Annexe D (
A ACT GOVERNMENT • U T H O R I T Y AUSTRALIAN CAPITAL TERRITORY PLANNING
INTERIM PLANNING ACT 1990 DRAFT VARIATION TO THE TERRITORY PLAN
GUNGAHLIN Suburbs H, M, N, 0, R, W
DRA FT VA R IATION FOR PUBLIC COMME NT
AUGUST 1991
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CONTENTS Page
INTRODUCTION
SECTION 1: DRAFT VARIATION TO THE TERRITORY PLAN 2 SECTION 2: BACKGROUND PAPERS EXPLANATORY STATEMENT 5 RECOMMENDATIONS OF THE CONSERVATOR OF WILDLIFE 12 PRELIMINARY ASSESSMENT The existing environment 14 Infrastructure and required facilities 16 Potential Impacts and safe-guards 17 OUTLINE IMPLEMENTATION PLANS 20 (
INTRODUCTION
The ACT Planning Authority has prepared a draft plan for an area of land In Gungahlin currently known as suburbs H,M,N,0,R and W. Section 7 (3)(c) of the Interim Planning Act 1990 provides that the Territory Plan may Identify a parcel of land as 'defined land'. The Authority proposes to vary the Territory Plan by Identifying these suburbs on the Plan, as 'defined land', and by specifying the principles and policies for their development.
This document shows the variations proposed to the Territory Plan for suburbs H,M,N,0,R and W. (refer Flg.1) outlines the broad elements of development proposals for the suburbs (refer Figs. 6-11)
Identifies, In more detall, any relevant environmental Impacts and mitigating measures not covered In depth In the Environmental Impact Statement for Gungahlin. (refer Section 2.3.3) seeks public comment on the draft Variation and the preliminary assessment.
Written submissions on the proposals are Invited. They should be forwarded to ACT Planning Authority GPO Box 1908 Canberra ACT 2601
Attention: Community Relations Section
The closing date for submissions Is 4 October 1991.
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Gold Creek TO\rl8t Area
IConeultet.100 prev1ouelu - r••r Gungahlin Pol 10ij Plan 1989)
Oat.ai led lendu..bound..-1•••Il l be daterft1ned et •111pleinent.at1on plan•et.age. The •rr•ng•Mnt or lend une 1n the oentr••eho1n on the plan 1e 1nd1cet.1ve, end w i ll be deteremed m deta il at the •1npleMnt.at1on plan• et.age .
RESIDENTIAL HILLS, RIDGES,AND BUFFER AREAS COMMERCI AL ENTERTAI NMENT, ACCOMMODATION ANO LEISURE URBAN OPEN SPACE
COMMUNITY FACILITIES
RESTRICTED ACCESS RECREATION COMMUNITY FACILITIES ANO/OR RESIDENTIAL • \/ATER FEATURE "DEFINED LANO" llklder th•Inter in Plarvung Aot. ••• ••• I 18901
ARTERIAL ROADS MUNICIPAL SERVICES INDICATIVE DISTRIBUTOR ROAD ALIGNMENT C 1321
• (This plan sets out the p l ann t ng pr t nctples and
0 600 100011 pol L CLSS for the area of ndeft ned land" Lnd tcated) CO A 3
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SECTION 2: BACKGROUND PAPERS 2. 1 EXPLANATORY STATEMENT Introduction
On 24 December 1990 the Legislative Assembly for the Australian Capital Territory enacted the Interim Planning Act 1990 ("the Act") . The Act establishes the ACT Planning Authority, and provides for the Authority to prepare, administer and vary the Territory Plan.
On 17 April 1991, NCDC policies still In effect became part of the Territory Plan.
The ACT Planning Authority proposes to submit to the ACT Executive for Its approval, a Draft Variation to that part of the Territory Plan covering Gungahlin Suburbs H,M,N,R, and W. The Draft Variation proposes to vary the Plan In accordance with Part 3 of the Act, to Identify the land as 'defined land', and to specify the principles and policies for Its development.
Interim Effect of the Draft Variation to the Territory Plan
In accordance with Section 9 of the Act, this Draft Variation to the Territory Plan Is to have Interim effect for the defined period.
"Defined period" means the period commencing on the date the Draft Plan Variation Is notified In the Gazette under Section 13 and terminating at the expiration of the day before- the date the Draft Variation comes Into effect; the date the Draft Variation Is rejected by the Legislative Assembly; or the date the Draft Variation Is withdrawn under paragraph 16(1)(c), 20(a) or 22(4)(b) ; as the case requires. This means that, during the defined period, the Territory, the Executive, a Minister, or a Territory Authority shall not do any act, or approve the doing of any act that would be Inconsistent with the Territory Plan If It were varied In accordance with the Draft Variation, or would be Inconsistent with the Plan.
Actions subsequent to Public Consultation
The Act provides for a number of actions after the period for public consultation. These are: Perusal of Submissions Section 15 requires the Authority to make copies of any comments received available for perusal, for a period of at least 21 days. The Authority Intends to publish an appropriate notice In The Canberra Times as soon as practical after the close of the period for lodgment of written submissions.
