90-96 Jonson Street, mixed commercial residential proposal – Community Consultation

Multiplicity Byron Bay Pty Ltd will soon submit a development application to Byron Shire Council for 90-96 Jonson Street Byron Bay, a mixed commercial residential site. Prior to lodgement of the DA, a community consultation process will be held from Wednesday 10th February 2021 to Monday 22nd February 2021 to enable the local community to have a full understanding of the proposal and to capture feedback, comments and suggestions from the community. 

The proposal consists of:
– Ground Floor Retail: fronting Jonson Street and an open landscaped piazza through the centre of the building
– Spice Alley: a series of eateries creating a laneway linkage through the property between Jonson Street and the Byron Transit Centre
– Residential Apartments: approximately 54 x 1, 2 and 3 Bedroom apartments on levels 1 and 2 with rooftop solar, gardens and amenities
– Basement Parking for approximately 173 vehicles


Frequently Asked Questions

DEVELOPMENT OVERVIEW

Q. WHERE IS  90-96 JONSON ST BYRON BAY?

A. Currently referred to as the Byron Bay Plaza, the 5,390 sqm property neighbours the old Woolworths building in Byron Bay and is currently dominated by an 84 space car park.

The site currently comprises an aging retail precinct housing 16 tenants surrounding the central car park.  A laneway to the north, running east to west through the property forms part of the site.  The property has direct vehicle access, 76.2 metres frontage to Jonson Street and falls under B2 Local Centre zoning.

Q. WHAT IS THE PROPOSED DEVELOPMENT ON THE SITE?

A. The proposal comprises a mixed use development with basement parking, commercial floor space on the ground floor and shop top housing on the 2 upper levels is generally compliant with floor space ratio and height requirements. The parking provision of 173 spaces is consistent with the requirements of Byron Development Control Plan 2014. The ground floor commercial invites an interactive street front while the residential component contributes to the vitality of the town centre. A mix of 1, 2 and 3 bedroom apartments increase the diversity of residential accommodation in Byron Bay and returns residents to Byron town centre.

The vision behind the proposal focuses on four main principles; public accessibility, with ease of pedestrian movement to key surrounds; the creation of native landscaped public and private spaces; the enhancement of Byron town centre amenity via the introduction of public open space and an emphasis on excellence in sustainable design.

The design of the project both respects established planning principles and strives to meet the needs of the community by bringing to life an otherwise static place. The public areas of a central landscaped Piazza and Spice Alley linkage offer pedestrian space and enhance the indoor-outdoor amenity of the site. Spice Alley comprises a series of eateries and is located where the current private laneway is. While this could be built over and access blocked, the proposal is to leave the laneway open, preferring to create a shaded landscaped linkage between Jonson Street and the new Byron Transit Centre.

The remainder of the proposed new development on the ground floor will be informed by the community consultation process, working with local stakeholders and Council to determine the best mix for the site. This may include restaurants, café’s, indoor/outdoor spaces and services etc. The proposed development offers the benefits of a mixed use site with the added convenience of basement car parking, creating a publicly accessible environment, less dominated by parking.

Q. IS THE PROPOSAL ENVIRONMENTALLY SUSTAINABLE?

A. The following initiatives are presently being investigated for inclusion in the development subject to detailed design and community consultation
• Utilisation of Recycled Water Supply from Council for landscaping & planted regions.
• Automated watering via moisture sensors in planted areas and solenoid valves.
• A commitment to deliver a development which incorporates substantial planting into the building design.
• A mix of local and water-hardy species.
• Landscaped roof areas to help offset carbon emissions and improve insulation.
• Lower VOC paints throughout.
• Internal linings, finishes and fittings to be considered for their relevant environmental ratings.
• Low-wattage and long lifespan LED lighting throughout to achieve high energy rating.
• A roof mounted array of solar panels to provide energy for the common property areas so as to reduce load demand and reduce reliance on energy from the local grid in town.
• The provision of ‘End of Trip’ facilities for Commercial tenants. • The provision of ‘End of Trip’ facilities for Commercial tenants.
• Bicycle and E-Bike store for retail staff and residential visitors as well as some racks in accordance with Council requirements for public bike parking.
• Electric car charging.
• Possible shared vehicles and bicycles for residents, total amount pending further investigation into local operators, resident stakeholders & council.
• Cross ventilated apartments, with internal courtyards and open air corridors.
• Shaded public spaces and open areas, as well as a shaded link to Jonson Street from the new Byron Transit Centre.
• Commitment to work with stakeholders in the community to re-green the rail corridor from its current bitumen carparking state, providing additional public green space connected to the site.
• Overhanging roof area to reduce sun on the surrounding street environment.

Q. WHO IS THE DEVELOPER?

A. Multiplicity is a joint venture between Dr Stanley Quek and Adam Garrisson. Both Adam and Dr Quek bring a unique combination of skills and a history of delivering buildings based upon design excellence and quality. They are always thought through carefully and sensitively. Read more …

Q. WHAT IS THE ZONING OF THE LAND?

A. The site is zoned B2 Local Centre under Byron Local Environmental Plan 2014.

Q. HOW IS THE DEVELOPMENT ACCESSED?

A. Vehicular access is provided via Jonson Street. Access to the proposed basement parking is provided via the southern site entrance off Jonson Street.  Access for loading and waste services is proposed via the northern access which comprises an internal shared laneway through the site known as Spice Alley which features casual food outlets. Pedestrian access from Jonson Street via Spice Alley will connect to the Byron Transit Centre. A pedestrian thoroughfare, the Piazza, at the centre of the building links the Railway Corridor and Jonson Street.

Q. WHAT WILL THE ECONOMIC IMPACTS OF THE DEVELOPMENT BE?

A. The development will create employment during and post construction and make a positive contribution to the local economy. Situated in an appropriate place for a mixed commercial residential development, the project retains businesses and returns residents to Byron town centre bringing with it the ensuing economic benefit.

