Wagga Wagga Health and Knowledge Precinct - Part 02. Structure Planning and Implementation Strategy

WAGGA WAGGA HEALTH AND KNOWLEDGE PRECINCT PART 02. STRUCTURE PLANNING AND IMPLEMENTATION STRATEGY FINAL REPORT Prepared for NSW Ministry of Health, NSW Planning & Environment, and Wagga Wagga City Council DEC 2019 2

WAGGA WAGGA INTEGRATED TRANSPORT STRATEGY and IMPLEMENTATION PLAN 2040

contact HAMES SHARLEY Leon Gouws Principal L.Gouws@hamessharley.com.au Level 15, 19 Grenfell Street Adelaide SA 5000 Australia t

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Revision Letter

Date

Reason for Issue

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02/12/2019

Draft Final Report

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05/12/2019

Final Report

1.0

INTRODUCTION

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2.0

STRUCTURE PLANNING

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3.0

FUTURE OPPORTUNITY ‘SHOWGROUND SITE’

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4.0

SHOWGROUND SITE BENCHMARKING

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5.0

IMPLEMENTATION STRATEGY

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Wagga Wagga Health and Knowledge Precinct Structure Plan December 2019

INTRODUCTION 1.0

1.1 Introduction This document is a companion document to, and should be read in conjunction with, the Wagga Wagga Health and Knowledge Precinct Master Plan Part 1: Master Plan Final Report.

INTRODUCTION Hames Sharley has been engaged by the Client to develop master planning options for the proposed Health and Knowledge Precinct and then select a preferred master planning option which will form the basis of the a more detailed and layered Precinct master plan.

The Part 1: Master Plan Final Report translates the outcomes of the master planning option testing into the final master plan.

As a companion document, the focus of this Part 2: Structure Planning and Implementation Strategy Report is to describe the key control document, the Structure Plan, which is intended to guide the future development and progressive evolution of the Health and Knowledge Precinct over time.

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This report also highlights and describes a significant opportunity, the existing Wagga Wagga Showground site, which is immediately adjacent to the Wagga Wagga Health and Knowledge Precinct on the south side of the national freight railway line, and which could have an important role in the evolution of the Health and Knowledge Precinct.

Finally, this Part 2 report describes an outline Implementation Strategy for the Wagga Wagga Health and Knowledge Precinct.

HAMES SHARLEY

DECEMBER 2019

PROPOSED HEALTH AND KNOWLEDGE PRECINCT STUDY BOUNDARY



INTRODUCTION

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our vision for the future In 2040 Wagga Wagga will be a thriving, innovative, connected and inclusive community on the Murrumbidgee. Rich in opportunity, choice, learning and environment, Wagga is a place where paths cross and people meet.

Image: Ian Gabriel

COMMUNIT Y STR ATE GIC PL AN 2040

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STRUCTURE PLANNING 2.0 9

2.1 Role of the Structure Plan The Wagga Wagga Health and Knowledge Precinct Structure Plan is intended to be the control document to guide the future development and progressive evolution of the Health and Knowledge Precinct over time.

The Structure Plan will inform the strategic directions of the precinct and define the type, distribution and location of the broad land-use and activity mix structures across the precinct. It also provides guidance on the key access and movement structures of the precinct and how they connect to the broader movement structures of adjacent areas.

It will be the control document against which the Council, in partnership with other key government agencies and precinct stakeholders, will assess the broad suitability and format of future infrastructure and land development proposals in their formative stages and subsequently guide their detailed development and implementation, in compliance with key statutory controls.

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2.2 Structure Planning Approach + Description INTRODUCTION

APPROACH + DESCRIPTION

The Health and Knowledge Precinct Structure Plan (Figure 2.1 on page 13), provides a high-level land use structure. This structure is based on the analysis and precinct master planning described in the companion document to this report, the Part 1: Master Plan Final Report.

The Structure Plan is intended to encourage development that will include the following features and elements:

The Structure Plan also depicts the primary access structure for the precinct. In particular, it emphasises the need to implement a Health and Knowledge Precinct bypass route along Glenfield Road, Pearson Street and Edward Street, in order to facilitate the diversion and calming of traffic along Docker Street, in the heart of the precinct.

The Structure Plan describes six (6) broad land use categories within the Health and Knowledge Precinct study area boundary.