Consideration of Responses
Section 16 provides that the Authority may, after the expiration of the period for lodgment of written comments, revise the Draft Variation to the Plan or by notice In the Gazette, defer or withdraw the Draft Variation to the Plan.
In revising, deferring or withdrawing a Draft Variation to the Plan, the Authority shall consider written comments received from any person or the National Capital Planning Authority.
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CJ "DRAFT VARIATION" SUBJECT AREA (refer Fig. 1)
D RESIDENTIAL NATIONAL CAPITAL OPEN SPACE :::::::: COMMERCIAL FACILITIES D OPEN SPACE o ADMINISTRATIVE & UTILITY SERVICES mm RECREATION FACILITIES
D COMMUNITY FACILITIES €/7 WATER FEATURE § INDUSTRIAL AREAS = ROADS Fig. 2 EXISTING GUNGAHLIN LAND USE POLICY
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Bold CrNk
Deta lled landuae bound8r1ea w1 ll be deur111ned at •111pl- nteuon plan• ataga. The •rrang111111nt ot lend uaea in the centre• ehom on the plan 1a 1nd1oet1ve. and w ll l be det-Lnad Ln dauu l at th• •1•pl8118ntat1on plan• ataga. RESIDEN I TIAL HILLS,RIDGES, AND BUFFER AREAS l -l COMMERCIAL ENTERTAINMENT, ACCOMMODATION ANO LEISURE URBAN OPEN SPACE COMMUNITY FACILITIES RESTRICTED ACCESS RECREATION \/ATER FEATURE "DEFINED LANO" COMMUNITY FACILITIES AND/OR ••••••• ARTERIAL ROADS MUNICIPAL SERVICES INDICATIVE DISTRIBUTOR ROAD ALIGl)IMENT < -A--" 1321 . ( y p Bold CrHk Tour1at Area I. Data1 l8d tanduaa boundllr1•• •Ill be d8t.ar111ned at. •1npl-nt.at.1on p tan• at.age. 2. Th• 1rran11Ment. of' land uae• in t.he centre• mom on the pl11n 1• 1nd1oat.1va, Ind wi l l be dat11N11n8d 1n dat.811 at. the •1•pl1111entat1on plan• at.age. HILLS, RIDGES, AND RESIDENTIAL BUFFER AREAS COMMERCIAL URBAN OPEN SPACE • ENTERTAINMENT, ACCOMMODATI ON AND LEISURE RESTRICTED ACCESS RECREATION COMMUNITY FACILITIES \/ATER FEATURE COMMUNITY FACILITIES AND/OR RESIDENTIAL nDEFINED LANDn ••••••• (Under t.ha Jnt.IK'lll Plann in11 Aot. 19901 ARTERI AL ROADS MUNICIPAL SERVICES INDICATIVE DISTRIBUTOR ROAD < --A--A 132KV Power Ltnel ALIGNMENT COMMERCIAL ANO/OR RESIOENTIAL • FLg. 4 @ DRAFT VAR I AT ION 0 600 10 00 11 9 ( The road between suburbs 0 and S has been reduced in status because of a reduction In estimated traffic flows. The road between suburbs M and W has been moved northwards to allow the district playing fields and four schools to be co- located on the same side of the road. This reduces the potential for a major pedestrian safety hazard. The alignment of the road between Suburbs M and R has been straightened to allow co• location of a 132 kV power line and an adjoining floodway. A community facility site in Suburb 0 has been identified as 'community facility and/or residential', as a result of further consultation with independent school organisations. Need for the Development Future land needs of the growing population will be met predominantly by the development of new areas for settlement. The estimated demand for new residential dwellings Is about 2900 per year. Of this number, about 1500-2000 dwellings have to be provided from new settlement areas, depending on the success of urban consolidation measures. There Is potential for about 9000 residential dwellings In the area covered by the Draft Variation, which could cater for the ACT's needs for a period of about four years. The first houses In Gungahlin are expected to be completed In mid to late 1992. Before that time, house blocks In Tuggeranong will continue to meet the demand. In the longer term It may be possible to cater for a substantially greater proportion of the growth of Canberra through Intensification of development in already established areas. However, It Is unlikely that this will completely replace the need for new land development. Other potential development areas cannot be serviced In time to meet expected demand. For example, a Preliminary Assessment Report for the West Belconnen development was released for public comment In November 1990, and further consultation Is required. The Jerrabomberra area (between Fyshwick and Queanbeyan) Is constrained by the Harman/Bonshaw Naval Installations. While the facilities at Bonshaw are Intended to be relocated as soon as feasible, the affected land Is unlikely to become available for a number of years. Gungahlin Is the only sufficiently large area which can be developed In time to meet the need. Planning Process In preparing the Variation to the Territory Plan, the Authority has identified the broad suburban framework, established design principles and nominated the general location of different land uses such as commercial centres, community facilities, main roads and open space. The detailed planning and subdivision design within this framework will be undertaken as part of the land development process. This Variation to the Territory Plan will be the final stage of public Input to the overall suburb designs. Following consideration of the responses received to this Draft, the Authority will submit a recommendation on the Draft Variation to the ACT Executive. Following approval, the land will then be progressively auctioned for servicing by private enterprise. Successful developers will be required to prepare Implementation plans which must be consistent with the principles and policies Identified In the Territory Plan. This may Involve some boundary variations as a result of the subdivision of the land Into blocks. Provided they are consistent with the approved principles and policies for the development of the land, these variations will not be subject to further public consultation. After approval of the subdivision of the land In accordance with Section 25 of the Interim Planning Act 1990, the Authority will, by notice or notices published In the Government Gazette, vary the Territory Plan to specify the purposes for which land may be used. 10 ( Development Program There are four main reasons why this