DRAFT GEORGE STREET CYGNET SITE DEVELOPMENT STRATEGY DOCUMENT REVISION REV: DATE: ISSUED TO: FINAL JAN, HUON VALLEY COUNCIL (GLENN DOYLE).

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1 GEORGE STREET CYGNET SITE DEVELOPMENT STRATEGY DOCUMENT REVISION REV: DATE: ISSUED TO: FINAL JAN, HUON VALLEY COUNCIL (GLENN DOYLE). t e r r o i r 1

2 01 INTRODUCTION 03 project scope UNDERSTANDING THE SITE 04 existing site 04 George St character 05 planning scheme review PRECEDENT REVIEW 09 review of the sub-division previously prepared 09 masterplanning of independent living units 10 review of independent living units previously prepared 16 precedent analysis PROPOSED SITE DEVELOPMENT 21 siting 21 proposed model 24 proposed site development plan PROPOSED INDEPENDENT LIVING UNITS 26 proposed street plan 1: proposed floor plan 1: artist impression - exterior view 28 artist impression - interior view 29 independent living units - cost plan PROPOSED MEDICAL CENTRE 31 brief 31 proposed medical centre floor plan 1: proposed medical centre floor plan 1: medical centre cost plan 36 t e r r o i r 2

3 01 INTRODUCTION PROJECT SCOPE Terroir Pty Ltd has been engaged by the Huon Valley Council to prepare the following Site Development Plan for the council owned site on George St, Cygnet. The Site Development Plan incorporates an area of sub-division suitable for future detached dwellings, identification of an appropriate site for a Medical Centre, Medical Centre floor plan, identification of a site for the future development of independent living units and an independent living unit floor plan. The full extent of the lot has been considered in this proposal. The largely internal lot, previously the school farm, is a remnant agricultural pasture which has street frontage to the East on George St and the potential to have street frontage to the previously unformed Louisa Street. A cost plan for both the Medical Centre and a standard Independent Living Unit has been prepared as part of this preliminary development plan. t e r r o i r 3

4 02 UNDERSTANDING THE SITE EXISTING SITE Private land, currently for sale* * Terroir investigated the price of the land currently for sale between the proposed lot and Frederick St. The cost proved prohibitive for the council to incorporate into the body of the proposed site. Single residential allotments make up the block between Channel Highway and George St. Remnant creek, now run in drains, has formed a valley through the site Louisa Street is currently unformed Existing council depot t e r r o i r 4

5 02 UNDERSTANDING THE SITE GEORGE ST CHARACTER George St does not have a street like character. The Eastern side of the street is made up of rear entrances for residences which face the Channel Highway and as such the George St streetscape suffers fom a sparse informal arrangement of sheds, garages and fences. The Eastern side of the street has a pedestrian path, kerb and guttering whilst the Western side of the street in front of the proposed site is a wide grassy verge. The existing street has the potential for increased use, with the existing wide roadway and wide road reserves either side, presenting opportunities to form a link from the upper school zone down in to cygnet village area. t e r r o i r 5

6 02 UNDERSTANDING THE SITE PORT CYGNET PLANNING SCHEME 1988 ZONING MAP PLANNING SCHEME REVIEW: The following is a review of the Port Cygnet Planning Scheme 1988 in relation to the proposed development. PRINCIPLE OBJECTIVES The principal objectives of the planning scheme are as follows: To encourage potential, commercial and civic land uses in town and village centres and to retain rural areas for rural purposes and to ensure that all land is managed to maintain adn enhance the landscape and conservation values of the municipality. ZONE: The site is zoned as both CLOSED RESIDENTIAL and COMMUNITY SERVICE. See map adjacent. USE: - Idependent Living Units are classed as a Grouped House - The medical centre is Consulting Room / Health Care - The subdivision is Subdivision Grouped House is a discretionary use in the zones CLOSED RESIDENTIAL. Consulting Rooms / Health Care is discretionay in COMMUNITY SERVICES zone. Subdivision is discretionary in CLOSED RESIDENTIAL. A Discretionary Use requires the planning application to be publically advertised. Grouped House is not a permitted use in the COMMUNITY SERVICES zone. Consulting Rooms / Health Care is not a permitted use in the CLOSED RESIDENTIAL zone. CLOSED RESIDENTIAL The proposed development consolidates community service providers, including the proposed Medical Centre and future community service providers, along the entire George St frontage of the site. This will require the Planning Scheme to be re-zoned as follows: COMMUNITY SERVICE SITE t e r r o i r 6

