SPRINGWOOD TOWN CENTRE MASTER PLAN A Response By Michael E. J. Parker of 10 Meeks CrescentFAULCONBRIDGE NSW 2776Tel: 047 51 3192Email datasol@ozemail.com.auJanuary 1996
Source (PDF 2.3 MB)
This is a personal response to the Springwood Town Centre Master Plan dated November 1995 by Michael E. J. Parker of 10 Meeks Crescent Faulconbridge.
A Master plan for Springwood is welcomed. However, there are a number of weaknesses in the proposed plan.
Before going into the detail of the weaknesses of the proposed Master Plan it must be stated that there has been a considerable amount of very important information that has been generated in the creation and presentation of this Master Plan. A number of strategies are agreed with however as I have limited resources this response must focus on the weaknesses and attempt to justify my perspective.
These weaknesses fall into three categories;
The following is a summary of items which are discussed in detail in this response.
INAPPROPRIATE DESIGN
In my response to the Springwood Town Centre Study March 1993 I proposed that a Springwood Town Centre Management Plan be created. This management plan would have a set of goals, objectives and strategies. Appendix A includes this proposal from my March 1993 report. Of course the proposed goals and objectives could now be added to and modified in light of the workshops and information in the report.
In regard to the Master Plan, this is a set of strategies based on the constraints and opportunities. The weakness in this method is that there are strategies which arc in conflict.
Using a management plan with clearly agreed goals and objectives gives a strong tbundation to build the planning on. For example, the Westpac car park site is seen as a possible commercial site, public square or remain as a valuable access location and car park. A clear set of goals would allow the impact of any change to be evaluated against these goals and a more informed decision could then be made.
The list of constraints and opportunities in section 3 of the Master Plan are only a selected subset of the significant issues raised in the process of creating this report.
This section appears to he missing a discussion item which highlights how and why the items on the list where selected. For example the first to items in each list are to do with "Gateways" yet comprised of only 4% of the winning adult replies and are not a significant item in the public workshops.
The following are comments on this list.
The lack of a "Gateway" is in fact a feature of Springwood. The steady transformation from residential to commercial with no clear boundary. The feeling of life extending into the town centre. See the section on Gateways.
See comments on Gateways.
This is a feature of Springwood and will be emphasised with the proposed village square, Manners Park and Telecom Park.
Infill development is totally opposite to this opportunity.
Medium density residential development is not appropriate. See comments in section Medium Density Development.
Connecting the gaps would change Springwood into just another shopping centre with no unique character.
The proposal to install traffic signals at George Street has to be questioned.
To overcome the competing conflicts regarding the Great Western I lighway a Great Western I lighway Management Plan was developed. The plan has a vision of a Parkway and is designed to stop ad-hoc solutions to local problems and provide an overall frame work to give correct and save access to the I lighway.
The ad-hoc installation of traffic lights will result in one of the main objectives, travel time, not being met. Furthermore, the vision of a Parkway will be lost forever.
This set of traffic lights may only have a small impact on travel time but it is essential that the planning process uses a top down approach. That is define the required outcome (travel time and traffic load) and then calculate the maximum number of traffic lights that can be allowed to stay within the limits set and finally select the optimal method at each location that gives the best fit into the aims and objective of the Great Western Highway Management Plan. In taking this overall approach, the justification for the costs for particular works can be seen in an overall framework.
This proposal for traffic lights has not come from a top down review but from a localised report.
The proposal to link David Road and add a road to the Hawkesbury Road roundabout should be considered for addition to the master plan.
The benefits are:
Before major road works begin in Macquarie Road consideration should be given in the upgrading of the alternative access routes.
Alternatively, planned night work could be considered.
In any case very careful planning is required to ensure that there is minimal distribution in Springwood during the construction work.
The proposal to limit the speed in Macquarie Road to 40Kph is welcomed.
The proposal for a one way pair can not be justified, even the report states "the net impact will possibly be a slight improvement during peak conditions".
The basic fact is that there has to be a solution to a right hand turn on to Macquarie Road.
This proposal does not address this major traffic problem. The following are considerations against this proposal
The concept of tree planting in Macquarie Road is welcomed. However, the extent of the proposal is too large and the negative impact of removing mature trees before the new trees are planted must not occur.
Springwood already has a "Gateway" corridor of trees on Macquarie Road between Ilawkeshury Road and Raymond Road. The trees on the north side of Macquarie Road are currently smaller in size than the corresponding trees on the south side due to the trees being trimmed for overhead power lines. As these power lines have now been recently removed, I expect the trees on the north side to soon match the size of the trees on the south side. These trees are mature and are planted in the footpath.
I propose that these trees are not replaced and that the extent of the new planting be from:-
The trees that are excluded from the proposal from Raymond Road to Rest Park are for safety reasons to give a better view for the driver.
The total extent of the new tree planting to be 35.
The two existing trees that are to be removed should be removed after the new trees are planted if at all possible.
The concept of medium density housing has to be carefully considered.
The report states "medium density aged housing". Medium density housing can he high impact or low impact. The impact level is determined by a combination of factors including socio-economic level, number of children/teenagers, employment status of residents, rental/owner occupier mix, and so on.
The report in nominating medium density aged housing is recommending the lowest possible impact type.
Current experience shows that medium density aged housing development in the mountains is very acceptable.
The aspect of low impact is taken even further with the design and location of such developments producing extremely low impact results. However, such development in the centre of Springwood is questionable.
The following are reasons against it:-
Infill development will significantly change the character of Springwood. In particular two story development on the street &oft of the Post Office car park is totally undesirable for the following reasons:-
Shop Top Housing is a type of medium density housing. The impact level of such development is expected to be medium and as such has to be questioned in regard being appropriate to Springwood.