particular part of Gungahlin Is being planned first. All suburbs are close to the proposed main centre, and therefore will Increase the probability of Its earlier construction and commercial success. If the "Very Fast Train" project proceeds, the alignment of the track Is likely to be to the south of these residential areas. The Impact of the Gungahlin External Travel Study on the alignment of arterial roads within Gungahlin is uncertain. However, this area Is least likely to be affected by any changes. Because the area lies almost entirely within a single catchment (Ginninderra Creek), It Is more economically efficient to build in terms of hydraulic Infrastructure. Some major works are either currently being built, or are about to be built, mostly outside of the subject area. These Include a pond, parts of two arterial roads, and Infrastructure in the first suburb. Ginninderra Pond no.1, between Suburb M and Palmerston, Is currently under construction. The section of William Slim Drive from the roundabout on the Barton Highway to the first suburb should be completed by the end of 1991. A link road Is to be built between Mitchell and Palmerston. It will follow the alignment shown In the 1989 Gungahlin Policy Plan, then link to Hoskins Street. Its prime purpose Is to allow easy access for construction traffic to and from the industrial area. The first parts of Palmerston were auctioned to developers last May, with the first houses likely to be completed by mid to late 1992. The first parts of the subject area to be built will be some sections of suburbs M,N and R. They are likely to commence in 1992 and Include a golf course estate. During the following two years, the first parts of suburbs 0 and H are planned to commence. Development of suburbs U,P or W will then follow. 11 ( 2.2 RECOMMENDATIONS OF THE CONSERVATOR OF WILDLIFE In preparing a draft variation, the Act requires the Authority to consider any recommendation by the Conservator of Wildlife. The Conservator wrote to the Chief Planner on 15 August 1991 as follows: The Chief Planner . ACT Planning Authority John Overall Offices 220 Northbourne Avenue BRADDON ACT 2601 In accordance with Section 12 of the Interim Planning Act 1990, In relation to the draft variation to the Territory Plan for the following areas: Gungahlin Suburbs H, M, N, 0, R and W. I advise that the striped legless lizard Delma impar, which Is listed by CONCOM (Council of Nature Conservatlon Ministers) as a nationally vulnerable species occurs In this area. The lizard Is difficult to survey and to date trapping has not been specific to the sites within the area Identified In the draft variation. However, the lizard has been trapped Immediately adjacent to this area and Is expected to occur In Identified native grassland habitat within this area. Before any development occurs in suburbs H and W, and the western half of suburb R and M (as Indicated on the attached map) I believe that studies should be undertaken to Identify potential habitat for the striped legless lizard. These studies have been given a high priority and w/11 be completed as soon as possible. Survey work In the remainder of the area has been completed and planning may proceed with the excision of those grassland patches which have already been Identified as suitable habitat (refer to attached map). Further studies In areas Identified as potential habitat are essential. These studies will be directed at establishing the significance and quality of the habitat and the viability of preserving isolated patches of habitat. Study methodology will need to consider the time factors and provide the information necessary to make decisions on the reservation of areas, (weather permitting) over the spring/summer period. Additionally, I consider that in the detailed road design, provision should be made for the inclusion of a wildlife underpass (see attached map). The barrier resulting from road construction w/11 create an undesirable fragmentation of open space which is likely to be used by kangaroos and other terrestrial wildlife. They could also serve a recreational access role. (Signed) G J Fraser ConseNator of Wildlife 15 August, 1991 12 .I -- Boundar!:J of Study Area Potent1a l Habitat Underpass . . 1"P'" ? . ' ' ' . 13 ( PRELIMINARY ASSESSMENT 2.3. 1 The existing environment This section gives a brief overview of the physical environment of the subject area. (Also refer to figure 5.) More specific Information on each suburb Is given In Section 2.4.. Topography The area has generally moderate slopes, with some distinct ridges and elevated areas. The drainage lines of Ginninderra Creek and a tributary divide the site. An extensive flat area lies to the west, with most of the land having slopes flatter than 1 In 5. Higher ground runs roughly south west to north east through the site. It Is visually Important and Includes a number of high knolls. At one point, a major drainage line cuts through It. A major ridge on the north western edge of the area creates a backdrop to area W and the north western part of Gungahlin. Climate and Vegetation Apart from local variations in rainfall, cold air drainage and wind patterns, the climate of Gungahlin area Is generally similar to that experienced In Canberra as a whole. Savanna woodland dominates the area with some areas of grassland generally associated with drainage lines on lower slopes and valley floors. Several particularly fine groups of trees warrant special planning and design attention to Incorporate them In development. There Is a strong landscape character along the western arm of Ginninderra Creek Influenced by the meandering creek channel, rock cascades and exposed rock faces. There is also some exotic planting around some of the homesteads In the area. Sites of Significance Sites of significance were Identified In the Gungahlin Environmental Impact Statement. The largest site which needs to be conserved Is the "Gold Creek" homestead. A number of other sites, Including those of aboriginal origin, are referred to below. Existing band Use The majority of the subject area Is currently used for sheep and cattle grazing. The land Is under leases of varying terms. The "Gold Creek'' homestead is used for a variety of farm based commercial recreation activities. It lies within a long lease and Is planned to remain. There are two other homesteads In the area-"Ginninderra Park"(formerly called "Tea Gardens") In the eastern part of suburb R, and "Stray Leaf' near the eastern corner of suburb 0. (Both homesteads have been recommended In the Gungahlin Environmental Impact Statement for commemoration only). Other than these, there are no significant dwellings or substantial structures currently in use within the subject area. The existing Gundaroo Road In part, follows the common boundary of suburbs H and 0. Although parts of this road will be significantly re-aligned, It Is intended that road access to New South Wales will be maintained permanently. After alternative access is provided to the 'Gold Creek' homestead, the existing Gold Creek Road will be shortened, so that it serves only the Tourist Area close to the Barton Highway. 14 l@lf SLOPES > 20% FLOOD PRONE LAND SITE OF SIGNIFICANCE TO BE CONSERVED (Aboriginal sites not shown to assist conservation) 0 500 lOOO m I I I I I I AREA OF SCATTERED TREES Fig. 5 SITE CHARACTERISTICS 15 ( Infrastructure and required faculties Public Utilitles Stormwater flows are to be controlled by the use of three ponds within the subject area. (These ponds have several other functions, which are described on page 17). The trunk sewerage system will connect to the Lower Molonglo Water Quality Control Centre via the Belconnen system. An existing 132 kV electricity line on steel towers runs through the site. A sub-station Is required to be located near and to the north-west of the main centre, to efficiently serve Gungahlin. The existing line needs to be relocated through the sub-station. Water supply, gas and Telecom services can be provided by extending existing networks. Transport Whilst this Draft Variation to the Territory Plan makes alterations to some arterial roads, the existing Gungahlin Policy Plan remains essentially unchanged In terms of the overall traffic network flows. In addition, the Draft Variation has added an Indicative distributor road network for each suburb. These distributor roads gave been planned to provide the necessary standard of road for the expected traffic flows, to discourage through-traffic movements, and to provide safe and convenient access from each suburb onto the arterial road network. Public transport services are being planned separately by ACTION, and will use a number of the distributor roads as part of routes linking the suburbs Initially to Belconnen Town Centre and/or Civic. Within each suburb, pedestrian/cycle paths are planned to link residential areas to local schools, shops and recreation facilities. The paths will be able to be provided progressively as the suburbs develop. Schools The location and number of Government primary school sites Is an important issue In the preparation of the Draft Variation. The principles used In planning the location of schools were: . the need to cater for both a long-term viable enrolment level, and for short-term peaks . the need for school catchments to lie within valley systems, for easier pedestrian/cycle access . the maximum walking distance to a primary school to be about 1.5-2.0 km. . a peak enrolment level of approximately 700-800 pupils. Because of these principles, not every suburb will have Its own school. As a result, there Is greater need for safe pedestrian/cycle access between suburbs. Consultations with representatives of the Catholic, Anglican, and Independent school systems have been undertaken on the provision of sites for Independent schools. Commercial Centres The current land development program means a population buildup in Gungahlin of about 10,000 by 1996/97. This population will require a minimum level of service from a substantial retail centre, centrally located. A 'first stage' development of the retail core of the main centre could fulfill such a function. It Is proposed that the first substantial retail centre be constructed within the main centre site. Therefore, the timing of development of the proposed group centre within suburb R Is uncertain. 16 ( Local centres will not necessarily be provided for each suburb. Their provision Is based on an analysis of projected demand for floorspace per capita. Their location needs to take into account proximity to the group and main centre. Sites for community facilities have been identified to meet anticipated needs. Some sites may be used for residential purposes If not taken up for community purposes. These facilities usually require sites close to local centres for convenience of access. Potential Impacts and safeguards Natural environment The Gungahlin Environmental Impact Statement identified a number of impacts and corresponding safeguards for the town in total. The current planning work over a smaller area has taken that work a further step. Surface water management Three ponds are proposed. They will have functions of reducing water pollution, retarding flooding, providing recreation and a landscape setting, and supplying water for irrigation. Pond 1 between Suburb M and Palmerston is under construction. Pond 2 (at the northern side of suburb 0) has had little design done at this time. Detailed studies are currently being done for Pond 3 (between suburbs H and 0), to determine appropriate edge treatments and the most efficient use of land in its upper reaches. All housing development will lie above the 1 in 1oo year flood level. Soil conservation Broadly, minimising soil disturbance/erosion Is effected during two stages of land development,-• planning and construction. The