7 PROPOSED RE-ZONING PROPOSED RE-ZONING The proposed re-zoning of the site involves consolidating the COMMUNITY SERVICES along George St. CLOSED RESIDENTIAL COMMUNITY SERVICE t e r r o i r 7

8 PLANNING SCHEME CONDITIONS: The following Planning Conditions have been considered as part of the development proposal. FLOOR AREA: Proposed Independent Living Units have a floor area of 90m² therefore meeting the minimum requirement of 60m². MAX HEIGHT OF BUILDING IN ZONE The proposed units are one storey and do not exceed the maximum height allowance of 8m. The proposed Medical Centre does not exceed the maximum height allowance of 8m. SITING AND SETBACK OF BUILDINGS ON ALLOTMENTS None of the proposed development contravenes either the CLOSED RESIDENTIAL set backs; front set back 5m and both side and rear set backs 2.5m, or the COMMUNITY SERVICE set backs; front set back 5m and both side and rear set backs 3m. SUB-DIVISION The proposed subdivision of 13 lots in the CLOSED RESIDENTIAL zone meet the size requirements of the planning scheme including: exceeding the mimimum allowable size of 550m², minimum street frontage of 6m and inscribed circle requirement of 18m. PRIVATE OPEN SPACE: Proposed Independent Living Units have a private outdoor space of 70m² therefore meeting the minimum requirement of 70m². SITE DENSITY: Site density for the proposed Independent Living Units (two bedroom) is 630m² therefore meeting the minimum requirements of one unit per 250m². CAR PARKING: Two car spaces are provided for every two bedroom unit therefore exceeding the requirements for a minmum of one car space per unit. Twenty car spaces are provided for the five consulting room medical centre therefore meeting the requirements. t e r r o i r 8

9 03 PRECEDENT REVIEW REVIEW OF THE SUB-DIVISION PREVIOUSLY PREPARED Previous subdivision proposals have been made for this site in the past. The following is a review of one of these proposals. This subdivision proposal provides 31 residential allotments accessed via three new cul-de-sacs, one which runs east / west and is accessed via George St and the other which intates Louisa St. In this model the council depot in the south west of the site is retained. t e r r o i r 9

10 03 PRECEDENT REVIEW MASTERPLANNING OF INDEPENDENT LIVING UNITS The following is review of five local and international examples of masterplanned independent living communities. Key issues that have been reviewed are; number and arrangement of units, access and parking arrangements and issues of private open space and privacy. t e r r o i r 10

11 03 PRECEDENT REVIEW 01 SUBURBAN MODEL - STREET Units - Redwood Drive, Kingston, Tasmania This model is characterised by a series of detached units arranged along a central shared vehicular access, each unit is accessed by car and each unit has their own private fenced outdoor space. These units have a front door to the shared access way and a back door to their contained outdoor space. Whilst the units are of a similar scale to their suburban neighbours, their cramped arrangement with tight outdoor space leads to issues of privacy between units and overlooking. Fences are a requirement for the small outdoor spaces to ensure privacy from each other and adjacent houses. t e r r o i r 11

12 03 PRECEDENT REVIEW 02 SUBURBAN MODEL - CLUSTERS Units - Bellerive, Tasmania This model is similar suburban typology to the previous example, however here the units are clustered in groups of 4 This arrangement has a similar set of privacy issues to the previous example. The units which front onto the main road enjoy a street frontage and front yard whilst the units at the rear look to the carport at the rear of the first units t e r r o i r 12

13 03 PRECEDENT REVIEW 03 LANDSCAPED MODEL - ARRANGED FOR VIEWS Units - Waterworks Road, Hobart, Tasmania In this model the units are arranged along the contours of a sloping site to ensure distant landscape views. This arrangement leads to overlooking of the units below which both destroys the view and also raises issues of privacy and unwanted surveillance. t e r r o i r 13

14 03 PRECEDENT REVIEW 04 CONSOLIDATED PARKING AREAS Windsor Crt, Hobart, Tasmania In this model units are arranged such that cars are parked in central communal lots and inhabitants walk from their cars to their units. Due to the number of units and the arrangement of central car parking this model provides very limited usable outdoor space as well as compromising views through and across this site. The site is effectively an asphalt landscape. t e r r o i r 14

