the link - tOWn SQUARe RevieW SUmmARy RepORtcdn.mra.wa.gov.au/.../file/town-square-review.pdf ·...

the link - tOWn SQUARe RevieW

SUmmARy RepORt

November 2009

Prepared for East Perth Redevelopment Authority

taylor Burrell Barnetttown planning & Design

and

Jones Coulter youngArchitecture & Urban Design

pROJeCt teAmtown planning & Urban Design taylor Burrell Barnett Architecture & Urban Design Jones Coulter young landscape Architecture plan e engineering ARUp economics taktics4 project management nS projects

COntentSexeCUtive SUmmARy 11.0 intRODUCtiOn 5

1.1 pURpOSe Of the RevieW 51.2 SCOpe Of the RevieW 51.3 the link mASteRplAn - tOWn SQUARe 61.4 key DeSign CRiteRiA 7

2. COntext 82.1 the City COntext 82.2 the ‘hUB’ COntext 102.3 peRth CentRAl tRAnSit pROJeCt 122.4 City Of peRth peDeStRiAn mOvement pRinCipleS 13

3.0 Site AnAlySiS 143.1 OppORtUnitieS 143.2 iSSUeS AnD COnStRAintS 16

4.0 key elementS fOR COnCept OptiOnS 185.0 COnCept plAn OptiOnS 20

5.1 OptiOn 1 215.2 OptiOn 2 225.3 OptiOn 3 235.4 OptiOn 4 245.5 OptiOn 5 255.6 OptiOn 6 265.7 SUmmARy Of OptiOnS AnAlySiS 27

5.7.1 key DeSign fRAmeWORk DRiveRS 275.7.2 pRefeRReD COnCept OptiOn 285.7.3 peeR RevieW OUtCOmeS 29

6.0 COnCept plAn 306.1 viSiOn 306.2 mASteRplAn COntext 306.3 COnCept plAn DeSCRiptiOn 326.4 tOWn SQUARe expeRienCe 346.5 CentRAl lAnDmARk BUilDing 38

6.5.1 pRinCipleS fOR the CentRAl lAnDmARk BUilDing 386.6 peDeStRiAn mOvement 406.7 URBAn SCAle 42

6.7.1 BUilDing heightS 426.7.2 SpAtiAl fORm 436.7.3 pUBliC SpACe COmpARiSOn 44

7.0 COnClUSiOn 46

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town Square Review

the minister for planning’s approval of the scheme amendment supporting the masterplan for the link project was subject to further discussions and possible amendment to enable a larger ‘town square’ and deletion of reference to the architectural landmark building within the horseshoe Bridge plaza precinct. the review of the masterplan area between the proposed Queen Street extension and the horseshoe Bridge has been undertaken by epRA in accordance with the minister’s requirement, and is referred to as the “town Square Review”.

Some of the key factors considered as part of the review include:

• the latest public transport Authority proposals for the underground bus station, fremantle-line railway infrastructure, and perth Railway Station project.

• the existing mandurah to Butler railway tunnels.

• the characteristics, qualities and use of the horseshoe Bridge

• the project to upgrade the traffic surface of the horseshoe Bridge.

• the role, function and integration of town Square in relation to forrest place and the perth Cultural Centre.

• the City of perth’s pedestrian network principles for the area between Barrack Street and William Street.

• the public open space context of the city’s central area.

the context of town Square within the city was closely examined, particularly in relation to the area encompassing the perth Cultural Centre, the perth Railway Station, forrest place and the town Square area. the recommended Concept plan optimises the connectivity with the key spaces without compromising their future planning and development potential outcomes. in terms of the roles of the three key spaces, the Concept plan acknowledges that forrest place will retain its role as the city’s key civic and mercantile public space (with a focus on programmed activities) and the perth Cultural Centre’s spaces will accommodate the expression of the city’s cultural and community assets. the role of town Square will be to focus on providing opportunities for informal, spontaneous activity and accommodating major pedestrian pathway routes along the William Street alignment and to the rail and bus stations.

the preparation of the Concept plan involved the formulation of design criteria, consideration of key design elements, and responses to the various opportunities, issues and constraints that apply to the site. the planning for town Square area has to accommodate significant transit infrastructure elements, with the major constraint being the fremantle-line rail dive structure. the key constraints (illustrated in Figure A) have influenced the spatial and built form design of town Square. the Concept plan has been designed to accommodate the functional requirements of the bus and rail infrastructure, whilst responding positively to the

physical constraints imposed on the site. One of the significant outcomes of the review is that the landmark tower proposed in the link masterplan is no longer shown in town Square due to the feasibility impact of building over the expanded rail dive structure.

the process of establishing the recommended Concept plan for town Square included the preparation of six concept options. the options were designed to address and respond to the design criteria, opportunities and constraints, and key design elements. the assessment of the options led to the preparation of a preferred concept option, which was tested in a peer review workshop. the outcomes of the peer review informed the design of the recommended Concept plan - refer to Figure B.

Figure A: Primary Constraints

exeCUtive SUmmARy

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Figure B: Concept Plan

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the philosophy for town Square is for it to be experienced as one overall space that has a central landmark building that forms and activates the eastern edge of a central square component whilst enabling the central square to integrate with a terraced garden over the rail dive structure. the design of the central landmark building will enable the visual and physical integration of the central square and terraced garden through its ‘sculptural’ appearance and an expansive ground-level opening through the building (refer to Figure C).

the Concept plan seeks to enliven the public domain by promoting the establishment of pedestrian-based activities under the horseshoe Bridge and around public space edges, providing a diversity of public space environments that enable a variety of activities, and by providing a flexible central square that can accommodate a variety of spontaneous and programmed activities. the artist impressions provide a sense of the Concept plan’s philosophy for creating a vibrant, attractive and engaging destination in the heart of the city.

the Concept plan requires a carefully considered implementation approach, particularly in relation to the integration with ptA infrastructure works. it is recommended that all public domain and built form elements in town Square be retained in public ownership, and that consideration be given to a special design procurement process to ensure the highest possible outcome.

Above (all): View south from Roe Street, of indicative interpretations of the central landmark building

Figure C: Figure Ground Plan

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View looking east from an upper floor in the central landmark buildingView looking east from the central landmark building

View looking north from Wellington Street View looking east along Roe Street from William Street

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1.0 intRODUCtiOn

1.1 PuRPoSE oF thE REViEW

in June 2008 epRA released the masterplan for the link project, and subsequently initiated an amendment to the town planning Scheme (Scheme Amendment 22). included in the masterplan was the suggestion that an architectural landmark building be constructed above the rail tunnel portal within the horseshoe Bridge plaza (town Square).

On 31 march 2009 the minister for planning granted final approval to Scheme Amendment 22, subject to further discussions and possible amendment to enable a larger ‘town square’ and deletion of reference to the architectural landmark building within the horseshoe Bridge plaza precinct.

(it should be noted that the review is considering only the plan for the town Square area, not the overall masterplan. the area of the masterplan west of the Queen Street crossing is not under review.)

1.2 SCoPE oF thE REViEW

in establishing the terms of reference for the review, it was established by epRA that the scope of consideration needed to cover:

1. the rail dive structure – the preferred method to treat the expanded structure as it rises through the space.

2. the landmark tower building – the benefits of having the landmark building within town Square

3. transit-friendly space - establishing active civic space that responds to the transport oriented function of accessibility, visual permeability and pedestrian safety.