latter is not dealt with here, and comprises considerable safeguards such as temporary dams, barriers, sediment traps and diversion channels. These measures are enforced through the A.G. T. Water Pollution Act 1984. As part of the planning studies, the Authority Identified the limitations of the soils for development. Substantial data on urban capability Indicates that there is little unsuitable land for development, and of that, most is on steeper slopes, in minor gullies, or In areas of poor drainage, which are generally located in the flatter areas. The steeper land will have additional controls imposed on house design and siting. House blocks will be made larger to increase the potential for sensitive site design, as well as better orientation. Minor streets could generally be aligned along the minor gullies. The flatter areas are mainly used for large land takers such as schools, playing fields and parks. Sites of significance In the Gungahlin Environmental Impact Statement, a number of significant sites were Identified and recommendations made on their future. The recommendations were based on criteria such as areal significance, thematic grouping, compatibility with planning principles, and protection requirements. Recommendations were made to conserve, commemorate or document sites. Basically, conservation means retaining the site; commemoration means erecting a plaque or similar on the site; and documentation means producing a pictorial and written record of the site. Land developers will be required to conserve sites which have been specifically Identified, as part of their contract with the Government. The procedures for commemorating and documenting are currently being agreed with the ACT Heritage Unit. Some sites have either little or no physical evidence remaining. Most of these are to be documented or commemorated. The remaining sites are to be conserved within the planned development. Most will lie within the open space reserves along Ginninderra creek and its tributaries. Others lie within 17 ( housing or other development areas. These sites are: Gold Creek Homestead - to be reserved as part of a tourist complex Incorporating the original building and associated buildings and grounds An historic survey cairn (Palmer Trig.)- to be retained preferably within public land Three quartz outcrops - two to be retained within housing development by means of a control to development; the other Is to lie within the foreshores of the pond in suburb 0. A recent survey for aboriginal artefacts In the Pond 1 area (near the proposed golf course) revealed five tool-making sites. The two worthy of retention are to be protected from the construction activity of the pond, as an Interim measure before their future Is decided. Because the remaining three sites would have been Inundated, artefacts were collected and deposited with the ACT Heritage Unit. A clay pit of archaeological significance, situated just south of Suburb H, will require protection during the construction of nearby roads. A survey over the remainder of the subject area -will be carried out shortly. As a general rule, the majority of artefacts are able to be collected, and as such, are not a large impediment to land development. Flora and Fauna The retention of remnant woodland and native grassland has recently been made a prominent Issue by the publication of a report by the National Parks Association of the ACT. Further, a recent limited survey shows that a vulnerable striped legless lizard survives In native grassland within the Gungahlin area. More comprehensive surveys are needed to place this Information In an overall context. Prior to any development In areas which potentially provide habitat for the striped legless lizard, studies will be undertaken to establish that the lizards are present. If so, the studies will need to establish the significance and quality of the habitat, and the viability of the preservation of Isolated patches of habitat. A process needs to be put In place as to what and when Information Is required, as the basis for decisions on the future of these areas. This will need to be based on an ACT- wide strategy. Such a process will need to be agreed by consultation between conservation groups and the ACT Government. Following heavy rains, a wetland habitat occurs just north of suburb 0, near the "Horse Park" homestead. The Gungahlin Environmental Impact Statement recommended its conservation. A further more detailed study will determine the likely Impact on the wetland of the both downstream and surrounding development. More detailed Information on the number and condition of trees arose out of recent planning. To safeguard against Indiscriminate removal of trees during land development, several particularly fine stands have been Identified for retention. These Include parts of the treelined Gundaroo Road. Developers will be required to retain healthy mature trees where possible. Micro-climate Protection from prevailing north-west winds will be achieved by the use of windbreak plantations In open space and along key roadways, especially on high ground. Cold air drainage from the northern Gungahlin hills to the lower plains will be modified by urban development. However, It Is expected that the basic pattern of air flows will remain. 