The following three (3) categories:

• support existing business • achieve progressive and organic, market based growth that facilitates a transition to higher densities of development over time • provide flexibility to respond to anticipated future growth • take into consideration the functional linkages between related activities and land uses as informed by the consultation with key stakeholders and with the intent of strengthening existing relationships and facilitating a natural fit between new activities, for example:

+ Hospitals, Health, Allied Health and Research;

- develop strong linkages between the public hospital, private hospitals, specialists and allied health

+ Medium Density, Health and Accommodation;

- create a Central Activity Hub along Docker Street providing an activation of the street with a range of retail, commercial and recreational services

+ Medium Density, Residential , Accommodation and Care;

- encourage new private specialist and allied health developments to concentrate either side of Docker Street close to the hospitals

are intended to be flexible in nature to ensure a diverse mix of activities and services supporting the primary health care role of the precinct. The other land use categories: + Residential (General); + Public Open Space (to be developed with the community); + Light Industry; are intended to be more limited categories to sustain existing land uses and improve access to open space. Importantly, however, future planning work and consultation needs to be undertaken before the revised planning framework can be implemented.



+ A building siting and planning approach which seeks to:

- provide accommodation opportunities (students, workers, short stay visitors) within in close proximity of the Central Activity Hub and the hospitals - disperse new areas of community open space throughout the precinct particularly adjacent residential development - displace existing non-conforming land uses within the precinct (e.g. light industrial) with land uses more consistent with the precinct e.g. medium density residential, accommodation, aged care etc.

• create a transition in scale between taller, larger footprint developments and existing smaller scale residential precincts including siting new medium density residential as a buffer between low scale residential development and larger scale health and commercial developments

STRUCTURE PLANNING

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• create a building orientation which is predominantly north-south in orientation to allow better management of building heat load and micro-climate • consider the property market precedents of recent Wagga Wagga developments, and the feedback from the precinct stakeholders, in planning the mix and distribution of land uses across the precinct

+ A heritage management approach which seeks to: • avoid siting new large footprint buildings within close proximity of the existing Conservation Area along Brookong Avenue • where new buildings are sited near the Conservation Area, site them in a manner that matches the local building setbacks and the built form rhythm of the immediate precinct • create a transition in scale from the existing single storey character residential in the Conservation Area to existing and new larger footprint development • provide façade and height articulation to reference the scale of Brookong Avenue

+ An access, movement and car parking approach which seeks to: • divert through traffic away from Docker Street, through the duplication of Glenfield Road and the creation of future by-pass opportunities • improve management of laneways nearby the east of the hospital • recommend further investigation of the Bourke Street, Chaston Street and railway line junction in better managing access and through traffic • broadly maintain and further develop the existing precinct road structure • better manage vehicular access to the Calvary Riverina Hospital sub-precinct by creating Hardy Avenue (west movement) and Meurant Avenue (east movement) as a one-way access pair • provide an integrated pedestrian and cycle network linking the various existing and new components of the precinct in support of Council’s active transport strategies.

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• create an air-conditioned and protected pedestrian bridge (lift and stair access) close to Hardy Avenue linking new development either side of Docker Street (as developed) and provide a new signalised pedestrian crossing at a similar location • provide new and expanded decked parking choices within the heart of the precinct close to the hospitals and specialist facilities to meet current and future public parking demand • provide car parking solutions for new private development (at-grade and within buildings) in a manner which ensures that new development activates, enhances and supports the adjacent street environment • improve public transport services to and from the precinct

+ A placemaking approach which seeks to: • re-imagine and enhance the public realm character of the existing street network to: - create a boulevard gateway experience into the precinct along Edward Street and Docker Street - provide upgraded footpaths, lighting and street trees - create opportunities for centre road planting - recast the road cross-sections to improve pedestrian and bicycle network connectivity and calm through traffic

• apply biophilic design principles to the design of the public realm and the spaces between developments to enhance the character and therapeutic values of these spaces • create and link new and expanded areas of open space within the precinct to provide attractive and diverse recreational opportunities focussed on local and regional needs

+ A precinct technology strategy that seeks to: • connect the precinct through high bandwidth / high speed IT services • fill existing gaps in the medical technology offering in Wagga Wagga • promote and sustain the precinct as a leader in medical research and telehealth

HAMES SHARLEY

DECEMBER 2019

WAGGA WAGGA HEALTH + KNOWLEDGE PRECINCT STRUCTURE PLAN Figure: 2.1 Health + Knowledge Precinct Structure Plan

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Hospital, Health, Allied Health + Research Medium Density Health + Accommodation Medium Density Residential, Accommodation + Care Residential (General) Light Industrial



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FUTURE OPPORTUNITY ‘SHOWGROUND SITE’ 3.0 15

3.1 Introduction The existing Wagga Wagga Showground site, which is immediately adjacent to the Wagga Wagga Health and Knowledge Precinct on the south side of the national freight railway line, is significantly underutilized for much of the year.