4. Flexible space - Allowing flexibility within the space to accommodate and invite a mix of activities.

5. Space activation - providing a mix of activity generators to extend the activation clock beyond office times.

6. Pedestrian movement - planning for pedestrian arrival and movement patterns between rail, bus and city destinations.

7. Public domain integration - integration with adjacent city spaces, particularly the Cultural Centre, forrest place, William Street, and king’s Square.

8. Sense of enclosure - framing of the public space by the surrounding built form.

9. City integration - integration with adjacent areas, such as 140 William St, Raine Square, WA theatre Centre, and northbridge.

10. Micro-climate - preferred method of providing weather shelter (if any) and comfort in the space.

11. Land use planning - establish land use opportunities complementary to the area.

12. horseshoe Bridge activation - Creating desirable tenancies underneath and around the horseshoe Bridge.

13. transport integration - vehicle access arrangements for service vehicles and provision of end of trip facility for cyclists.

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1.3 thE Link MAStERPLAn - toWn SquARE

Figure 1: the Link Masterplan - Extract of the area subject to review

the link masterplan planned for town Square to sit at the nexus of perth’s public transport hub and the shortest point between the city centre and northbridge, and for the space to be a fresh, exciting, safe and an important part of the perth experience (refer to Figure 1). it has an area of about 7,500 square metres. this compares with the 4,000 square metres of forrest place.

the space needed to contain the ‘dive structure’ of the fremantle rail line near its northern edge. this impediment was to be overcome through the addition of an iconic tower building, which sat over the dive structure and activate the space on both sides of the building with cafes, shops and studios.

the configuration of the space was influenced by the icon tower, the horseshoe Bridge and the western-edge buildings set back from the William Street alignment. As such, town Square was designed to be a multi-functional space with a range of areas that can accommodate people in more intimate spots through to large groups of people, events and gatherings for performances and civic occasions.

the detailed landscape design and material selection was planned to have a strong Western Australian theme, with a relationship to the forms and patterns of the State’s natural character and the materials and vegetation will be sourced from local areas. Animating town Square would be alfresco areas around the activated horseshoe Bridge and icon tower, kiosks and temporary stalls, water features and water jets for play, buskers, shops along the western, northern and southern edges, feature lighting and dramatic light displays, and a range of permanent and seasonal public art.

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1.4 kEy DESiGn CRitERiA

the Design Criteria has been developed with reference to the project for public Spaces (ppS) “ten principles for Creating Successful Squares”, and was refined throughout the course of the review.

1. image and identity

• the significance and character of town Square influencing the perception of perth

• intrigue and curiosity• Comfort and reassurance• Sensing the character of an area• Sense of safety

2. Attractions and Destinations

• A place for celebrating (small and large, personal and communal)• the mix and distribution of human needs – basic; social interaction; self-

fulfilment• Different opportunities to observe and communicate• natural elements

3. Amenities

• Climate (shade, shelter, exposure – sun, wind and sound)• facilities (seating, end of trip, public toilet, drinking fountains)

4. flexible Design

• the need for flexible use – simple design• type – open, enclosed, covered (optimising year-round use; providing spaces

within the space for different activities; optimising flexible use; providing a ‘sense of enclosure’ for an urban, human-scale environment)

5. Seasonal Strategy

• Seasonal adaptation of the place• year round comfort• Seasonal attractions and events

6. Accessibility

• natural legibility and physical ease of ‘way-finding’• good quality lighting and signage

7. the inner Square & the Outer Square

• extent of land use-generated activation of public domain edges• mix of structured and programmed uses in central spaces

8. Connections

• effectively reaching out into the surrounding city network• Creating a sense of arrival to town Square• Continuation of place experience into surrounding public domain• legibility and physical ease of ‘way-finding’

9. Ongoing management

• Clearly structured long term land ownership and control• event programming• place promotions• maintenance• Asset Coordination• Ongoing improvement

10. Achievable

• ease, and cost, of building over rail and bus infrastructure• Clear delivery strategy

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2. COntext

2.1 thE City ContExt

the land use, open space and movement network context characteristics of the central city area (refer to Figure 2) inform and influence the potential urban planning and urban design outcomes, and underscores the important role that the town Square review area has in improving the function and experience of the city. the William Street connection is particularly important for improving the integration of the city’s key retail, cultural, entertainment and employment areas. the context also illustrates that the city’s relatively high provision of large, green open spaces is not balanced by the suitable provision of urban spaces.

An analysis of the context also highlights that the city improvements gained through the town Square development should be considered as just one part of the broader revitalisation strategy for the city. As Figure 3 conceptually illustrates, the improvement of the north-south links east of William Street will uncover new potential for the city to prosper.

An important part of that potential lies with the improved integration of the city’s key urban spaces – forrest place, the Cultural Centre and town Square – and their respective roles. forrest place can remain as the city’s primary civic and mercantile space, where the focus for activities is based on a formal and programmed approach. the role of town Square should be to accommodate movement and support informal and spontaneous use. the Cultural Centre’s key role will be to create an environment for enlivened cultural and community activities and events.

Figure 2: City Context Plan

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Figure 3: Concept Plan highlighting opportunities for north-south city street connections and the integration of the key ‘hub’ spaces

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2.2 thE ‘huB’ ContExt

the town Square review area is part of the city where the city’s primary components of land use, urban spaces, movement network and public transport nodes all come together in a distinct central location – ‘the hub’. the area contained by murray Street to James Street and William Street to Barrack Street is a complex array of opportunities and constraints. the hub area is somewhat blighted by limited, utilitarian responses to the issue of balancing the transport of people to and through the city with the creation of a vibrant, people-friendly city experience.

Some of the key context issues for the area include: Wellington Street, Roe Street and the railway being impediments to amenable north-south pedestrian movement; the Cultural Centre having an introverted relationship with the city; the horseshoe Bridge simultaneously provides solutions and obstacles to effective north-south movement and the activation of the public domain; and, the growing demand for transit services and infrastructure.

As highlighted on the photographs below, any strategy for integrating the triangle of the hub urban spaces – forrest place, the Cultural Centre and town Square – will be required to overcome a complexity of issues, and needs to be orchestrated with the perth Railway Station as an integral element. Similarly, any proposal for the town Square review area should not impede the improvement of the hub area, and help to ensure that the hub becomes a feature of the city. Figure 4 conceptually provides a possible philosophical approach to the improvement of circulation in the hub area, and the means in which town Square can support the revitalisation of the area.

integrating Forrest Place... with the Cultural Centre via Perth Railway Station...

with town Square via the horseshoe Bridge...

with the station forecourt and Forrest Place

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Figure 4: the hub Circulation Philosophy

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2.3 PERth CEntRAL tRAnSit PRojECt

the public transport Authority is in the process of preparing plans for the rail and bus infrastructure elements that will enable the complete development of the link project area to proceed in the coming years (refer to Figure 5). in the area subject to review, the key elements to be constructed are the dive structure and tunnel for the fremantle-line trains, and the underground bus station.

the mandurah-Butler train tunnel is an existing element that needs to be sensitively protected in any way by above-ground development. the other key project component for the ptA is the perth Railway Station, which will undergo modifications to the height of the track, locations of platforms and provision of a new western concourse that links with the William Street Station.

the town Square Review needs to ensure that the link project integrates well with the railway station, part of which involves an assessment of above and below-ground options for the western concourse (refer to Figures 6 and 7).