18 r Built environment Visual Impacts The most visually prominent feature Is the high ground running roughly south west to north east through the subject area. Other features of prominence include a knoll near the main centre in suburb H, a central ridge line In area 0, and the steep slopes of ridges near the proposed pond in area 0. One of Canberra's main attractions stems from the protection of Its unified landscape setting. If housing or other development were to be permitted In visually sensitive areas, such a crucial setting would be lost. Because of this, there is a need to retain views from and to hilltops and other visually important natural features. A detailed assessment of the views and landscape character elements confirms that without proper controls, there is great potential for buildings to dominate the existing landscape. The main skylines within the subject area are proposed to be retained, either through open space corridors, hilltop parks, or by the use of road reserve planting. High Voltage Electricity Transmission Line and Sub-station The three types of relevant impacts are public health(electro- magnetic radiation), public Investment, and visual Impact. Planning has therefore sought to keep electrical facilities away from residential areas, reduce the length of lines required and protect views from interruption. The proposed route to and from the proposed sub-station in Suburb N was chosen from four options. It follows arterial road and open space reserves, floodways, and the golf course. This minimises exposure to residential areas and limits the length of line required. By following mainly public land, the route releases developable land for housing, while placing the line against a backdrop of hills conceals It from longer range views. The line is to be constructed of concrete poles In preference to the more visually prominent steel towers. The sub-station Is located In a reasonably Isolated site, adjacent to arterial road and creek corridors, and with landscape screening. Economic environment The ultimate population of the subject area Is an estimated 25,000 persons, from about 9000 households. The proposal will directly benefit the Mitchell Industrial area, and the Gold Creek Tourist Area on the Barton Highway. Businesses In Belconnen Town Centre and North Canberra will no doubt also benefit. Social environment Sites have been Identified In the Plan for a range of facilities to meet the social needs of the area's residents. However, it should be noted that showing a site on the plan does not guarantee the provision of those facilities. For example, if development Is delayed, construction of some schools may not be justified. The planning of primary school sites In these first suburbs makes allowances for these circumstances. 19 ( OUTLINE I MPLEMENTATION PLANS (Refer Figures 6 to 11) The Outline Implementation Plans indicate the manner in which the Territory Plan may be Implemented. They are correct at the time of publication but may change without notice in the future. The Outline Implementation Plans are Included to assist in the understanding of the Implications of the Variation to the Territory Plan. Only the primary road system is shown on the Outline Implementation Plans and the alignments are indicative. Some of the distributor roads feature •slow-way" designs, to slow traffic and Increase pedestrian safety adjacent to primary schools and local shops. ("Slow-ways• comprise a combination of design elements such as special entry points, pavement constrictions, pedestrian crossing points and distinctive landscape treatments.) The Outline implementation Plan indicates the location of some particular forms of housing. The actual form of housing In the remaining areas will be determined at the time of finalizing the Implementation plan (I.e. just prior to development). Suburb H (refer Figure 6) Suburb H has a relatively flat landform rising to Its highest elevation close to the centre. A visually prominent knoll Is situated In the southern corner. There are some reasonably good stands of eucalypts located at the suburb's centre, along a ridge to the east, and along Gundaroo Road, which approximates the northwestern boundary of the suburb. The design of Suburb H, through its central square and relatively formal road geometry, promotes an Identity reminiscent of earlier Canberra. The central square of roads contains the local shops, primary school, oval and park, together with sites for community facilities, such as a community hall or church. A particularly attractive stand of trees would be retained within the school site. The primary road pattern matches the perceived formality of roads proposed for the adjacent main centre. Landscaping along these roads Is also Intended to accentuate this design feature. . The main pedestrian/cycle routes parallel, or are at right angles to, the primary roads. Safe median refuges are to be provided at crossing points. As in other suburbs, the roads near to (In this case, surrounding) the school and local centre will be designed to reduce traffic speed and Improve pedestrian safety. Because of their closeness to the main centre, sites for medium density housing are proposed along the south western boundary of the suburb. 20 SUBURB 0 SUBURB P MAIN CENTRE SUBURB E D Resldent la l Area [Ililil l Med L um DensLty HousL ng Loca l Pl ayground 11 Loca l Centre and Commun l ty Fac l l Centra l Playground ltles "Slow \Jay" P l ay tng F L elds lepec1al road and verge design required to improve safety) ® Commun L ty Fac L l L t L es and/or ResLdent L a l Off-Road Movement System Road 0 SITE MANAGEMENT REQUIRED Arter L a l Road Pedestr L Quartz Outcrop an Refuge Pedestr L an Underpass TOTAL MI NIMUM O\JELLING YIELD 1660 • Open Space 0 SOOm I ( Suburb M (refer Figure 7) A ridge line on the south west separates this suburb from the Gold Creek Tourist Area. In the north• east, a tributary of Ginninderra Creek forms the boundary. The suburb also Includes land on both sides of Ginninderra Creek, around the pond currently under construction. The main visual feature Is a low, lightly timbered and undulating ridge sloping eastwards towards the creek. The remainder of the suburb Is flat to gently rising land. The design of suburb M has several features which will attract people from outside the suburb. These are the pond, part of a golf course, and the schools, sports and open space complex. The pond will be similar In size to the other two proposed In Gungahlin. About half the pond foreshore Is directly accessible to the