15 03 PRECEDENT REVIEW 05 PARKLAND MODEL The Fredensborg Houses, Denmark by Jorn Utzon This model is characterised by it s continuous strand of conjoined units. Each unit has vehicular access and enjoys a similar privileged park view. This model is successful in providing each unit with a private outdoor space, a courtyard garden, which is not overlooked by other units. This model provides maximum shared greenspace which can be accessed by all units and provides a landscape view from each unit. t e r r o i r 15

16 03 PRECEDENT REVIEW REVIEW OF INDEPENDENT LIVING UNITS PREVIOUSLY PREPARED The following is a review of previous schemes prepared for the Huon Valley Council. t e r r o i r 16

17 03 PRECEDENT REVIEW MASTERPLAN 1.0 EXISTING AND PROPOSED UNITS, ESPERANCE MULTI- PURPOSE HEALTH CENTRE Similar to the suburban typologies that we have previously reviewed these detached two bedroom units are centrally located on their allotments along a road with vehicular access to each unit, mimicking standard suburban development. Whilst detached units provide a sense of privacy from one another because they are physically separated the reality is that much of the outdoor space to the front is under utilised as it is overlooked by neighbours and the street and fences are required around each unit to ensure privacy to rear courtyards and outdoor spaces. The buffer zone that the front gardens create between the dwelling and the road and footpath also impinge on the opportunities to stop and chat to neighbours and visitors in an unplanned social manner. t e r r o i r 17

18 03 PRECEDENT REVIEW DETAIL PLANS EXISTING UNIT TYPE 1 - Freestanding Dwelling - Views in and out of every facade of the dwelling pose problems for privacy when multiple dwellings are in close proximity. Units ultimately require fencing to maintain privacy. - Entry door at Bathroom is undesirable - Main entry is separated from the street therefore unused by visitors. - Garden EXISTING UNIT TYPE 2 - Conjoined dwellings - Entry door from Carport through Laundry / Bathroom is undesirable - No clear front entry - Main entry is separated from the street therefore unused by visitors. - Views in and out of 3 facades of the dwelling pose problems for privacy when multiple dwellings are in close proximity. Units ultimately require fencing to maintain privacy. - Garden t e r r o i r 18

19 03 PRECEDENT REVIEW TYPE 3 - Freestanding Dwelling - Views in and out of every facade of the dwelling pose problems for privacy when multiple dwellings are in close proximity. Units ultimately require fencing to maintain privacy. - Outdoor space patio in full view of neighbours - Front Entry, entry off Carport clearer than previous examples - Second Bedroom has undesirable view over Carport - Laundry and Bathroom shared TYPE 4 - Freestanding Dwelling - This option has a clear front and back which makes access for visitors easier and provides good separation between public and private outdoor space. - Views in and out of every facade of the dwelling pose problems for privacy when multiple dwellings are in close proximity. Units ultimately require fencing to maintain privacy. TYPE 5 - Freestanding Dwelling - Narrow plan arrangement allow for multiple views in and out of every room however this poses problems for privacy when multiple dwellings are in close proximity t e r r o i r 19

20 03 PRECEDENT REVIEW 1.0 PRECEDENT ANALYSIS An anaylsis of the precedents reveals: 1.0 The detatched unit type is generally located in the centre of a large allotment. 2.0 This results in: 2.0 An inefficient use of site i.e. site density achievd in this model is low Large garden areas to maintain All facades are overlooked by neighbour resulting in fences being constructed to provide privacy t e r r o i r 20

21 04 PROPOSED SITE DEVELOPMENT SITING The proposed site development includes: REINSTATING LOUISA STREET The first proposed action on the site is to reinstate Louisa Street and demolish the council depot (which will be required to be relocated. SUBDIVISION The area of the allotment to the western side of Louisa St is to be subdivided providing residential allotments, of a similar scale to that on Donohue and Christina Street, to be sold off by the the council. t e r r o i r 21

22 04 PROPOSED SITE DEVELOPMENT MEDICAL CENTRE AND INDEPENDENT LIVING UNITS The eastern allotment is proposed to be developed for the community as independent living units and a medical centre. MEDICAL CENTRE The Medical Centre is to be located on George Street in close proximity to the existing daycare centre consolidating the street as a community service centre. It is envisaged that further community service buildings would be located beside the Medical Centre in the future. t e r r o i r 22