Figure 6: Concept Philosophy for the Western Concourse - Below Ground option

Figure 7: Concept Philosophy for the Western Concourse - Above Ground optionFigure 5: key transit Project Elements

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2.4 City oF PERth PEDEStRiAn MoVEMEnt PRinCiPLES

the City of perth has a strong desire to improve the pedestrian experience of the city, and has begun the process of formulating its pedestrian strategy for the city centre. the area between William Street and Barrack Street, with the central focus of the perth Railway Station, is of particular importance for the city due to the strong north-south integration qualities of those two streets and the need to better connect the retail, culture and education land uses that lie between them (refer to Figure 8).

the general principles that the City of perth considers important for this part of the city are:

1. Activate and animate public space by maximising pedestrian movements at street level.

2. Seek the gradual removal of pedestrian overpasses as alternative street level options become better developed.

3. limit and further bridges or tunnels to within confines of ‘paid zone’ for public transport users.

4. give greater priority to pedestrians crossing intersections - introduce ‘parallel walk’ with two-way traffic conversions.

5. provide shade and shelter for pedestrians along street edges with awnings or verandas.

the issue of providing north-south pedestrian connections across the railway requires continued discussion and consideration, particularly in regard to the utilisation of existing crossing points and the staging of new infrastructure. the horseshoe Bridge is an important north-south pedestrian connection opportunity across the railway.

Figure 8: City of Perth’s Pedestrian Movement Principles Plan

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3.0 Site AnAlySiS

3.1 oPPoRtunitiES

in regard to the urban structuring and design of the review area, and its relationship with the surrounding city context, there are several opportunities that need to be examined (refer to Figure 9). the key opportunities include:

1 Redesign of Roe Street (east of William Street) in a similar way to that proposed in the masterplan for west of William Street, with optimised street-edge activation and quality streetscape amenity.

2 possible building site, to activate Roe Street frontage; provide northern station gateway; activate some of the horseshoe Bridge frontage to the station platform and pedestrian bridge; provide hotel/office/residential floorspace.

3 Same-grade pedestrian link between Cultural Centre and horseshoe Bridge:

(a) improve with enhanced pedestrian bridge and horseshoe Bridge that could link into town Square; or

(b) Remove Roe Street pedestrian bridge to direct pedestrian access to Cultural Centre via Roe Street.

4 improve the horseshoe Bridge pedestrian environment and interface between the railway station and town Square.

5 Reconfiguration of restricted transit pedestrian zone to enable public movement between town Square and forrest place.

6 Cover rail dive structure (at minimised cost) with open space, or stairs that links ground level with the top of the horseshoe Bridge.

7 provide a building that spans a publicly-accessible cover over the rail dive structure, and helps to activate the ground level edges of town Square.

8 Southern at-grade area:

(a) provide a low-level building that provides internal retail; sheltered railway station access; active uses along the William Street alignment; cover over the space with a possible rooftop public space area at the upper horseshoe Bridge level.

opportunity: Enliven Roe Street with pedestrian based activites under the horseshoe Bridge

opportunity: improve the pedestrian qualities of Roe Street

opportunity: improve the pedestrian qualities of the horseshoe Bridge

opportunity: Create the William Street pedestrian link, lined with pedestrian-based land use activities

(b) landscape as ground-level open space.

(c) provide stairs/terraces linking ground level with the top of the horseshoe Bridge with a covered railway station pedestrian accessway along the edge of the horseshoe Bridge.

9 provision of land uses along the eastern side of the William Street alignment, to help activate the space along the key pedestrian links to northbridge and the perth Railway Station.

10 integrate key William Street pedestrian link as part of town Square, with landuse activation along public space edges.

11 locate the primary urban space partially or wholly away from the constraints in the horseshoe Bridge envelope and to reduce the cost of locating buildings over rail and bus infrastructure. A range of spatial configurations are possible.

12 provide Queen Street as an edge to the public space.

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Figure 9: opportunities Plan

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3.2 iSSuES AnD ConStRAintS

there are numerous issues and constraints relating to physical infrastructure, urban planning and urban design that need to be taken into account for the preparation of a preferred design outcome (refer Figure 10). Some of the key issues and constraints include:

1 limited load capacity over mandurah–Butler tunnel (possibly 3-storey max load).

2 Rail and bus infrastructure minimises spatial capacity for basement parking. high water table has a significant impact on feasibility of layered basement parking.

3 fremantle line tunnel alignment.

4 Joining rail tunnel and bus station with common wall, for best spatial and above-ground building construction efficiency, influences bus station location.

5 Bus station portals to be accessed from public space, and located to ensure maximisation of ground-level pedestrian activation of public domain.

6 Alignment of bus station platform determines location of east-west pedestrian link, which needs to be a wide, pleasant environment that enhances the safety and amenity of people using the bus station platform.

7 provision for, and land use activation of, pedestrian-priority environment along William Street link. vehicles to use horseshoe Bridge, except for taxis and service vehicles at night-time.

8 Ability to lease horseshoe Bridge floor-space for retail/commercial – therefore, ability to activate public realm edges.

9 Ability to provide a direct ground-level pedestrian link between town Square and forrest place underneath horseshoe Bridge.

10 Structural clearance from horseshoe Bridge.issue: Public access through the horseshoe Bridge is constrained by transit ‘paid zone’ restrictions

issue: Relocation of the principle shared path to Roe Street; replacement of PtA activities with pedestrian-based activities; narrow public space

11 Optimising public domain activation benefits with ground level pedestrian movement from railway station to bus station and down William Street.

12 no land use activation at ground floor along edge of public space due to railway infrastructure.

13 horseshoe Bridge to become two-way flow.

14 Ability to build and access basement car-park beneath town Square.

15 Ability, and cost imposition, of buildings over rail and bus infrastructure and incorporating operational services within new buildings.

16 Accommodating an expansive area of rail infrastructure that removes ground-level public space and limits space inside northern ramp of horseshoe Bridge.

17 the western extent, and height, of the dive structure opening will influence the gradient of the William Street pedestrian link between Wellington and Roe Streets.

18 poor connectivity from town Square to upper level of Cultural Centre public space.

19 principal Shared path may need to continue along Roe Street due to future spatial and safety constraints between rail and horseshoe Bridge.

20 Ability to redesign Roe Street to accommodate principal Shared path.

21 legibility and ease of pedestrian access between the performing Arts theatre and town Square requires consideration.

22 Consideration for the continued William Street building line through the link project area.

23 poor street-edge activation and pedestrian amenity along Roe Street.

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Figure 10: issues and Constraints Plan

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4.0 key elementS fOR COnCept OptiOnS

town Square is situated at the central point where perth’s entertainment, cultural, shopping, employment and public transport areas can be linked. the integration and activation of this important location in the city are major drivers of the key elements that need to be considered for the design of the review area (refer to Figure 11).

1 the entrances to the underground bus station (at king Square and town Square) and the ground-level western entrance to the perth Railway Station are essentially aligned in an east-west direction through the middle of the link project area. Direct, legible pedestrian connectivity to and between these transit portals is important for the successful function of the transit facilities and their effective integration into the surrounding urban fabric.

2 the context of the review area contains two of perth’s most important public transport facilities – perth Railway Station and the underground bus station. public transport use is forecast to double in the next 20 years, and both of these facilities will be at the forefront of perth’s public transport experience. it is crucial that any design proposals establish an integrated relationship with the train and bus stations to support a high quality experience for transit patrons.