public, with the other half used by a part of the golf course. (The remainder of the golf course Is In the adjacent suburb N.) Housing will abut the golf course or the adjoining public open spaces. The final boundaries between the golf course and the housing will be agreed with the detailed design of the course and associated housing. The schools, sports and open space complex comprises sites for .two high schools (one government and one Independent) .two primary schools (one government and one Independent) . a neighbourhood playing field .two fields (or "basic sports units") capable of use for several different sports .a district park .shops (or "local centre"), Including a community centre The complex occupies low lying land with flat areas suitable for ovals. Because of drainage and soil characteristics, a large part of It is better suited for such uses. Within the overall site, the actual arrangement of the schools and open spaces remains reasonably flexible. The schools are well connected by pedestrian/cycle underpasses to adjacent suburbs. For convenience, the local centre Is located close to the geographic centre of the suburb, and near to the government primary school. The primary road system allows easy access to the arterial roads, whilst protecting the area from through traffic. Adjacent to the schools, a "slow-way" is proposed. The most visually important of the minor ridge tops within the suburb is designated for a local park. Opportunities for medium density housing are provided near the schools. Larger blocks would be expected in the upper slopes of the ridge to the south. 22 . r.:-::-:-----::---:---::----:----:--:-:- :-:- ,:.-., Note: FL na l pond edge and golf course desLgn may a lter adjacent resLdent L SUBURB R Loca l Centre and Commun L ty Fac a l boundar L es L l Lt L es SUBURB \I Commun L ty Fac L l t t Les and/or ResLdent La l SUBURB N LLnk to exLsting-- .::? Gold Creek Road ResLdent L a l Area lilJ]]]] Med L um Oenstty HousL ng Loca l Pl ayground Centra l Playground O Lstr L ct Park "Slow Vay" CspecLal road and verge desLgn requLred PALMERSTON to Lmprove safetl Off-Road Movement System Road PLcn1c Area Arter L a l Road Pedestr Lan Underpass =1f= Pedestr Lan Refuge F L g. 1 SUBURB M Open TOTAL MINIMUM DVELLING OUTLI NE IMPLEMENTATI ON PLAN Space YIELD ( Suburb N (refer Figure 8) The topography of the suburb Is distinctive. . The Ginninderra Creek valley forks either side of a dominant hill In the suburb's centre. The south-eastern boundary of the suburb Is the existing Gundaroo Road. From the road, a narrow strip of land slopes gently towards the creek. The main feature of the suburb Is a golf course, which occupies most of the low lying land along the creek. (This Is the balance of the golf course partially located In suburb M.) Within the course a high voltage power line connects to an electricity substation In the north. A site for 'commercial and/or residential' uses Is Identified near the centre of the suburb. If demand warrants, It could be developed as a local centre. If not, residents would have convenient pedestrian/cycle access to the main centre nearby. Because of the suburb's size and Its proximity to other schools, there are Is no school proposed. However, there are convenient pedestrian/cycle paths linking to the primary school In suburb 0. In order to both ellmlnate through traffic and the cost of building bridges across the creek, the primary road system Is a loop road. 24 - - Note : F Lnal go lf course desLgn may . a l ter adjacent resL dent L a l boundar L es Electr101ty Subetet1on SUBURB 0 SUBURB R MAIN CENTRE 'i1 Local Centre and/or ResLdent L a l D Restdent L a l Area SITE MANAGEMENT REQUIRED Quartz Outcrop Med t um DensL ty Hous L ng TOTAL MINIMUM DWELLING YIELD 565 Loca l Playground • Off - Road Movement System Road Artert a l Road 0 Pedestr L an Underpass Pedestr L an Overpass ==) (== F t g. 8 SUBURB N OUTLI NE IMPLEMENTATI ON PLAN 25 ( Suburb 0 (refer Figure 9) This suburb has an Interesting and variable land form. The proposed road system follows a number of ridge lines. A main ridge runs down the centre of the suburb In a north-easterly direction. On each side, the land falls towards separate arms of Ginninderra Creek. The design of suburb 0 has four features which will attract people from other parts of Gungahlin: two ponds (with associated parklands), a high school, and district playing fields. The northerly pond will be roughly the same size as those already existing In Isabella Plains and Bonython, whereas the southerly pond will be about twice that size. Because the southerly pond Is close to the main centre, an extensive town park Is proposed on Its southern shore near the dam wall. Another large park Is Intended on Its northern shore, to serve nearby suburbs and to maximise the use of the adjacent fields. (A government high school site Is located nearby.) The northerly pond will allow for more Informal recreation. The primary and pre-school, playing fields and shops are the focus for the local residents. The primary school Is located here because It Is one of the few flat sites available, and because It Is close to Suburb U, which Is partially served by the school. Nearby, a particularly pleasant stand of mature eucalypts assists In giving an Identity to the local centre, as well as providing a setting for a playground. Because of their views or for urban design reasons, areas near the pond and the western arterial road have been chosen for specific housing forms. The major distributor road Is located through the centre of the suburb, which gives good accessibility for bus users. A "slow-way'' Is located at the school and local centre. A second distributor road gives access to the southern shore of the northern pond. Other smaller roads are located along ridge tops. All these roads are Intended to have landscape feature planting which will help to emphasise the land form. Pedestrian/cycle paths follow ridge lines or floodways. As the primary school In Suburb 0 will cater for adjacent suburbs, paths linking to those suburbs are especially Important. Such paths have been designed so that all road crossings are either at underpasses, pedestrian refuge points, or at the "slow-way". 