There is a validity in regard to the shop owner living on the premises. I lowever, this type of establishment is becoming less common and less desirable.
In regard to providing rental housing there would be a need to provide car parking and as such would impact on the available parking.
Due to the physical nature of such housing it would be limited as to the type of people desiring such rental accommodation which is appropriate in city centres but not in the Mountains environment.
This type of development in this area would be considered experimental in regard to a Master Plan. We require solid proposals with solid expected outcomes.
There arc many paradoxes in regard to car parks. On one hand it is desirable to hide car parks on the other hand car parks which arc considered unsafe arc used less and therefore the level of danger increases. Car parks in the centre of town may be considered a waste of valuable space. However, shoppers want to park as close as possible to shops.
The current parking in Springwood is in reality very good. The loss of parking next to Westpac will be felt when the village square is built. The total blocking of this valuable access should be re-evaluated and at leased an "in only" lane be retained.
In regard to the Post Office car park "Inifil" development will hide this car park from the street which is not a desirable situation. Some softening of the car park features can be obtained by careful landscaping but hiding the car park is not a safe option.
It should be noted that in regard to "safety" it is the off-peak time at night that will he most apparent and probably not a significant issue during the day. However, we do not want to encourage a "dead" town centre at night and safety concerns are the fastest way to "kill" a town centre at night. The feeling of "life" in the centre is very important.
The concept of "Gateways" are appropriate in some areas. I fowever, Springwood currently enjoys a feeling of integration. There is no clear boundary of where the residential area finishes and where the commercial area starts. In fact this is seen as a strength and part of the design concept is to enhance this by bringing the hush into the town centre.
This design concept should also be used in regard to the entrance to Springwood and the current integration of residential and commercial should he enhanced. Therefore, "Gateways" as a concept are not appropriate in regard to Springwood Master Plan.
A "Gateway" is only valid if either you are enhancing an existing boundary or establishing the true extent of a boundary. This should only be done if there is a purpose to it.
Springwood already has lingers of residential development in to the town centre and the Master Plan trees to enhance the activity in the town with medium density housing and landscaping proposals to bring bush in to the town centre.
The concept of a gateway is counter productive and pointless in regard to Springwood. Moreover, the emphases should be on enhancing the existing integrated transition landscaping.
To enhance the benefits of the existing parking behind the shops additional and stronger pedestrian links are required.
The first and most important feature of a pedestrian link is the line of sight to the destination. Many of the current pedestrian links are not used due to this fact.
The addition of clear signage will help enhance the usage of current links. However, the design of new pedestrian links should take this into account. Again, safety is a factor, the pedestrian links should be as short as possible, open as possible and have good lighting.
The pedestrian link from Ferguson Road through the new railway entrance passage to Macquarie Road MUST have a strong visual link.
Care should he taken with the pedestrian links that they do not open directly onto a roadway, some form of path with a fence or similar is required if opening onto a laneway.
When the pedestrian link through the car park and under the station is completed the current pedestrian link must he removed and signs added as it is totally unsafe.
The following are the reasons against keeping the pedestrian link open:-
There has been a push by the residents to widen the underpass to make it pedestrian safe.
As the pedestrian link under the station is a compromise solution it is totally ridicules to allow the unsafe pedestrian access to remain in use.
Street furniture is an important "character" forming part of the environment. It is important to ensure that the street furniture has a long life expectancy and the quality of the look stays high during its total life.
Therefore the vandal resistance and maintenance requirements of the selected furniture must be carefully considered.
15.2 Litter Bins
Vandalised litter bins are an eyesore, the current concrete litter bins are very vandal resistant and are in fact reasonably unobtrusive.
They can hold a reasonable amount of rubbish and therefore do not overflow frequently.
There is advertising on them therefore it is expected that the provision of these bins are at no cost to the council or that the council is obtaining rental for this advertising.
They are resistant to accidental fires (such as from a lighted cigarette).
Therefore, any change to the current selection and type of litter bin must be vary carefully evaluated.
Public toilets are required as a matter of urgency in the town centre.
A location next to the baby health centre on Macquarie Road in the Post Office car park is probably the preferred location.
The issue of public toilets is a difficult one as the real requirement is for a very clean safe set of toilets. To provide the ideal solution will cost a significant amount in ongoing maintenance. Therefore, consideration could he given to commercially linking a business with the provision of daily cleaning services. Alternatively, the development of a tourist information facility could be considered.
The proposal for a traditional post supported awning is welcomed.
It is suggested that the awning be pitched. and use a slate type cover as on several existing buildings.
It is suggested that this be a medium term aim and that the owners of the shops be involved in the "design" process so that we get similar but not necessarily the same design on each shop front.
It is totally agreed with that all Power Lines should be undergrounded. The master plan highlights these power line which impact Springwood Town Centre. Already, the power lines in Macquarie Road from Hawkesbury Road to Raymond Road have been removed.
The concept of a laneway between Macquarie Road and Springwood Avenue is an interesting concept.
A road through Rest Park to Springwood Avenue in a straight line to form a "Ring Road" does not appear to be justified and is not part of the Master Plan. Yet the possible access to the proposed laneway at Rest Park is worthy of further investigation. There are safety, pedestrian and circulation concerns. However, if the benefits outweigh these concerns then this may be a very valuable addition to Springwood.
The proposal to relocate the entrance to the Post Office Car Park is welcomed. Also, the re line marking is welcomed.
Consideration should be given to "Left In Left Out" only movement.