3 the William Street link (which extends from the river to northbridge and beyond) is the dominant north-south pedestrian route and desire line in the city, and strongly influences the ordering of the urban structure. public space proposed for the review area should relate strongly to this route and the pedestrian ‘movement economy’ that is generated by it.

4 the size of the ‘town square’ needs to be considered in relation to its city context, its relationship with other public spaces, its determined role and function, and the need to accommodate the urban space demands of perth’s growing population. the need for the space to be “larger than forrest place” stems from consideration of these factors and the understanding that forrest place is of the minimum size and proportion that should be expected for a new urban space that will be located at the confluence of major pedestrian movement routes and needs to provide the City of perth with an area that can accommodate future demands.

5 the rail dive structure is a significant constraint on the utilisation of the area within the horseshoe Bridge. the impact of the dive structure on the design potential of the reserve extends out beyond its edges, due to the complications in addressing the relationship between the dive structure and the use of the surrounding public domain. to minimise the impact of the dive structure, a key element for any proposals is to utilise the ‘airspace’ above the dive structure for public space activity, including potential access to the horseshoe Bridge.

6 it is important that pedestrianised public domain areas instil a sense of personal safety and can generate interest and enjoyment for users of the space, particularly at night. providing land uses and buildings that optimise the generation of human activity within and around the edges of the public domain is vital to creating an urban environment that is convivial to pedestrian use.

7 the integration of the Cultural Centre, forrest place and town Square, including links with the railway station, is a major, shared objective of the City of perth, epRA and the ptA.

8 the imposition of the rail dive structure and the objective of establishing pedestrian-based land uses under the bridge to help activate the public domain necessitate the realignment of the principle Shared path from the narrow confines of its existing location to a position in Roe Street.

9 it is essential that the timing, staging and complexity of developing the new rail and bus infrastructure, within arguably the most important part of the link project area, is comprehensively addressed to maximise the successful implementation of the link masterplan. A key element for any proposal is to ensure that the urban structure, built form, place activation and place management in the locality are integrated with the construction and function of the transit infrastructure.

10 the functional, heritage and character qualities of the horseshoe Bridge need to be sensitively integrated into the plan for the review area. Optimising built form and access integration with the bridge can be achieved in many ways, with the intention being for new built elements to complement the bridge and not necessarily be attached, or close, to the bridge.

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Figure 11: key Elements Plan

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5.0 COnCept plAn OptiOnSto enable a suitable examination of the various design outcomes that could be generated in response to the key elements, opportunities, issues and constraints that are relevant for the area subject to review, six concept plan options were prepared. this Section outlines the main design aspects, identifies the key positive and negative traits of the options, and provides a summary of the outcomes analysis.

the framework for all six options is influenced by the Scope of the Review, the Design Criteria, and the key elements plan. the design criteria (listed in section 1.4) were refined to four ‘high level’ criteria for use during an assessment process to decide on the preferred features for a concept plan, with these criteria being:

1. image and Attraction2. flexible Design and Use3. Accessibility and Connectivity4. management and Achievability

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5.1 oPtion 1

the key design aspects of the plan are:

1 the western building edge is positioned to provide a suitably generous area for a medium-sized urban space, and designed to be close to the existing William Street building lines at the Roe Street and Wellington Street ends to reinforce the sense of built form continuity.

2 the main area of the public space is designed to be of a size that can flexibly accommodate a range of small and large activities, whilst accommodating key pedestrian movement pathways.

3 the linear northern space would be activated by retail activity under the horseshoe Bridge, and would provide a pedestrian pathway underneath the bridge.

4 ground-floor retail would sleeve the southern edge of the dive structure and help to activate the public space.

5 the mixed-use tower would serve as a landmark for the location and help to populate the public space during the day and night.

6 the southern leg of the space provides a pedestrian pathway to the railway station’s platform 5 entrance, and accommodates a variety of active and passive use opportunities.

the positive aspects of the design are: the overall size of the public domain area; the form of the space follows the function of the pedestrian desire-lines; most edges of the space are activated by land use; integration with transit portals.

the less-positive aspects are: the unfeasible cost of building a tower over the dive structure; difficulty ‘sleeving’ all of the dive structure with active uses; not enough space definition for ‘town square’ effect.

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5.2 oPtion 2


1 the western building edge is positioned to provide a suitably generous area for a medium-sized urban space, and designed to be close to the existing William Street building lines at the Roe Street and Wellington Street ends to reinforce the sense of built form continuity.


3 Retail/cafe kiosks help to activate the centre of the overall space, and activate the edge of the William Street pedestrian pathway.

4 ‘green-roof’ retail units are integrated with the landscaped terrace and help to ‘sleeve’ the rail dive structure.

5 A landscaped cover over the rail dive structure provides a gently inclining public space feature, that adds variety to the overall space experience. this terraced garden also provides a pedestrian link to the top of the horseshoe Bridge. Development is set away from the edges of the horseshoe Bridge.

6 Retail and hospitality uses line both sides of the pathway to the platform 5 railway station entrance.

the positive aspects of the design are: the landscaped dive structure cover is a feature; integration with transit portals is strong; the components of the overall space provide diversity and flexibility.

the less-positive aspects are: the horseshoe Bridge lacks the enclosure and activation needed for a successful ‘town square’; activation along key pedestrian pathways is weak; the size of the space limits the intensity and vitality needed for a successful urban space.

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5.3 oPtion 3


1 the western building edge of the space is positioned on the western William Street building line to provide a sense of urban continuity between Wellington Street and Roe Street.

2 the ground level area of the space is essentially focussed on accommodating the north-south and east-west pedestrian movement pathways through the area.

3 the main feature of the space is a large, landscaped terrace that also covers the rail dive structure and provides a pedestrian connection to the horseshoe Bridge.

4 the horseshoe Bridge edges of the space would be activated by retail/cafes under the ramps of the bridge, and sheltered by a glass roof-cover.

5 A bar/restaurant would be located at the upper, bridge-top level to provide a high amenity leisure experience, and to help activate the higher area of the terrace.

6 A possible future vision for the space and the railway station could be to incorporate a landmark roof cover that extends from the station to the public space, and helps to signify the prominence and status of the railway station and a new western entrance.

the positive aspects of the design are: the landscaped terrace covering the dive structure is a feature; definition of the William Street alignment is strong; the roof covers are features of the city experience and provide good enclosure of the space; activation of the space’s upper level.

the less-positive aspects are: the extent of terracing reduces the diversity of activities in the space; the western building line limits the at-grade area for uses, limits the space flexibility, and constrains the long-term adaptability of the space.

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5.4 oPtion 4


1 the western building edge of the space is positioned to provide a formal shape to the main public space area, and to expand the vista to Wellington Street and Roe Street.


3 the eastern edge of the main space is formed by 1-2 storey buildings that align with the William Street building-line, and help to activate the key north-south pedestrian pathway.

4 two-storey buildings mark the corners of the square and help to activate the landscaped roof-top gardens.

5 A landscaped cover over the rail dive structure provides a gently inclining public space feature, which adds variety to the overall space experience. this terraced garden also provides a pedestrian link to the top of the horseshoe Bridge.

6 A ‘green-roof’, located over ground-level retail, adds to the diversity of public space experiences in the city.

7 A transparent cover over the key pedestrian pathway helps to provide shade and shelter, serve as an architectural landmark, and accentuate the edge of the bridge.

the positive aspects of the design are: the size and shape of the at-grade space closely fits the concept of a ‘town square’; definition and activation of the William Street alignment is strong; most edges of the space are activated by land use; diversity of public space experience.

the less-positive aspects are: the proximity of development to the bridge; the upper rooftop garden is not integrated sufficiently; not enough enclosure of the ‘town square’ space.