Its strategic location right alongside this important development zone, suggests the land may be better suited as a future development site, complementary to the Health and Knowledge Precinct. Figure 3.1 on the following page, shows the strategic location of the Showground Site relative to the Wagga Wagga Health and Knowledge Precinct and highlights the potential linkages between the two locations.

An opportunity exists to investigate alternative locations for the traditional uses of the Showgrounds (Annual Show, sport events, displays, private events etc.) in order to release the site for activities and developments better suited to its strategic location and importance.

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SHOWGROUND SITE: POTENTIAL MIXED-USE PRECINCT Figure: 3.1 investigation area locality to showground site

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400m Walking Radius Existing Active Transport Link Potential Active Transport Link Critical Connection Point Showground Site Boundary Investigation Area Boundary



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FUTURE OPPORTUNITY ‘SHOWGROUND SITE’

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3.2 Development Opportunities While not wanting the development of the site to compromise the success of the Wagga Wagga Health and Knowledge Precinct, it is anticipated that the Showground Site would be suitable for a mixed-use /residential development incorporating the following development components: 1. Medium to low density residential development 2. Aged care facilities 3. Sports and recreation facilities 4. Accommodation 5. Commercial development 6. High quality public open space

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3.3 Next Steps As part of the broader Implementation Strategy (discussed in Section 5.0), the following tasks are recommended: 1. Investigate a suitable alternative location for the key activities currently staged at the Showgrounds, ensuring key stakeholders are engaged as part of the investigation.

2. Investigate suitable improvements to the railway line crossing (including its junction with Bourke Street and Chaston Street) to ensure a strong connection between the Showground Site and the Wagga Wagga Health and Knowledge Precinct.



3. Subject to the outcomes of actions 1. And 2. above, undertake a strategic master planning exercise for the Showgrounds Site to explore the preferred development options for the site.

FUTURE OPPORTUNITY ‘SHOWGROUND SITE’

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SHOWGROUND SITE BENCHMARKING 4.0

4.1 Showground Site Developments This section undertakes strategic research and analysis into existing and planned projects that can influence the outcome of this scope of work.

The benchmarking exercise examines the best-of-type related to Showground Redevelopments, where showground functions have been located elsewhere, to provide an understanding of the successes and shortcomings of projects on a similar methodology, scale and quality.

All benchmarked projects include referencing as to where the project is, when it was undertaken and key facts.

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BRISBANE SHOWGROUNDS REGENERATION, Qld

The redevelopment of the Royal Queensland Show ‘Ekka’ site is one of the most significant urban renewal projects in Brisbane, creating a vibrant lifestyle precinct in a unique, mixed use setting. The project presents an opportunity to reveal the historic narrative of a site, traditionally only accessible during show times, and to integrate it with it’s surrounding context, through master planning processes of place making, connectivity and CPTED, and through sustainable outcomes.

This has created the centrepiece of a new urban village precinct which is expected to deliver $300 million per annum in economic benefits to Queensland, while supporting Brisbane’s future economic and population growth by creating more than 2,000 jobs.

The regeneration of the Brisbane Showgrounds will see the site become a year-round destination for the community, with the inclusion of the state-of-the-art Royal International Convention Centre, Plaza and Porte-Cochere, together with 5.5 hectares of new development comprising of The Green and The Yards residential apartments, a Rydges hotel, Kingsgate commercial precinct and the creation of King Street. This project will ensure the Brisbane Showgrounds becomes the destination for fashion, design, lifestyle and culture, hosting worldclass events and shows all year round. It has already become a vibrant destination where 15,000 people will live, work and play. 

