Mildura Rural City Council: Langtree Mall Upgrade
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On November 29, 1986 Langtree Avenue was closed to traffic between Eighth and Ninth streets to “make way for the future” and the $1.6 million Langtree Mall was officially opened. Stepping forward exactly 25 years, Mildura Rural City Council’s Major Projects team has delivered the ambitious $4.2M Langtree Mall upgrade project. The key aspiration for the project was to promote the Langtree Mall as the ‘heart’ of the CBD through revitalisation of the key infrastructure and architectural features. The key objectives included; improved public safety via enhanced lighting, the removal of buildings and structures to improve site lines and passive surveillance, provision of a safe and comfortable pedestrian environment to encourage visitors and tourists to stop, sit and enjoy the Mall experience, and maintain the Langtree Mall as a significant pedestrian space.
Mildura is experiencing rapid population growth such that it is projected to grow to the size of Ballarat by 2030. To manage this growth the CBD Structure Plan was adopted in November 2007 to guide change for future land use, built form and access to public spaces in the Mildura CBD for a ten to fifteen year timeframe. The Plan identified short term and long term actions that can be undertaken by the Council, other organisations and stakeholders, so that the Mildura CBD sustains and prospers in achieving Council’s vision that:
“The Mildura CBD will be the primary activity centre in the region providing a wide range of retail, commercial, financial, community service, recreation and entertainment opportunities for residents in a wide catchment, for tourists and other visitors. Mildura CBD will be better integrated with the riverfront and marina area”
The Langtree Mall in Mildura’s CBD is the ‘heart’ of our regional city and represents a vibrant, attractive and safe outdoor experience for residents, workers and visitors. It has become the regional retail, business and employment centre for a tri state catchment with a diverse range of shops, community facilities, and passive recreational opportunities. The recently completed Langtree Mall Project has ultimately created a stronger urban character and distinctive local image created by distinct landscaping and featured architectural elements.
The $4.2M upgrade of the Mall has been achieved by:
- Community engagement and consultation leading to an accepted concept design that was achievable and unique to Mildura
- Design interaction with landscape designers and architects leading to detailed and comprehensive engineering design and documentation
- Liaison and coordination with public authorities leading to renewal of significant underground assets
- Quantity Surveyor estimations prior to publicly tendering of the project
- Demolition and replacement of the entire 6000 sq.m of paved surface
- Removal of aged structures and replacement with unique structural elements
- Provision of new trees and street furniture delivering on the concept intent.
Design commenced in 2008 and construction at the site began in mid 2010 with Lower Murray Water Authority replacing their water main and property service connections. Contracted site works began in November 2010 and the Mall completed in November 2011.
Description of each major component is:
| Civil Works: | The civil works included the programmed demolition of Mall surface and structures. This was undertaken in coordination with service authorities responsible for the replacing or upgrading their underground assets.A 170mm thick concrete slab was constructed in stages over the entire Mall surface followed by the placement of a 400mm x 400mm x 40mm granite pavers on a 50mm to 70mm mortar bed.An extensive conduiting system was designed and placed under the surface to facilitate the future placement of mains and private electricity, water supplies, audio and data to service the Malls’ current and future requirements.A considerable amount of work was conducted at night to limit disruption to the community and businesses, with the remainder of the works constructed in tightly staged program to ensure businesses could continue to trade during business hours.
Community safety was paramount during the entire construction phase and access to shops maintained at all times. |
| Decorative Paving: | Decorative paving within the Mall comprised sawn granite pavers in three different colours, granite setts (cobbles) in two different colours, porphyry stone crazy paving and coloured concrete interlocking permeable pavers. All of these pavers, with the exception of the interlocking permeable pavers, have been laid over a concrete slab constructed as part of the Civil Works. The interlocking permeable pavers were laid over a structural soil matrix in association with establishment of the tree pits. The structural soil matrix is described in further detail under the ‘Tree Planting’ description.The design intent of the decorative paving represents the path of the Murray River, winding along the length of the Mall, using the porphyry stone crazy paving. Sawn granite pavers, in three colours, intended to represent the pattern of agricultural land uses within the Mildura region. Granite setts and interlocking permeable pavers were used around tree pits to represent the many billabongs which are found along the course of the Murray River(Image 2). |
| Performance Stage: | A performance stage (Image 3) has been provided within the Mall, as a permanent venue for outdoor performances. The stage comprises a granite-tiled raised platform, at a height of 500mm above the surrounding pavement. The stage is provided with permanent shelter in the form of a shelter structure (same design as those described in further detail under the ‘Shade Structures’ description). The stage will be accessible to mobility-impaired users via a ramp. The stage will also be provided with electrical infrastructure to accommodate its intended use as a performance space. When not in use as a performance space, the stage will provide a seating platform for informal use. |
| Raised Planters and Platforms: | Raised planters have been provided at each end of the Mall, as a means of retaining and protecting a number of existing trees which are to be retained. The planters have been granite tiled, similar to the performance stage, and at a height of 500mm above adjacent pavement also providing informal seating for Mall users.A central raised platform also functions as a storage space for equipment associated with the use of the Mall – and in particular the performance stage – for events and festivals. The storage space is a secure, weatherproof void within the raised platform, and has been provided with the necessary electrical infrastructure required to facilitate its use. |
| Shade Structures: | A series of shade structures are provided along the length of the Mall. These comprise steel framed structures with a roof clad in recycled plastic battens, which are locally made and environmentally sustainable. The shelters are intended to work in concert with the shade trees to provide users of the Mall with respite from the hot summer sun, and by doing so will encourage people to spend more time in the Mall. The shelters are all provided with street furniture to allow people to occupy them. The shelters are lit with recessed down lights, and are provided with power outlets to enable users to plug in laptops for informal use. Along with the trees, the shelters follow the line of the river (as expressed in the pavement design) and in doing so provide a central corridor of shade and respite along the length of the Mall. |
| Street Furniture: | Street furniture is provided along the length of the Mall to encourage users to spend time within the space rather than simply using the space as a thoroughfare. The street furniture range has been designed to provide a coordinated suite of elements, and includes seats, benches, picnic setting, bike racks, drinking fountains and litter bins. Street furniture has been located in a manner which is coordinated with existing shop awnings and new shelter structures, to maximise opportunities for users to enjoy their time in the space. |
| Lighting: | A range of new lighting fixtures has been provided along the length of the Mall, to improve its amenity at night time and encourage greater use of the space, by improving perceptions of safety and security. Lighting fixtures include new tall post-top lighting along the length of the Mall, lighting associated with the shelter structures, and a combination of both feature lighting and amenity lighting in and around the various structures. |
| Tree Planting: | Tree planting is provided along the length of the Mall, in purpose-designed tree pits which comprise a structural soil matrix below interlocking permeable pavers, to maximise water infiltration and improve growing conditions in otherwise inhospitable growing conditions. The pits are designed to accommodate multiple trees in a continuous volume, further improving their ability to grow and thrive in the conditions. Irrigation is provided to the tree pits for further improved growing conditions. Like the shelter structures, the trees follow the course of the river, and in doing so will provide a comfortable, shady corridor for users of the Mall to occupy. The trees are all Pistacia chinensis (Pistachio – Figure 4), which have been chosen for their hardiness and their suitability for an urban environment. The trees will be installed at mature sizes, with heights up to four metres, to provide an immediate impact within the Mall. |