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5.5 oPtion 5


1 the western building edge of the space is positioned on the north-south axis to reduce the extent of development over the rail bore-tunnels, and to complement the Cultural Centre orientation.


3 Retail activity helps to activate and define the eastern edge of the main public space area.

4 Re tail/cafe kiosks help to activate the edge of the William Street pedestrian pathway and the pathway to the railway station.

5 ground-level retail ‘sleeves’ the rail dive structure, helps to activate the key pedestrian pathway to the railway station, and provides a landscaped rooftop public space.

6 the linear northern space would be activated by retail activity under the horseshoe Bridge, and would provide a pedestrian pathway underneath the bridge.


the positive aspects of the design are: the landscaped dive structure cover is a feature; integration with transit portals is strong; the size and shape of the at-grade space is suitable for a ‘town square’.

the less-positive aspects are: the weak enclosure and activation needed for a successful urban space; the orientation of the western building line is at odds to the abutting urban structure; the size of the space limits the intensity and vitality needed for a successful urban space; the upper rooftop garden is not integrated sufficiently.

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5.6 oPtion 6


1 the main public space area is positioned with a north-facing orientation to minimise the extent of built form that occurs over the underground rail infrastructure.

2 A tall building provided along the southern edge of the square to provide a strong vertical definition of the space. however, development above the bus station is difficult in this form.

3 A landscaped cover over the rail dive structure provides a gently inclining public space feature, and extends eastward as a continuation of the main public space. this terraced garden also provides a pedestrian link to the top of the horseshoe Bridge.

4 A 3-8 storey building defines the east-west orientation of the public space arrangement, and benefits from the orientation and outlook.

5 the William Street pedestrian pathway occurs in a public space extension of the road reserve width, to accentuate the opening of the vista into the main public space.

6 the public realm could continue beneath the upper floors of a mid-rise building that helps to define the William Street pathway whilst still enabling pedestrian movement to and from the railway station entrance.

the positive aspects of the design are: the size and shape of the main at-grade space is suitable for a ‘town square’; the landscaped dive structure cover is a feature; the space has optimal north-facing exposure.

the less-positive aspects are: the ‘town square’ area has weak integration with the key pedestrian pathways; limited enclosure and edge-activation needed for a successful urban space; the proximity of development to the bridge; the reduced ‘sense of arrival’ to the main space; the difficulty of developing a tall building over the bus station.

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5.7 SuMMARy oF oPtionS AnALySiS

5.7.1 key Design Framework Drivers

each concept plan option has commendable traits, but some options are more successful than others in addressing the issues and constraints, and optimising the opportunities and key elements for the area. By using the design criteria for assessing the options, it becomes apparent that the following design aspects drive the framework for preferred design outcome for the review area (refer to Figure 12).

1 the William Street pedestrian route is the main ordering feature of the review area, and is a dominant design element in all of the options. however, the Option 6 has the weakest relationship with this link.

2 integrating the character of the horseshoe Bridge into the place experience is best achieved by Options 2, 3 and 5. All, except Option 1, overcome the pedestrian integration issues that the bridge causes. Options 1, 3 and 6 (through different means) provide reasonable solutions to the poor sense of enclosure and activation that the bridge provides for the setting of a successful urban space.

3 the east-west, ground-level pedestrian link between the railway station, bus station and ‘king Square’ requires land use activation along the edges of the route and a legible, direct pathway. these criteria are best achieved by Option 1, and reasonably well by Options 2 and 5.

4 Continuing the scale, alignment and architectural quality of the eastern William Street building line is important for the sense of place in the city, particularly for the pedestrian movement along the William Street link. Options 1, 4 and 6 provide the best, but only partially successful, responses to this issue.

5 in order to provide land use activation along the William Street link, and to continue the eastern William Street building line, a 3-5 storey building with active ground-floor uses is recommended. Options 1, 4 and 6 provide the best, but only partially successful, responses to this issue.

6 the provision of a primary urban space is going to be most successful when integrated with, and supportive of, the key links and urban edges defining the area. the dimensions, enclosure and edge conditions of the space must provide the flexible, comfortable and pleasurable qualities the space needs. the basic virtues of Option 4 provide the best outcome for such a public space.

7 the connectivity from the railway station and north-south horseshoe Bridge pedestrian route to the William Street link, the primary urban space and the bus station is an important feature for the sense of place and experience of the locality. Options 1 and 3 provide the best responses to this framework driver.

8 the method of facilitating the horseshoe Bridge connection and covering the rail dive structure are key technical drivers for the preferred outcome. Additionally, the rail dive structure renders the construction of large buildings in the horseshoe Bridge reserve unfeasible. the creation of public space experiences in this area is also an important driver of the preferred outcome. the melding of these various issues is responded to best by Options 2 and 3.

Figure 12: key Design Framework Drivers

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Figure 13: Preferred Concept option

5.7.2 Preferred Concept option

the key design framework drivers identify what direction the preferred option for town Square should follow. figure 13 illustrates the response to the analysis of the options. the main elements of the plan include:

1 the western building edge of the space is positioned to provide a formal shape to the main public space area, and to expand the vista to Wellington Street and Roe Street.

2 the philosophy is for one overall space with two distinct sub-spaces defined by a central building. the main area of the public space is designed to be of a size that can flexibly accommodate a range of small and large activities, whilst accommodating key pedestrian movement pathways.

3 the eastern edge of the central square component is formed by a 3-5 storey building that aligns with the eastern edge of William Street.


5 A bar/restaurant would be located at the upper, bridge-top level to provide a high amenity leisure experience, and to help activate the higher area of the terrace.

in essence, the preferred concept option is a blend of Options 3 and 4. the new feature of the central landmark building takes a lead from Options 4 and 6. the preferred concept option is different from the original six options in that it brings forth the idea of one large, overall space that is divided into two distinct spatial components by the central building. however, in progressing the design of this option, the plan will need to ensure that the central building is a landmark and supports visual and physical connectivity between the town square and terraced garden.

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5.7.3 Peer Review outcomes

the site and context analysis, concept options and the preferred concept plan option were presented and discussed at a peer Review workshop. A separate peer Review outcomes paper provides an outline of the discussion points of the workshop. An explanation of how the issues raised by the peer Review panel have been addressed in the Concept plan is provided in this Section.

the panel believe that the provision of a central landmark building has good merit, and that the size of the central square component of town Square was generally appropriate. there was also general agreement that the base-level of pedestrian movement, plus embedded population, will make town Square work well.

however, the panel stated that the area between the horseshoe Bridge and the western-most building line of the space should be perceived as one entity, and that the central north-south building should not create a feeling of there being two separate spaces on each side of it. importantly, the panel considered that the central building needs to be a special piece of architecture – an inhabited sculptural element within a single urban room – with a supporting use that helps to appropriately define the space. it was stated that the central building should allow for significant visual and pedestrian permeability through the space. the building should form part of the overall space, and be designed in collaboration with the rest of the town Square public realm.

the points and issues raised by the panel were taken on board by the epRA team. Whilst the draft concept plan did not require much adjustment, the comments led to a renewed focus on representing the design qualities of the central building and the principles for its role and use in line with the panel’s thoughts. As a result of the discussion with the panel, the Concept plan provides a more considered response to the issue of the central building not inhibiting the sense of town Square being seen as one overall space. in particular, the design of the central building (as illustrated in the artist impressions) gives a better sense of how the objectives for the space and the building can be achieved.