The Brisbane Showgrounds Redevelopment project demonstrates how placemaking and urban renewal strategies can be applied to the Study Area to improve synergy between the CBD, the Health Precinct and the Showgrounds. Key achievements of the public realm master plan which can be applied to the Study Area include: + the creation of a new urban neighbourhood through a vibrant, high quality public realm; + the creation of a distinctive character for the new precinct focusing on its unique qualities and heritage values; + enhanced pedestrian and cyclist permeability and connections into the surrounding urban fabric through the provision of district wide attractors such as the commercial precinct, markets, open spaces and events spaces; + new road access, parking, cycle and pedestrian routes and public transport nodes; and + creation of new liveable neighbourhoods, including public private interfaces, equitable access, connections to public transport.

AWARDS + 2016 Urban Development Institute of Australia Queensland Awards for Excellence - Urban Renewal Award + 2016 Australian Urban Design Awards - Short-listed for Delivered Outcome - Large Scale

SHOWGROUND SITE BENCHMARKING

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ROYAL MELBOURNE SHOWGROUNDS REGENERATION, VIC

The redevelopment of the Melbourne Showgrounds – a joint venture project between the Department of Primary Industries and the Royal Agricultural Society of Victoria – provided an opportunity to introduce environmentally sustainable designs to deliver a quality, versatile exhibition precinct capable of hosting events and functions throughout the year as well as the annual Royal Melbourne Show.

The project has enhanced the Royal Melbourne Show; built on the link between urban and rural Victoria, helped Victoria’s agribusiness sector grow; and has created a flexible, multi-purpose events and exhibition precinct.

The Royal Melbourne Showgrounds Redevelopment project demonstrates how placemaking, community event spaces and urban renewal strategies can be applied to the Study Area to improve synergy between the CBD, the Health Precinct and the Showgrounds. Key achievements of the public realm master plan which can be applied to the Study Area include:

Features of the redeveloped site include a grand pavilion, a town square, revitalized main entrance and boulevard, new exhibition space and an outdoor animal competition area. The redevelopment included updating old structures, in line with heritage requirements, and redeveloping the non-core land on Epsom Road into a supermarket, shops, offices and a day-care centre.

+ create a flexible, multi-purpose events and exhibition precinct

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+ enhance the Royal Melbourne Show; + build on the link between urban and rural Victoria; + help Victoria’s agribusiness sector grow; and

HAMES SHARLEY

DECEMBER 2019

MOORE PARK ENTERTAINMENT QUARTER, NSW

The Moore Park Entertainment Quarter Master Plan, provides the opportunity to transform Sydney’s east former showground site into a new employment hub for creative industries. The once under-utilised sport and entertainment precinct, will be revitalised with tree-lined boulevards, a vibrant new food and dining precinct, retail and office spaces, and residential development.

One of the tree-lined boulevards will incorporate a 200metre-long pedestrian street flanked by cafes, restaurants, bars and a fresh food market for residents and visitors to events, referencing Barcelona’s La Rambla precinct, which doubles as an event location for food festivals and markets.

The redevelopment will also include new parks and public spaces and improved pedestrian access from the adjacent parklands, residential areas and eastern suburbs light rail line.



The surrounding Sydney icons of the old heritage showground buildings and Hordern Pavilion will also be celebrated within the phased development, which will include an office block up to 20 storeys at the centre of the site, a hotel among buildings of eight to 10 storeys, and lower blocks towards the surrounding streets.

The existing showring would become a sports field for public use with spectator seating, a jogging track, exercise stations, capacity for events such as jazz concerts, and a children’s playground. The tallest building at the site would provide an office hub for creative industries - accommodating 8000 potential jobs - centred around the Australian Film Television and Radio School (AFTRS).

The Moore Park Entertainment Quarter project demonstrates how a staged, mixed-use development incorporating placemaking strategies, community focused open spaces, transit orientated development and adaptive re-use of heritage buildings, can be applied to the Study Area, to provide a community orientated entertainment precinct that achieves vibrant active transport linkages and revitalises the city’s night-time economy.

SHOWGROUND SITE BENCHMARKING

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CASTLE HILL SHOWGROUNDS PRECINCT, NSW

With a focus on creating public spaces that promote health, happiness and wellbeing, the $3 billion Castle Hill Showground Precinct residential project will provide commercial opportunities, 90,000 square metres of residential land, 7,000 square metres of public open space, and 5,000 square metres of public sporting fields and community amenities, to revolutionise living in the Showground precinct.

The Showground master plan includes a proposal for 3,600 apartments, with 720 homes dedicated to affordable housing for first-home buyers, service workers, veterans and the disabled. There will also be three childcare centres, a digital room, community shared spaces, street furniture including play equipment and health and fitness equipment, adaptable spaces for an ageing population and precinct-wide free Wi-Fi.

