Draft Riverdale Precinct Structure Plan Statement of Expert Evidence Development Delivery and Feasibility

Transcription

1 Riverdale Precinct Structure Plan Wyndham City Council Statement of Expert Evidence Development Delivery and Feasibility Prepared by Dominic Arcaro Structured Transactions & Advisory Services November 2013 N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER

2 Riverdale Precinct Structure Plan CONTENTS Page 1 Engagement 1 2 Context and Objective of Review Recommendation re Station Precinct Finalisation Recommendation re Sayers Road Realignment & Train Station Location Recommendation re Location of Indoor Recreation Facility 3 Appendix A CV N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER

3 In the matter of the Draft Riverdale Precinct Structure Plan Planning Panel Victoria of Dominic Arcaro Development Delivery and Feasibility Name and address Dominic Arcaro Senior Director Structured Transactions & Advisory Services Level 6, 395 Collins Street Melbourne VIC 3000 Area of expertise My qualifications and Board membership are as follows:- Bachelor of Laws (Hons) & Bachelor of Arts (Psychology Major) University of Melbourne Macquarie Point Development Corporation, Hobart, Tasmania I have over 10 years experience as a developer of complex mixed use, mixed tenure and infrastructure projects at Docklands Authority, VicUrban and Places Victoria, being responsible for delivering excess of 30 projects with a development value in excess of $2bn across metropolitan Melbourne. I am a lawyer by training, commencing my career in 1994 with Minter Ellison before joining the Docklands Authority in I have held Corporate Counsel and General Management roles in both the public and private sector with companies including Gascor, Spotless and Healthscope before returning back to VicUrban in September I have experience and expertise in mixed use development planning, master planning, feasibility, development partner procurement, contract negotiation, mixed use and infrastructure built form development. A copy of my CV is attached at Appendix A to this evidence statement. Engagement and Scope of Report This statement has been prepared by Dominic Arcaro, Senior Director at (V) Pty Ltd, with assistance from Andrew Iles, Director at (V) Pty Ltd. is a specialist real estate services company based at Level 6, 395 Collins Street Melbourne, Victoria. N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013 (5).DOCX Page 1

4 I have been retained by Wyndham City Council to address the development feasibility and delivery considerations relevant to the Draft Riverdale Precinct Structure Plan (PSP) with regard to the land at 1160 Sayers Road, Tarneit. is supporting SJB Urban, including ARUP as part of the wider SJB Urban team, in the process of preparing a Structure Plan for this land on behalf of Wyndham City Council, the owner of the land. Facts and Assumptions As detailed in evidence. Reference Documents I have reviewed the following document as part of my assessment: Plan Melbourne October 2013 Site Use The site is vacant with no significant development, although construction is currently occurring on site as part of the Regional Rail Link (RRL) that will see a new rail alignment with two tracks completed in 2014/15. The RRL will also cross the existing Sayers Road requiring the road to be grade-separated. Other members involved in the preparation of Evidence Andrew Iles. Declaration I have made all the inquiries that I believe are desirable and appropriate and no matters of significance which I regard as relevant have to my knowledge been withheld from the Planning Panel.. 18 November 2013 N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013 (5).DOCX Page 2

5 1 Engagement This statement has been prepared by Dominic Arcaro, Senior Director at (V) Pty Ltd, with assistance from Andrew Iles, Director at (V) Pty Ltd. is a specialist real estate services company based at Level 6, 395 Collins Street Melbourne, Victoria. My evidence addresses transport considerations relevant to the Draft Riverdale Precinct Structure Plan (PSP), with regard to the land at 1160 Sayers Road, Tarneit, which is partly affected by this Precinct Structure Plan., as part of the wider SJB Urban team, is in the process of preparing a Structure Plan for this land for Wyndham City Council, the owner of the land. In October 2013 I was engaged by Wyndham City Council as landowner of 1160 Sayers Road to assess the with regard to the subject land. This engagement is separate to s engagement for preparation of the Site Structure Plan for this land. 2 Context and Objective of Review Each of the recommendations within this Statement of Expert Evidence is: (a) (b) (c) building upon the evidence provided by Arup and SJB; made with a view to ensuring the Riverdale Structure Plan meets State Planning Policy objectives contained within the Plan Melbourne - Metropolitan Planning Strategy 2013; and made with a view to best enabling Wyndham City Council, as both land owner of 1160 Sayers Road and municipality, to meet these objectives in a financially responsible manner. The most relevant Directions within the Plan Melbourne Metropolitan Planning Strategy to this situation are: (a) (b) (c) (d) (e) Direction 1.1 delivering an integrated land use and transport strategy for Melbourne s changing economy; Direction 2.2 reduce the cost of living by increasing housing supply near services and public transport; Direction 3.3 improve transport infrastructure and in Melbourne s newer suburbs; Direction 4.1 create a city of 20-minute neighbourhoods; and Direction 4.3 create neighbourhoods and communities that support healthy lifestyles. On the basis of these Directions, I make the recommendations set out below. N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013 (5).DOCX Page 1