Similarly, the epRA team agreed with the panel’s belief that there needs to be a commitment to design excellence to support the legibility of the ‘square’ and ‘urban room’ (the terraced garden), and that the central building should be built as part of the town Square project and perhaps be the subject of a form of design competition (architecture and landscape architecture).

the panel raised the issue that detailed landscape design themes at the Concept plan stage are limiting, and potentially counter-productive, to the potential outcomes for the space. the epRA team concurred and, as a result, the detail from the central square component has been removed from the Concept plan. the future detailed design phase of town Square will closely examine the best outcome for the landscaping of the public realm.

Above: one of the diagrams generated from the Peer Review Workshop

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6.0 COnCept plAnthis chapter outlines and describes the form, function, vision and characteristics of the Concept plan for the town Square review area.

6.1 ViSion

the vision for town Square is for a vibrant, high quality urban space that will be a key central focus and destination for people visiting and working in the city centre. it will be a key point of arrival into the city, and a conduit for pedestrian movement between the city centre and northbridge and the transit stations. the role of town Square will be to capture and accentuate the dynamic forces of movement, transport and the excitement of diversity and change – it will primarily be a space of spontaneous and informal activity. the place requires a strong, positive image of comfort and enjoyment, creativity and inclusiveness.

town Square will act as the integral hub for people’s use and enjoyment of a new integrated city centre. the size and character of town Square is crucially important in supporting this role while complementing the roles and functions of neighbouring forrest place and perth Cultural Centre. this public space must reflect and respond to the intense urban nature of its context.

the philosophy for the area between the horseshoe Bridge and the western building edge of town Square is for it to be experienced as one overall space that has a central building that forms and activates the eastern edge of a central square component whilst enabling the central square to integrate with a terraced garden over the rail dive structure. it is critical that town Square can comfortably accommodate the large numbers of people who will move through the space and visit the space as a destination for passive or active experience. At the same time, it is important that the size of town Square is not so over-generous that it diminishes the vibrant atmosphere that will be generated there. the size of the space also ensures that there is ample room for outdoor dining and the occasional staging of performance and event activities, whilst not seeming over-crowded.

the design of the buildings forming the edges of the space, and the refitting of spaces beneath the horseshoe Bridge, will provide comfort, shelter, interest and enjoyment for all using the space. the buildings will provide and generate natural surveillance of the space, which is of great importance for the enjoyment of the city centre, particularly at night. the development of the link will enable an improved distribution of night-time leisure and entertainment activities through the city centre. town Square will be important in creating a safe environment for patrons using the train and bus stations and for people moving between the city and northbridge, during the day and night.

for town Square, public space management issues (such as the daily activation, any programmed activities, day-time and night-time safety, commercial tenant mix and operation, maintenance, and attention to being flexible and accommodating the evolving city) will need careful attention to ensure the design and detail of the physical elements translates into positive social and cultural dimensions of the place.

6.2 MAStERPLAn ContExt

the proposed design for the town Square review area sits comfortably with the overall vision for the link masterplan. As illustrated in Figure 14, the proposed design for the town Square area maintains the philosophy of providing a variety of urban spaces throughout the link project area, with town Square being the largest public space area provided in the link.

the main differences between the proposed revised design for town Square and the approved link masterplan are:

• the removal of the landmark tower – due to: the unfeasible cost to construct a tower building over the expanded rail dive structure; and, the affect that the scale of such a large building would have on the experience of the public space.

• the creation of a larger area of public space ground plane – due to: the removal of the tower; responding to the expanded dive structure constraint by providing a landscaped roof cover; and, by providing a more formal shape to town Square along the William Street alignment.

• the potential to provide an east-west arcade over the bus station platform as well as a covered laneway option. the arcade option creates the opportunity to provide greater flexibility and diversity for retail and commercial floorspace requirements, whilst still achieving ground-level pedestrian amenity and bus station amenity objectives.

the revised masterplan design still respects the role hierarchy for the key adjacent spaces, with forrest place being the city’s primary civic and mercantile space, where the focus for activities is based on a formal and programmed approach. the Cultural Centre’s key role will be to create an environment for enlivened cultural and community activities and events. the role of town Square would be to accommodate movement and support informal and spontaneous use, although events would still be staged in the space.

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Figure 14: the Link Masterplan incorporating the proposed design for town Square

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6.3 ConCEPt PLAn DESCRiPtion

An outline description of the Concept plan’s key features (refer to Figure 15) is provided below, and is augmented by a description of the philosophy for the public realm experience provided in the following section.

1 Openings in the underground bus station, to provide for ventilation, views and light penetration, would be sheltered above ground.

2 the east-west pedestrian pathway above the bus station platform would extend between town Square and king Square, possibly including arcades between the public spaces to provide suitable opportunity for flexible retail and commercial tenants and to increase the useable area of podium rooftop for recreation.

3 entrances to the bus station portals from the public spaces would be open, sheltered and well-signed.

4 two-storey colonnades at the northern and southern ends of the space help to enclose the space, define the western William Street building line (with tall, coloured ‘lantern’ features above kiosks), provide upper-level activity and viewing areas, and link with the colonnade along the space’s western building line to provide continuous shelter around three sides of the space.

5 the central square component of town Square is approximately 6,000 m2, out of the 1.1 ha total area, and 55m wide. it is located west of the rail dive structure to maximise the area of unencumbered, level space that provides for effective and flexible use. the dimensions of the space are designed to accommodate the significant pedestrian volumes moving north-south, and the east-west movement to/from the transit portals, whilst providing ample space for spontaneous, permanent and programmed activities.

6 the central landmark building will be a sculptural element that helps to define the character of town Square. the building has an important role to define the eastern edge of the central square space and provide ground-floor uses that help to activate the space. the building’s ability to activate the space is important for the enjoyment and safety of the space, particularly at night for people moving between the city centre and northbridge. the building needs to be designed to ensure that there is a strong ground-level visual connection and integration between the central square and the terraced garden. A wide, high opening through the building will be provided to enable people to view and walk directly down from the horseshoe Bridge to the central square and bus station entrance.

7 the improvement of Roe Street, as a pedestrian-friendly environment, is important to better integrate the link with northbridge and the Cultural Centre and bring life to an inhospitable part of the city. in particular, the widening and landscaping of the southern verge will support the enlivening of the street edge with pedestrian-based activities under the horseshoe Bridge.

8 the 7-12 m wide space created by the rail dive structure will provide sheltered pedestrian access between town Square and Roe Street and activated by pedestrian-based activities under the horseshoe Bridge.

9 A ventilation opening above the rail dive structure (subject to further design) provides a train-viewing opportunity from the dive structure cover.

10 A terraced garden covers the rail dive structure and provides a gentle incline between the horseshoe Bridge and the ground level spaces, and enables good vantage points of the bridge. the grassed embankments and soft-landscaped areas will provide places for passive enjoyment of this distinctly casual part of town Square.

11 A 2-3 storey feature building is designed to provide activation at the ground-level, and at the upper-terrace level. the building supports the creation of a safer environment for pedestrians, and ‘sleeves’ the wall of the rail dive structure. A rooftop al-fresco deck integrates with the landscape terrace. Abutting the eastern side of the building is a set of stairs/escalators/lift to provide direct access to/from the bridge and terrace.