23 04 PROPOSED SITE DEVELOPMENT INDEPENDENT LIVING UNITS A new street is to be created running east / west along the existing creek bed consolidating the development of the units either side of the road. The proposed street terminates at the western end of the site at a large stand of existing trees connecting the street with the distant landscape beyond. Two smaller strees are to be created running east / west off Louisa St. t e r r o i r 23

24 04 PROPOSED SITE DEVELOPMENT 1.0 PROPOSED MODEL Our proposed unit model differs from the standard suburban arrangement it is slightly larger, accommodating a car space within an enclosed garage. It is con-joined, rather than free stadning, allowing for greater site density. 2.0 This results in: 2.0 An efficient site density compared with the previous suburban model Smaller rear gardens minimise maintenance for residents whilst being more private, shielded from neighbours and passers-by Overlooking in private rear gardens is avoived by limiting by enclosing the garden within a courtyard. The close proximity of units to the road and to units on the opposite side of the road ensures that residents can view out to the street and engage with passers by if desired. The design of the front facades will moderate people being able to look in. t e r r o i r 24

25 04 PROPOSED SITE DEVELOPMENT PROPOSED STREET Zone for future Community Service Buildings. Proposed street housing 13 independent units PROPOSED STREET Proposed Medical Centre Proposed Medical Centre car-park 3. Parkland PROPOSED STREET 11 sub-divided lots consolidate the existing residential block and form a street edge along Louisa Street sub-divided lots consolidate Golden Valley Road t e r r o i r 25

26 05 PROPOSED INDEPENDENT LIVING UNITS PARKLAND PROPOSED STREET PLAN SCALE 1:200 UNIT 9 Raised Garden Bed in private courtyard. UNIT 8 UNIT 10 Each resident has their own private courtyard. Residents can enjoy views of the Parkland beyond from their courtyards. Bay window kitchens provide a spot from which to survey the comings and goings of the street. Bollards line the street edge. Trees are not required on the northern side of the street, as the units themselves will shade pedestrians. The streets and paths are made of a continuous surface wihout curb and guttering for ease of access with walkers and wheelchairs. The paths, although the same surface material are lighter in colour. Small garden beds and planter boxes provide attractive presentation to the street without the need for excessive gardening and labour. UNIT 5 UNIT 6 Trees line the southern side of the street providing shade from the summer sun. These trees are small in scale to provide views through t e r r o i r 26

27 05 PROPOSED INDEPENDENT LIVING UNITS PROPOSED FLOOR PLAN SCALE 1:100 PARKLAND 1000L rainwater tank for Garden use. STORE / SHED GARDEN Wide eaves over the courtyard provide shelter at the doors shade from summer sun. BEDROOM 1 COURTYARD BATHROOM Disabled Compliant Bathroom CARPORT LAUNDRY KITCHEN / DINING LIVING BEDROOM 2 STORE Roller Door to Carport. Small garden beds provide attractive presentation to the street without the need for excessive gardening and labour. Covered entry at front door. A raised planter box can be enjoyed from outside and from within the living room. Bay window kitchens provide a spot from which to survey the comings and goings of the street t e r r o i r 27

28 05 PROPOSED INDEPENDENT LIVING UNITS ARTIST IMPRESSION - EXTERIOR VIEW Proposed street. t e r r o i r 28

29 05 PROPOSED INDEPENDENT LIVING UNITS ARTIST IMPRESSION - INTERIOR VIEW View from a Unit Living Room out to the private Courtyard with distant landscape in view. t e r r o i r 29

30 05 PROPOSED INDEPENDENT LIVING UNITS INDEPENDENT LIVING UNITS COST PLAN An indicative cost estimate has been prepared by Stehel Consultants for the proposed Independent Living Units. A summary of which is attached. t e r r o i r 30

31 06 PROPOSED MEDICAL CENTRE BRIEF 1.0 INTRODUCTION This brief has been prepared for the Huon Valley Council for a proposed medical centre located in George St, Cygnet. The brief for the medical centre has been formulated as part of a site development plan for George St, Cygnet which includes a masterplan for independent living units. As such this brief has been prepared as for schematic design purposes only and further development is required for detailed design development of the proposed medical centre. 2.0 PROJECT SCOPE The proposed medical centre is to be operated by the Huon Valley Council. The centre will provide health care to the greater Cygnet area providing the services of general practitioners, allied health professionals, emergency treatment and baby care facilities. 3.0 CLIENT IN-PUT This brief has been prepared for the Houn Valley Council with in-put from Rural Health Manager, Julie Gordon and Economic Development Manager Glenn Doyle. t e r r o i r 31