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The Castle Hill Showground Precinct demonstrates how residential development, placemaking and urban renewal strategies can be applied to the Study Area to improve synergy between Wagga Wagga’s CBD, the Health Precinct and the Showground site.

Key strategies which can be applied to the Study Area include: + refocusing of site uses to support agriculture and recreation “Bring the Country to the City” + accommodate a wide variety of uses through flexible, mixed-use spaces - “Engage, Educate and Entertain” + increase productivity and site activity through business clustering and agglomeration

HAMES SHARLEY

DECEMBER 2019

BLACKTOWN SHOWGROUND PRECINCT, NSW

As part of the Blacktown 2025 Vision, the Blacktown Showground Master Plan was redeveloped to transform the site into a vibrant, mixed use, recreation precinct. This included the incorporation of a community garden, wetland, pedestrian linkages, event spaces and play spaces.

The design seamlessly integrates a site wide water treatment strategy, collecting water that flows from the Blacktown CBD and treating it in the Showground. Some of the water is recycled, reducing demand on potable water whilst the wetlands provide good quality aquatic habitat. The use of on-site detention, water retention and storage also addresses runoff, making the site capable of handling high flows to mitigate flood during heavy rain.

The Blacktown Showground project demonstrates how landscape architecture, community focused open spaces and placemaking strategies can be applied to the Study Area, to provide a community orientated recreation precinct, achieve vibrant active transport linkages, provide flood mitigation, and support the enhancement of biodiversity and natural ecologies.

AWARDS

+ 2014 Parks & Leisure Australia NSW & ACT - Award for a Play space over $1 million + 2013 Stormwater NSW - Award for Excellence in Integrated Stormwater Design

The showground is now a valuable community asset, home to a diverse range of aquatic ecology, local birds and has become a well used community park for adults and children.

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SHOWGROUND SITE BENCHMARKING

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IMPLEMENTATION STRATEGY 5.0 29

5.1 Improved Strategic Planning Framework Wagga Waggaâ&#x20AC;&#x2122;s Health and Knowledge Precinct Master Plan has identified that new planning controls are required to guide development of the Precinct.

Council is currently working with the Department of Planning, Industry and Environment (DPIE) to develop new placebased, flexible planning tools to support delivery of economic development precincts in Regional NSW. A place-based planning framework for the Precinct tailored to achieving the outcomes of the Master Plan will better ensure development aligns with the strategic intent

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5.2 Role of the Project Steering Committee To provide a governance and oversight framework for the Health and Knowledge Precinct project, the Wagga Wagga City Council set up a Project Steering Committee made up of representatives from leadership roles within the precinct and representation from Council’s administration and State Government agency representatives.

The Council intends that the future role of the Steering Committee should include: + Leading the on-going consultation with key stakeholder, specialists and the community + Contributing to the on-going promotion, governance and coordination of the Health and Knowledge Precinct + Contributing to the development and implementation of specific projects within the precinct + Providing advice and comment to Council, as requested, on the ongoing promotion, governance and co-ordination of the precinct + Contributing to the sourcing, securing and co-ordination of funding opportunities that will support the on-going development of the precinct, as guided by the Health and Knowledge Precinct Structure Plan



As such the Steering Committee, guided by the Council and the Steering Committee’s Governance Model, will have a key ongoing role in the Implementation Strategy for the precinct.

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5.3 Partnership Approach Key to the successful implementation of the Wagga Wagga Health and Knowledge Precinct project, will be that all participants embrace an authentic partnership approach.

A key role of the Steering Committee, working with and guided by Council, is to ensure key stakeholders are engaged with, and embrace the opportunities provided by, the development of the precinct.

The strength of a coordinated partnership approach is it allows the best ideas, opportunities and priorities to drive the precinct and it ensures all stakeholders are working together to promote the opportunities, secure the finance and drive planned implementation.

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5.4 Primary Implementation Objectives 1. Maximise the outcomes of the Wagga Wagga Health and Knowledge Precinct as a LAP. 2. Ensure the planned, staged and timely implementation of the precinct, with high priority components taking precedence without limiting the full development of the precinct over the longer term.

3. Achieve progressive and organic, market based, growth that facilitates a transition to higher density development over time.

4. Support the retention and growth of existing businesses.

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5. Ensure all stakeholders are consulted and are genuine participants in the evolution of the precinct.

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