12 the southern edge of town Square will provide the pathway to the railway station’s platform 5 entrance and through the horseshoe Bridge to the station forecourt and Wellington Street. the space will be covered to provide shade and shelter, with the design of the canopy(ies) to be an architectural feature in the space whilst respecting the bridge’s qualities.

13 the road layout of the horseshoe Bridge should allow for improved pedestrian conditions, including the opportunity for a safe east-west crossing point. Consideration is also given to a possible future landmark canopy structure extending from the railway station over the bridge to the terraced garden.

14 the environment under the horseshoe Bridge should be modified to enable public pedestrian access between town Square and Wellington Street, and for pedestrian-based activities to be established in the leasable space under the bridge to help activate the public spaces on both sides of the bridge.

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Figure 15: Concept Plan

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6.4 toWn SquARE ExPERiEnCE

the Concept plan has been designed with the philosophy for the experience of town Square to be one of casual, spontaneous, informal use, with interest and enjoyment generated by the qualities of different spaces and the old and new built form elements.

town Square will have a dynamic feel created by the procession of people moving through the spaces and the response of the landscaping to the flow of the trains and buses.

the place will also have a balance of static activity, as it will be a destination for people to dine outside, to sit or lie down in a quiet or busy area, and for family or friends to gather at a particular landscape feature to play or watch the life of the space.

An outline of the activity principles for different parts of the Concept plan is provided below, and illustrated in Figure 16.

1 the east-west pedestrian link above the bus station platform could be a glass-covered open laneway space or an arcade that provides a temperature-controlled environment. either way, the link through the buildings would be a pedestrian-only space lined with retail, with opportunities for access and views down to the bus station platform.

2 the colonnade space along the western building edge will be lined with retail, and cafes with outdoor dining areas in the town square. the northern and southern two-storey colonnades will have kiosks at the ends, providing convenience retail, with the upper colonnade space providing views down into the space and potentially having hospitality activities to enhance the enjoyment of the space.

3 the western part of the central square will have ‘islands’ of space that sit amidst the channels of people moving between destinations. it is here that the landscaping will offer comfortable places to dine, sit, perform, gather, and watch. this area could also contain features for play and entertainment. the presence of children and young people could be a particular attraction of the space.

4 the movement of people along the William Street alignment, between northbridge and the city centre, will be a feature of the eastern part of the central square. the creation of a promenade effect through the space, perhaps defined by special lighting and/or planting, would provide a charming feel to the space.

5 the central landmark building will be a destination to view and visit. the commercial use of the building is intended to reflect a bias towards civic and community-oriented activities that also have a distinctly Western Australian focus – for example: a centre for new technology; a design centre; a tourism centre; a library/gallery of unique WA items. the building should also contain uses that help to activate the space at night-time, helping to make the space a more friendly environment for people moving between northbridge and the city centre or public transport portals.

6 Whilst the northern linear space is quite narrow, its redeeming features are the aesthetic charm of the horseshoe Bridge and the sun-drenched nature of the space. the Concept plan promotes the use of the space beneath the bridge for pedestrian-based activities. in particular, the establishment of a bar or restaurant would create life along the outside edges of the bridge (both in the linear space and on Roe Street) with al-fresco use. the rail dive structure wall could potentially have windows to enable people to see the trains. the wall could also be animated by lighting, water features and dynamic public art to create an interesting ‘room’ in the city that attracts people to see the display and enjoy an intimate scene.

7 the garden terrace will be a place in all seasons where people can enjoy the ‘sitting room’ atmosphere of this pleasant green space. the seating, trees, grassed areas and gardens will enable people to lounge about during the day, and it will be a well-lit and active space at night for people to enjoy also. the bar/restaurant in the south-east corner, with an al-fresco terrace, will be an entertainment destination and help to enliven the space. the space will benefit from the pedestrian integration with the horseshoe Bridge and the platform 5 railway station entrance, and enable the space to feel like a connected part of the city. the garden terrace also provides a great opportunity to experience the qualities of the horseshoe Bridge a lot better than is currently possible.

8 the linear space that accommodates pedestrian movement to the platform 5 railway entrance and through to Wellington Street will be a highly active area, particularly during peak travel times. the grass bank and retail activities along the northern edge will be attractive destinations. the north-facing edge of the horseshoe Bridge will be a popular spot for outdoor dining and for sitting under the landmark canopy structure. A top feature of the space will be the qualities of the bridge itself.

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Figure 16: Public Space Activity Principles

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Artist impression - View LocationsView 1: Looking south through town Square

the artist impressions illustrated on these pages highlight the urban design and placemaking principles inherent in the Concept plan, to provide a sense of the direction desired for the area.

Any modifications to existing streets and existing development that is shown in the pictures is intended to simply promote a higher agenda to continue considerations for revitalising the City’s hub area.

toWn SquARE ExPERiEnCE (ContinuED)

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View 4: Looking east from an upper floor in the central landmark buildingView 2: Looking east from the central landmark building

View 3: Looking north from Wellington Street View 5: Looking east along Roe Street from William Street

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6.5 CEntRAL LAnDMARk BuiLDinG

epRA’s vision for the proposed central building within town Square will be to provide a landmark building that will enrich one of the most significant spaces in the City of perth. the building will be an integral component in defining the character and quality of town Square.

located along the eastern side of the William Street alignment, the city’s primary north-south boulevard, the building will play an important role in defining the eastern edge of the central square and mediating between the busy central square and the sedate terraced garden spaces of town Square.

the building is to be designed to provide both a physical and visual connection and integration at ground level between the central square and terraced garden components of town Square.

A transparent ground floor and a wide, high opening in the centre of the building will provide the opportunity for people to view and walk directly from the central square to the terraced garden and up onto horseshoe Bridge.

the building will play an important role in the enjoyment and safety of the space, particularly at night by providing a vibrant mix of uses, including community services, ground floor shops and entertainment uses to help activate the space.

the provision of active frontages at the heart of town Square will help facilitate safe, high quality pedestrian connections between central perth and the City’s entertainment and cultural arts centre of northbridge, central rail station and the new underground bus station.

the sculptural form of the landmark building is to be of high design quality to reflect the significance of the new town Square and will set the standard for the quality of future developments in the town Square precinct whilst complementing the nearby heritage horseshoe Bridge and railway station buildings.

it is proposed that epRA will develop indicative design concepts for the buildings in town Square to provide some initial impressions of how the building may be developed to realise the strategic objectives. these concepts will help inform on the development of Design guidelines for the building and town Square.

the initial design concepts would show only the general character of possible development and would not have any bearing on the final detailed design proposal for the buildings.

1. Building within the Square

• One space divided into two• two spaces reading as one• the building acts as the link

between the two spaces and the bigger context.

2. location

• east boundary defined by William Street alignment

3. physical permeability

• Ability to walk through at ground level

• physical connection to horseshoe Bridge

4. visual permeability

• transparent at ground level• visual connection to horseshoe

Bridge

5. Character of Space

• Building acts as divider between the busy central square and quieter terraced garden

6. Character of Building

• Building mediates between spaces

• Active façade to the central square

• passive façade to the terraced garden

7. Building height

• 4:1 proportion with the central square

• Surrounding context - 4 storeys

8. Building Character

• public Building – 24 hour access• the ‘brain’ of the space

likely uses:

• visitor Centre• WA tourism• Celebration of best of WA

Other possible uses:

• training centre• Creative centre• Design centre

9. Building form

• landmark building• Sculptural form• exciting• exemplar of good design (eSD)• night-time variation• translucency, etc.

