that Springwood Town Centre will remain the major centre office development for its primary catchment, it has been assumed that the Centre:
Table 3.21 shows the increase in Town Centre retail floorspace requirements based on these assumptions.
It is therefore estimated that the total catchment could support an additional 990m2 to 1,100m2 of office space in the Springwood Town Centre by 1996. This could increase to 1,900m2 and 2,100m2 by 2006.
Table 3.21: Town centre office floorspace requirements 1996-2006
Several factors will have an effect on the demand for future office space in Springwood and particularly the Town Centre. These include:
Total floor space figures for the Centre have been prepared based on the above retail and office projections (Table 3.22 refers). These figure recognise that the Centre currently has a total vacancy rate at present of approximately 9% (i.e. 11 % for retail premises and 7% for offices) and that this should be take up as development occurs. This analysis does not include any extra space required for community facilities.
Table 3.22: Total floor space projection, 1996 - 2006
The total additional floor space projection for the Springwood Town Centre is between 4,000m2 and 4,800m2 in 1996, increasing to between 9,200m2 and 10,800m2 in 2006. This would result in a cumulative floor space in 2006 of between 30,100m2 and 31,800m2.
There are several implications for possible future floor space growth in the Town Centre associated with the above scenarios:
The high development scenarios have been used as the basis for traffic and parking assessments. (Refer Chapters 4 and 5). It should be stressed that these projections are not necessarily recommended targets for the Town Centre. However, they do provide an indication of what could be expected in the terms of office and retail space growth in the Town Centre over the next 10-15 years, and the resulting traffic/parking situation if the above population projections and other growth assumptions for the catchment were achieved.
The ability of the Town Centre to meet district needs will be partly influenced by Council policy regarding, the development of a strong Town Centre, and this could be achieved by the following actions:
Local and Neighbourhood centres such as Winmalee, Blaxland and Faulconbridge compete with the Town Centre. They also reduce the ability of the Town Centre to retain a District function in the longer term, and increase duplication rather than specialisation of retail functions, thus contributing to increased escape spending from the Springwood catchment. However it is not possible to identify from this current Study the potential or desirable growth of these other centres. Council should prepare and adopt a detailed commercial centres strategy which establishes a hierarchy of centres and defines the desirable limits of growth for each.
There are a range of community uses within the Centre including the library, Post Office, baby health centre, public toilets, social clubs, churches and art galleries.
Throughout the public workshops held as part of this Study, and in separate meetings organised by Council as part of its Community Plan Consultations, a number of consistent themes emerged regarding the need for retention and provision of a range of community facilities in the Town Centre.
It is important to consider the needs of many groups using the Town Centre including those whose needs are infrequently addressed in the design of centres and for whom the failure to take such needs into account makes shopping and related activities a less than pleasurable experience. Furthermore, from a business view point and for development of the Town Centre, the objective should be to provide a range of facilities and an environment which will:
This section examines the range of facilities which would meet the requirements of special groups and create a more enjoyable Town Centre for Springwood and the Lower Blue Mountains.
It should be noted that detailed user requirement studies would be required for each of the following community facilities. These are beyond the scope of the current Brief but the basic issues to be addressed are outlined below. Chapter 8 recommends specific proposals for new or relocated community facilities.
Many traders and people interviewed during the in-centre retail survey expressed dissatisfaction with existing location and provision of public toilets within the Centre. People with young children and older residents indicated that public facilities were inadequate and sub-standard in appearance. It was considered highly desirable that, existing public toilets be upgraded or replaced, preferably in a more central location.
Existing toilet facilities are located in Rest Park and Buckland Park, as well as the railway station. Some facilities in shops/offices/motels are available to customers on request.
A more central, accessible location, with better finishes and maintenance is required. Telecom Park would meet accessibility criteria but may cause some problems in terms of the size of the park in relation to the odour and image of public toilets. The possible redevelopment of major sites in the Town Centre e.g. Post Office car park or Springwood Avenue car park (refer Section 8,2.4 below), could be required to provide new public toilets as part of the development approval process. These could also be maintained by the building owner, thus reducing costs to Council.
In this context the possibility of creating a small pedestrian plaza which would act as a refuge was raised. Development of such areas could include seating, additional trees, small playground equipment for children, public toilets, charity stall(s), and information bulletin boards.