Q. WON’T THIS DEVELOPMENT JUST ADD TO THE TRAFFIC PROBLEMS IN TOWN?

A. The potential traffic generation of the development is being reviewed by our traffic consultants to ensure that the development does not significantly contribute to existing traffic issues within the town centre. Their report will form part of the Development Application.

Q. WILL THERE BE ENOUGH PARKING FOR THE DEVELOPMENT?

A. Car parking provided on site will be sufficient to cater for the commercial and residential demand generated by the development. The parking provision of 173 spaces is consistent with the requirements of Byron Development Control Plan 2014.

LOCAL COMMUNITY

Q. WILL THERE BE ANY CHANGES/UPGRADES TO THE ADJACENT LANEWAY?

A. The existing laneway forms part of the site and is currently used as a pedestrian access, the proposal maintains this, linking Jonson Street with the Byron Transit Centre via Spice Alley. While this thoroughfare could be built over and access blocked, the proposal is to leave the laneway open, open as a shared traffic zone,  preferring to create a shaded landscaped linkage between Jonson Street and the new Byron Transit Centre via Spice Alley.

Q. WILL THE PUBLIC HAVE ACCESS TO THE PROPOSED DEVELOPMENT?

A. Yes. Public accessibility is one of the main principles behind the proposal and is achieved by:

• Identifying thoroughfare opportunities to public areas adjacent to the site;
• Introducing a landscaped public Piazza, a large open space that provides shade and shelter;
• Maintaining and enhancing a pedestrian thoroughfare between Jonson Street and the Byron Transit Centre via Spice Alley;
• Mitigating the requirement to walk through a public car park as the gateway experience into Byron; and
• Exploring the opportunity to work with neighbours and the local community.

Q. WILL THERE BE PRE-LODGEMENT COMMUNITY CONSULTATION MEETINGS?

A. Yes, on Saturday 20th February, Covid safe appointments with the team involved in the creation of the proposal, will be available. At this time the proposal can be explained in further detail, questions answered and any concerns discussed and recorded.  Appointments are available from 9am to 5pm on Saturday 20thFebruary at Byron Community Centre, 69 Jonson St, Byron Bay NSW. To make an appointment please email: consultation@plannersnorth.com.au

Q. HOW CAN I HAVE MY SAY ABOUT THIS PROPOSAL?

A. Prior to lodgement of the DA, a pre lodgement community consultation process will be held from Wednesday 10th February 2021 to Monday 22nd February 2021 to enable the local community to have a full understanding of the proposal and to capture feedback, comments and suggestions from the community. During this period questions comments and submissions can be emailed to: consultation@plannersnorth.com.au Once the DA has been submitted there will be a public exhibition process during which time further comments and submissions can be made to Council.

Q. WILL THERE BE ANY SOCIAL IMPACT?

A.  Social Impact Assessment is being undertaken which will assess any social impact of the proposal. This will be submitted to Council with the Development Application.

Q. WILL THE BE A CONTACT PERSON FOR THE COMMUNITY TO TALK TO?

A. During the pre lodgement community consultation period the community can forward their comments, feedback and questions to: consultation@plannersnorth.com.au

Q. WILL THE DEVELOPMENT INCLUDE PUBLIC ART?

A. The development will make provision for public art on the site via Council’s Public Art Guidelines as provided by Byron Development Control Plan 2014. The developers are keen to contribute to the Art experience in Byron, and have a particular interest in Street Art.

Q. HOW WILL THIS DEVELOPMENT BENEFIT THE COMMUNITY?

A. The proposal benefits the community by offering a shaded, sheltered, landscaped open space to meet and socialise;  by the provision of a direct pedestrian link from Jonson Street to the Byron Transit  and by striving to support local creative enterprise and the Arts as a priority.

The proposed apartment mix and in particular, the provision of 1,2 and 3 bedroom apartments within the town centre and proximity to existing services, will contribute to the supply of residential accommodation, favourably improving housing diversity.

RESIDENTIAL

Q. WHAT TYPES OF RESIDENTIAL ACCOMMODATION WILL BE AVAILABLE?

A. The proposal provides for 1, 2 and 3 bedroom apartments.

Q. WHO ARE THE TARGET RESIDENTS?

A. People seeking to downsize and those wishing to live within the township of Byron Bay.

Q. WILL THE DEVELOPMENT INCLUDE ACCESSIBLE ACCOMMODATION?

A. Yes

Q. WILL THE PROPERTIES BE USED FOR TOURISM/HOLIDAY LETTING?

A. The proposal is for residential accommodation.  Should the owners of the individual apartments wish to holiday let their apartments they will be required to comply with the relevant State and Council requirements.

COMMERCIAL

Q. HOW MANY COMMERCIAL TENANCIES WILL BE AVAILABLE? 

A. The final number of tenancies will be determined through the detailed design process.

Q. WHAT SIZED WILL THEY BE?

A. A range of options will be available to suit potential tenants.  Exact sizes will be determined through the development process and stakeholder consultation.

Q. WHO CAN/WILL THE TENANTS BE?

A. This is not yet known but we hope to attract a great range of tenants.


Multiplicity acknowledges and pays their respect to the Bundjalung of Byron Bay – Arakwal Bumberlin people who are the Traditional Owners and Custodians of the land on the proposed development site and acknowledge and extend respect to Elders both past and present and upcoming future leaders.    

Multiplicity will work with the Bundjalung of Byron Bay – Arakwal Bumberlin people, as well as Byron Shire Council and National Parks (in their roles as land managers) to show respect and protect places of cultural significance during the development process on Arakwal Country.

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consultation@plannersnorth.com.au