32 06 PROPOSED MEDICAL CENTRE 4.0 PRECEDENT STUDY In preparation of the brief a precedent study of the newly opened Geeveston Medical Centre was prepared. GEEVESTON MEDICAL CENTRE The Geeveston Medical Centre occupies an existing residence. It is comprised of three consulting rooms and one treatment room which services: - one full time doctor - one part time doctor - allied health professionals who use one of the consulting rooms on a rotational basis - one part time practice nurse The layout of the medical centre, arranged along the central corridor of the existing residence, is clear and seems to work well in separating public areas from staff areas. Patients arrive at the rear of the centre to a car park and from there enter into a Waiting Room adjacent the Reception. The central location of the Reception and other staff functions make a clear delineation between the public waiting areas and the Treatment and Consulting Rooms. Floor Area: m² Circulation Area: 38m² Total Floor Area: 167.2m² t e r r o i r 32

33 06 PROPOSED MEDICAL CENTRE 5.0 AREA SCHEDULE Room Name User Functional Requirements Requirements Entry 1 Patients Disabled access Waiting Room 1 Patients Chairs Coffee table Waiting Room 2 Patients: Parents and Children TV (note: TV is preferred entertainment over toys due to health issues) Toilets Patients No. of toilets to meet BCA requirements - disabled toilet - change table Reception Copy Room 2 x full time receptionists Reception counter with lower level counter for Disabled access. Separate area at reception for delivery pick ups. Photocopier Printer Server Accounts Office Accounts Desk Shelving Practice Manager Office Practice Manager Desk Shelving Staff Toilet Staff No. of toilets + Shower to meet BCA requirements Staff / Meeting Room Staff Lockers Sink Cupboards Meeting table Entry 2 Practice Nurse Office Treatment Room Practice Nurse (3 days full time) The PN sees emergency patients as well as their own patients for issues such as chronic disease management. Staff, emergency patients, ambulance staff Desk & computer Shelving Hand Basin 1 x Hand Basin 1 x Sink Pharmacutical cupboard storage including bench with drawers under and high level cupboards over. Consulting Room 1,2,3,4 Consulting Room 5 General Practitioner Allied Health Professional Desk with computer 1 x treatment couch Treatment couch Hand Basin Desk Shelving Treatment couch Hand Basin Desk Shelving 4 x lockers for AHP equipment AHP generally bring their own lap tops, however a computer linked to centre server is also required Sterilizing Room Staff Sterilizing equipment Cleaners Store Staff Exterior Staff Outdoor Area Staff Ambulance Bay Rubbish bin store Bio Hazard Waste Lockable Cage Storage Shed Maintenance equipment Car parking Patients and Staff The Planning Scheme specifies 20 car parking spaces for Patients. One is to be disabled. Staff parking to be determined by client. The minimum size of a parking space in a 90º arrangement is 2750 x 5500mm. t e r r o i r 33

34 06 PROPOSED MEDICAL CENTRE North facing Offices, Consulting Rooms and Staff room enjoy bay windows facing the new street. C1 - C5 Consulting Rooms PROPOSED MEDICAL CENTRE PLAN SCALE 1:200 Secondary Entry via the new street provides convienient access to Independent Living Unit residents. The airlock is to be fitted with automatic sliding doors for ease of access. An enclosed Family Waiting Room overlooks the new street to the north. Main Waiting Room overlooks screen. Privacy is maintained with decorative glazing treatment. Central circulation ensures clear access for patients and staff. The Main Entry is located off the proposed car-park. The airlock is to be fitted with automatic sliding doors for ease of access. 21 parking spaces have been created t e r r o i r 34

35 06 PROPOSED MEDICAL CENTRE PROPOSED MEDICAL CENTRE PLAN SCALE 1: t e r r o i r 35

36 06 PROPOSED MEDICAL CENTRE MEDICAL CENTRE COST PLAN An indicative cost estimate has been prepared by Stehel Consultants for the proposed Medical Centre. A summary of which is attached. t e r r o i r 36