26 SUBURB S 0 5CDn SUBURB U Smg le block---' ree1dent1el frontage proh1b1 ted SUBURB ResL dent L al Area ITIIIlilJ Med L um DensL ty t?t:;:; ,:!J Local Pl ayground TOTAL MINIMUM DELLING YIELD 1 315 Centra l P layground Local Centre and Commun L ty Fac L l L t L es DLstr L ct Park Pl ay L ng F L e l ds " Slow ay" ® Commun L ty Fac L I L t L es (epec1 el road end verge dee1gn required to improve eefety> ==== Off- Road Movement System and/or ResL dent L a l Road SITE MANAGEMENT REQUIRED Arter L a l Road Quartz Outcrop H Lstor L c Ca irn Open Space ® H L stor L C Ru ms Pedestr L an Refuge Pedestr L an Overpass F t g. 9 Pedestr• L an Underpass Ex Lst L ng tree groups SUBURB 0 0= ) to(- be reta L ned OUTLINE IMPLEMENTATI ON PLAN ( Suburb R (refer Figure 1O) The suburb Is divided Into two falr1y distinct areas by a central ridge. Either side, the land falls gently towards two tributaries of Ginninderra Creek. These form the northern and southern boundaries of the suburb. The remainder of the site Is falr1y flat with the exception of some steeper land facing onto Ginninderra Creek, In the east. Tree cover varies considerably, with concentrations on the higher slopes. The eastern and western edges of the suburb are defined by Ginninderra Creek and a clearly defined row of trees, respectively. The design of the suburb emphasises the landform by keeping hilltops along the ridge as open space linked by a path system. The primary road system has four main features: a distributor road passing by the local centre and serving both local traffic and slow speed through-traffic. There Is to be no driveway access to this road. two distributor roads linking the suburb to the large shopping centre (group centre) In the north a loop road serving the eastern section a "slow-way'' In front of the school site. Suburb R Is relatively large, with two faculties which clear1y serve adjacent suburbs as well. These are the group centre in the northern corner, and the historic Gold Creek homestead to the south. A site for a smaller local centre is located on the distributor road, near Gold Creek homestead. In the north-eastern part of the suburb, there are sites for playing fields and 'community facilities and/or residential' uses. If the Department of Education and the Arts considers that a school is required, a site could be Identified within this area. If land development slows and demand for enrolments Is spread over a longer period, and the school Is not required, pupils from the area would attend schools within walking distance at Suburb S or Suburb M. The school site In suburb R would then become available for housing. Because of their steepness ,the eastern slopes of the hill reserves will require larger house blocks, with careful attention to design and siting. An area around the group centre Is suitable for a mix of medium density housing. 28 . . TOTAL MINIMUM Note : F t na l golf course . DUELLING YIELD 1 desLgn may a l ter adjacent , 125 . resLdent L a l boundart es SUBURB V Single block res1dent1el Single block ras1dent1el frontage proh1 b1tad frontage proh1b1 ted s 0 500m r;.- Government Pr1mar1:1 School (or Rae1dant1al > SUBURB 0 SUBURB \./ D ResLdentta l Med t um Density Housing Loca l P l ayground Central• Pl ayground "Slow \Jay" (speo1al road and verge design required to improve eafety> ==== Off-Road Movement System Road Loca l Centre and Commun i ty Fac1 l 1t1es Play L ng F t elds W&W@ Arter t al Road F t g. 10 f = Pedes=' tr t an Underpass SUBURB R e Pedestr L an Refuge OUTLI NE IMPLEM ENTATI ON PLAN Opens Space 29 .. ( Suburb W (refer Figure 11) Land form Is dominated by a high ridge which separates the Hall valley from the Ginninderra Creek valley. The slopes of the ridge quickly flatten out, and most of the suburb has very gentle slopes. Most of the suburb has an easter1y aspect with the higher slopes giving views over a large part of northern Gungahlin. There are Isolated dense stands of trees along the ridge top and In the northern part of the suburb. The boundaries of the suburb are defined by the dominant ridge and arterial roads to the south, east and north. The ridge forms part of a system of hill reserves. The main social focus of the suburb Is a local centre, comprising shops, playing fields, and a site for 'community faculties or residential' uses. If the Department of Education and the Arts considers that a school Is required, a site could be Identified within this area. As for Suburb R, If land development slows and demand for enrolments Is spread over a longer period, and the school Is not required, pupils from the area would attend the school within walking distance at Suburb M. The school site In suburb W would become available for housing. Because of the steeper slopes, housing In the upper areas will require larger block sizes. Areas closer to the group centre In Suburb R will be suitable for medium density housing. Pedestrian/cycle access to the district schools/open space complex In Suburb M, and to the group centre In Suburb R, Is through underpasses under the arterial roads. Provision Is made for a major trail link Into the Hall valley, and to the hill reserve. A significant stand of trees Is to be preserved along the eastern arterial road. 30 ( · SUBURB V SUBURB M Resident i a l Area D Loca l Centre and Loca l P l ayground Commun ity Fact l i ties Pl ay ing F i elds Centra l Pl ayground . "Slow \Jay" (speo1al road and verge design TOTAL MINI MUM D\JELLING YIELD 1 1 1 0 required to improve safety) Off - Road Movement System Road Arteria l Road F l g. 1 1 ==) = Pedestr t an Underpass SUBURB W Pedestr i an Refuge • OUTLINE IMPLEMENTATI ON PLAN 31