6 2.1 Recommendation re Station Precinct Finalisation Given that the Riverdale Structure Plan and the Oakdale Structure Plan are on each side of the Regional Rail Link (RRL) and proposed Riverdale Station, the two Structure Plans should be finalised together or at least the area within each Structure Plan surrounding the proposed Riverdale Station should be finalised together Rationale If this does not occur, there is a very real risk that the RRL and proposed Riverdale Station become a poorly executed edge condition to each of the Structure Plans land areas rather than a central hub of activity that such a rail station is envisaged to be. If planning and infrastructure thinking is limited to one side of the station, it becomes very difficult to fully capitalise upon the opportunities that such a rail station can bring. Indeed it seems odd that such an important infrastructure investment and acknowledged opportunity to create hub activity and a gateway to the precinct would be located at the edge of two Structure Plan Areas rather than in the centre of a Structure Plan Area which would enable the land areas on both its sides to be most effectively integrated. 2.2 Recommendation re Sayers Road Realignment & Train Station Location If the proposed Sayers Road alignment is to remain, the proposed Riverdale Station should be moved closer to the proposed Sayers Road overpass to form a true transport hub with the town centre surrounding the station on both sides of the rail corridor Rationale By doing so, there is the opportunity to create a meaningful transport hub as discussed in the Draft Riverdale Structure Plan. By placing trains on the PPTN (bus), rather than a kilometre away, it provides the best opportunity to effectively combine these two public transport modes thereby improving the attractiveness of the public transport offer in one of Melbourne s newer suburbs. Bringing the train station together with the Sayers Road overpass also provides for a better integration of land use and transport in a number of ways, including: (a) the opportunity to overcome the visual blight and barrier effect that would be created by the standalone overpass through its integration N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013 (5).DOCX Page 2

7 (b) (c) into a transport hub and the anticipated development that would take place around a transport hub over time; it enables land within a walkable distance of the transport hub and the amenity of the unnamed Davis Creek tributary to be utilised for higher density/intensity housing and other activities associated with a town centre and the creation of a 20 minute neighbourhood; and it enables the land set aside for at grade car parking to be on the edge of the town centre/rail station rather than the prime areas which should be utilised by active ground-level uses. Should this be allowed to take place, there is a greater chance of creating a desirable green fields development (and, in particular, town centre) that will attract the densities and uses needed to support the City of Wyndham s and Government s aspirations for green field development that is also financially sustainable. 2.3 Recommendation re Location of Indoor Recreation Facility The Indoor Recreation Facility should be located at the edge of the town centre core and at a gateway to the town centre Rationale The proposed position of the Indoor Recreation Facility in the Draft Riverdale PSP monopolises a parcel of land that is ideally located for high value land uses such as mixed use residential and commercial due to: (d) (e) (f) its close proximity to the train station; its physical connection and proximity to the Davis Creek tributary and associated visual and recreational amenity, and; its proximity to the central hub of the town centre core. The physical form of the Indoor Recreation Facility is also likely to be a large box with associated at-grade car parking which will not contribute to the high density and varied development desired by the Council for the town centre. This large format is more suited to the edge of the town centre core, rather than in the town centre core itself where fine-grain development is important in providing for a range of commercial, retail and residential offerings. N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013 (5).DOCX Page 3

8 Appendix A CV

9 A1 Dominic Arcaro CV N:\PROJECTS\ WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\ DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER Page A1

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