6.5.1 Principles for the Central Landmark Building

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Above: indicative illustrations of different architectural interpretations of the central landmark building, with the preferred approach shown in the left column

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6.6 PEDEStRiAn MoVEMEnt

the quality of the pedestrian environment and network is an important consideration for the Concept plan. the pedestrian-based issues of safety and security, shelter, micro-climate, visual interest, way-finding, universal access, permeability, and directness to key destinations have influenced the design of the Concept plan.

Figure 17 illustrates the indicative ground-plane that pedestrians can access, including both at-grade and elevated/inclining pedestrian areas. the figure highlights the ability for pedestrians to move through a wide ground-floor opening of the central landmark building, and through the east-west arcade located above the bus station platform. the ability for public pedestrian access to be gained through the north-east and south-east corners of the horseshoe Bridge is also shown. the colonnade extending around three sides of town Square will, in conjunction with the proposed bridge canopies, provide a well-shaded and sheltered environment for pedestrians.

the main pedestrian pathways through town Square and the adjacent locality are indicated in Figure 18. the existing and near-term pathways for north-south and east-west movement around the perth Railway Station are shown, including the opportunity to provide access from the south-east corner of the horseshoe Bridge to Wellington Street via the train station building (should the existing stair structure to the bridge be removed). the Concept plan does not impede or negatively affect any future modifications to the pedestrian pathway system east of the horseshoe Bridge.

Figure 17: Figure Ground Plan

Access under the horseshoe Bridge to Wellington Street is a key objective

the predominance of pedestrian movement along the William St alignment requires special consideration

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Figure 18: Pedestrian Pathway Plan

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6.7 uRBAn SCALE

the scale of the urban environment influences how successfully the public domain can be used, and how enjoyable the public domain can be experienced. matters of building height, the space between buildings, level changes, and the arrangement of buildings have been carefully considered as part of the Concept plan formulation.

this Section outlines the key considerations relating to building height, spatial form and the comparison of town Square with some popular public space examples.

6.7.1 Building heights

the height of the ‘podium’ building elements west of the William Street alignment have remained consistent with the link masterplan, being in the order of 3-6 storeys. heights adjacent to Roe Street and over the mandurah-Butler rail tunnels are 3-storeys, respecting the constraint imposed by the tunnel and the street-edge relationship with Roe Street.

the mandurah-Butler rail tunnels also influence the height of the central landmark building. the best available information at this time is that a 40 kpa loading may be possible over the tunnels, which equates to a 3-storey building or a light-weight 4-storey building.

the 3-6 storey scale along the western and eastern edges of town Square help to provide a sense of containment within the space whilst providing an appropriate level of open relief to the sky.

Compared to the approved link masterplan, the tower buildings along Wellington Street have increased from 25 storeys to 30 storeys, and the Roe Street tower east of Queen Street has been increased from 16 storeys to 20 storeys. the increase in height is intended to provide a partial redistribution of the floorspace from the deleted town Square landmark tower. the minimal increase in heights is not considered to be detrimental to the amenity of the city, particularly when taking into account the height of the one40 William Street and Raine Square developments.

the tower buildings are set back from the public domain edges to lessen their visual presence in the streetscape. Also, the towers east of king Street are spaced 30-40m from each other, which helps to provide a suitable level of solar access into the public domain, and helps to somewhat reduce the potential for the towers to feel overbearing on the experience of the area.

Above/Below: Building heights

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6.7.2 Spatial Form

the imposition of the rail dive structure influences the urban planning direction, and the urban design response, for the Concept plan. in principle, the area between the horseshoe Bridge and the western building line of town Square is intended to provide a sense of the area being one large space with a central building and a terrace up to the bridge.

the design, scale and location of the landscaped terrace and the central landmark building will deliver two different public space components (the central square and the terraced garden) but should ensure that the overall public domain area can be experienced as single, holistic entity.

the cross sections illustrate the spatial characteristics of the different spaces, the level of space enclosure achieved with the built form, and the integration and resolution of the rail dive structure as part of the scheme.

Section B-B: View west from the horseshoe Bridge to the Performing Arts Centre

Section A-A: View south from the Perth Railway Station to the western edge of town Square

Cross Section Locations

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6.7.3 Public Space Comparison

to assist the understanding of the spatial dimension of the public spaces proposed in the Concept plan, the shapes of some popular public spaces have been overlayed onto the Concept plan at scale.

it is evident that, in many respects, the design of the proposed public spaces accords well with the spatial characteristics of these examples. Similarly, the photographs of the spaces give a sense that the 4-6 storey scale of the edge buildings provide a comfortable, human scale to the spaces.

All of the spaces tend to have a width of 40-60m, with piazza navona having the same dimension as town Square. Comparatively, the length of town Square also appears to be a suitable dimension.

Public Space Comparisons

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Piazza San Marco, Venice Piazza Navona, Rome

Forrest Place, PerthFederation Square, Melbourne

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7.0 COnClUSiOnthe review of the link masterplan’s town Square area has led to the preparation of a Concept plan that is attuned to the latest site development considerations and provides a definitive response to its urban context. the expanded fremantle-line rail dive structure negates the establishment of the landmark tower building proposed in the link masterplan, and also requires a different response to the design of the public realm from what was proposed in the masterplan.

Additionally, since the link masterplan was finalised, a greater level of detailed information concerning opportunities, issues and constraints for the area has become available – much of which has informed and influenced the preparation of the development options and the Concept plan.

the altered design parameters have enabled the vision for town Square to become more focussed since the link masterplan. the Concept plan for town Square is a recommendation for a special approach to the characteristics of the site and a high quality urban renewal outcome for the city. in particular, town Square is now more holistically seen as one overall space (extending from the horseshoe Bridge to the western public space edge) with a central landmark building that acts as a fulcrum for activity within the space, and defines two key sub-spaces – the central square and the terraced garden. the Concept plan assimilates the horseshoe Bridge and the surrounding city context into the experience of town Square, to help optimise the integration and place-making qualities of the space.

the role of town Square and its relationship in concert with the Cultural Centre and forrest place is also more refined. town Square will be a great place for informal and spontaneous activity, and will thrive on the high volume of pedestrians walking to northbridge, the city centre, and to the bus and railway stations. the qualities and features envisaged for town Square are intended to also make it a popular destination in its own right.

Once the vision for town Square has been agreed, the implementation of the Concept plan needs to progress expeditiously. Coordinating the link’s interface with the ptA bus and rail projects is already occurring and will need to be elevated in both strategic and detailed project considerations. the delivery of town Square, and indeed the balance of the link project, with the rail and bus infrastructure is complex and needs to be planned effectively.

town Square, incorporating the William Street pedestrian connection, is the high-profile embodiment of the link project’s essence to connect the city centre with northbridge. Creating town Square as early and comprehensively as possible is imperative for all stakeholders and the community, as it will present the most tangible experience of the public’s investment in the creation of the city’s most important new place.

As such, it is recommended that the entire town Square area remain in public/government ownership, and be developed accordingly in that context. the combined efforts of government stakeholders will ensure the best outcome for the delivery of the public realm and proposed buildings. to begin with, it is recommended that a detailed design process, possibly involving a form of design competition, be undertaken to ensure a very high level of design excellence for town Square.

Additionally, public ownership of public realm and buildings ensures that the ongoing success of town Square is managed with full public interest, and provides the flexibility for future generations to potentially adapt the space to the city’s ever-evolving requirements.

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