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Wyndham City Council Riverdale Precinct Structure Plan Expert Witness Statement

Expert Witness Statement | CBRE

N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER

2013 (5).DOCX

Wyndham City Council

Draft Riverdale Precinct Structure Plan

Statement of Expert Evidence

Development Delivery and Feasibility

Prepared by Dominic Arcaro

CBRE Structured Transactions &

Advisory Services

November 2013

Wyndham City Council Riverdale Precinct Structure Plan Expert Witness Statement



2013 (5).DOCX

CONTENTS

Page

1 Engagement 1

2 Context and Objective of Review 1

2.1 Recommendation re Station Precinct Finalisation 2

2.2 Recommendation re Sayers Road Realignment & Train Station Location 2

2.3 Recommendation re Location of Indoor Recreation Facility 3

Appendix A

CV

Wyndham City Council Draft Riverdale Precinct Structure Plan Expert Witness Statement


N:\PROJECTS\66613 - WYNDHAM SAYERS RD GAA PANEL\ADMIN\18 REPORTS & DRAWINGS\CBRE DEVELOPMENT DELIVERY AND FEASIBILITY EVIDENCE NOVEMBER 2013

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Page 1

In the matter of the Draft Riverdale Precinct Structure Plan

Planning Panel Victoria

Expert Witness Statement of Dominic Arcaro

Development Delivery and Feasibility

Name and address

Dominic Arcaro – Senior Director

CBRE – 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 1997. 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 2005.

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

CBRE (V) Pty Ltd, with assistance from Andrew Iles, Director at CBRE (V) Pty

Ltd. CBRE is a specialist real estate services company based at Level 6, 395

Collins Street Melbourne, Victoria.




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Page 2

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. CBRE 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




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Page 1

1 Engagement

This statement has been prepared by Dominic Arcaro, Senior Director at CBRE (V) Pty Ltd, with assistance from Andrew Iles, Director at CBRE (V) Pty Ltd. CBRE 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. CBRE, 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 Draft Riverdale Precinct Structure Plan with regard to the subject land. This engagement is separate to CBRE’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) building upon the evidence provided by Arup and SJB;

(b) 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

(c) 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) Direction 1.1 – delivering an integrated land use and transport

strategy for Melbourne’s changing economy;

(b) Direction 2.2 – reduce the cost of living by increasing housing supply

near services and public transport;

(c) Direction 3.3 – improve transport infrastructure and in Melbourne’s

newer suburbs;

(d) Direction 4.1 – create a city of 20-minute neighbourhoods; and

(e) Direction 4.3 – create neighbourhoods and communities that support

healthy lifestyles.

On the basis of these Directions, I make the recommendations set out below.




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Page 2

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.

2.1.1 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.

2.2.1 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




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into a transport hub and the anticipated development that would

take place around a transport hub over time;

(b) 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

(c) 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.

2.3.1 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) its close proximity to the train station;

(e) its physical connection and proximity to the Davis Creek tributary and

associated visual and recreational amenity, and;

(f) 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.

Appendix A

CV




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A1 Dominic Arcaro CV




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