A discussion about the merits of a mall option for Macquarie Road compared with other solutions, is provided in Section 6.1.3.V and Section 8.2.1.
A large number of people with various levels of disabilities use the Town Centre. The workshops identified the need for more sensitive planning and design to ensure that the level of amenity for these users was enhanced, thus making the Centre more "user friendly". Suggestions for improvement include:
Youth facilities in the Town Centre include: scout hall; youth clubs (under 12's); and a drop in centre (Manners Park). The library and community hall, and park are available for youth (though not specifically encouraged). There are one or two shops providing very limited slot machine/video games and the Springwood Olympic Pool is approximately 1.3km west along the Great Western Highway from the station.
There is no provision for skateboards or bicycle use/storage, cinema, theatre or other facilities.
Market place forces appear to be working against the provision of some facilities which could be used by local teenagers - e.g., cinema; video games; billiards, etc. These
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catchment area. Public resources have not been provided to meet other uses - e.g., skateboard park.
The requirements of teenagers need to be addressed as a special study beyond the scope of this Brief, because they represent an important section of the community often overlooked. A positive response to their needs could also overcome problems associated with vandalism and other problems (e.g. drugs, etc.). The Town Centre has an important role for this group and would benefit from their presence in the Centre.
Options for establishment and location of a senior citizens centre in the Town Centre could include co-location with the Boys' Club, use of unwanted premises at the Water Board, or Prospect County Council depots, Buckland Park, or other sites along Springwood Avenue. The concept of a senior citizen centre in the Town Centre would widen its attraction for older people, and would need to be accessible by public and private transport.
Given the existing level of community facilities in Springwood, a major increase in nett floor space for additional facilities does not appear necessary. However, existing facilities could be improved, both in terms of location and quality of space. Other matters (e.g. seating, ramps, paving, etc.) could be addressed as part of the overall upgrading of the Centre.
Service trade areas generally accommodate a wide range of activities which are loosely associated with commercial areas. Such activities include automotive service and sales, spare parts dealers, timber and hardware merchants, other building materials, equipment hire, and organisations involved with the repair, maintenance and sales/resale of various items of equipment.
These activities characteristically take up large land areas, which are usually required for storage and display of the relevant equipment and materials. Consequently, the proportion of land actually occupied by buildings is less than that for more intensive commercial and retail activity. The floor space ratio of service trades areas generally does not exceed 0.3:1.
The actual floor space of service trades activities in Springwood was not recorded as part of the land use survey. However, a number of these types of land use occur in the Town Centre, particularly in fringe locations, along Macquarie Road (east and west) and Ferguson Road.
In considering the future of service trades activity, there are several factors likely to influence future growth:
These factors should be taken into account in assessing the need for additional service trades areas in and adjacent to the Town Centre. It is concluded however that Springwood Town Centre has the capacity to absorb additional demand for service trades uses, particularly in the Fergusson Road area, and along Macquarie Road outside the retail core.
Care should be taken that further development in these areas does not permit major retail or office space that would detract from the Town Centre core.
Typically, service trades areas by nature are untidy, irregular in urban form and operate in a low density pattern of development. Whilst these "fringe" uses usually signal the start of the major commercial centre; they often detract from the experience of a visitor or local resident, as they travel into the Centre.
Given the amount of land devoted to service trades uses in and around the Town Centre, it is recommended that Council examine ways of improving development control guidelines and restricting any geographic expansion of such areas near the Town Centre. The zoning of additional land for service trades space does not appear warranted.
Springwood Town Centre performs a District function, meeting primarily the daily and weekly needs of the Lower Blue Mountains community. The current economic operations to the Centre appear to be relatively healthy, however increased competition from other retail centres in its catchment area will have an impact on the future viability of the Centre.
This section has analysed the Centre's catchment characteristics as a basis for providing a set of future floor space projections. These projections can only taken as an indication of the future growth that may within the Centre between now and the year 2006 and have been based on an analysis of only the Springwood Town Centre. The future growth of other centres in the district may jeopardise Springwood's role and future growth.
It is therefore recommended that until a review of the Blue Mountain's Commercial Centres hierarchy occurs, which outlines the roles and relative size of each centre in the Blue Mountains, Council adopt the, following principles: