Greater Darwin Region Land Use Plan Towards 2030

Consultation Paper Published by the Department of Lands and Planning

© Northern Territory Government 2011.

Apart from any use permitted under the Australian Copyright Act no part of this document may be reproduced without written permission from the Northern Territory Government through the Department of the Chief Minister.

ISBN 978-1-921728-05-1

Enquiries should be made to: Department of Lands and Planning GPO Box 1680 Darwin NT 0801 www.growingnt.nt.gov.au

Throughout this document the term Indigenous is used to refer to both Aboriginal and Torres Strait Islander people.

NAME OF SECTION GREATER DARWIN REGION LAND USE PLAN Greater Darwin Region Land Use Plan Towards 2030

Consultation Paper

CONSULTATION The Greater Darwin Region Land Use Plan – Towards 2030 Consultation Paper is placed on public exhibition to seek community input and support. Minister for Lands and Planning A message from the Hon Gerry McCarthy MLA

The Greater Darwin Region is unlike anywhere else in the country, and the Territory Government is planning for its future with the Greater Darwin Region Land Use Plan – Towards 2030.

The region’s economy and population are growing.

Young Territorians are taking advantage of the job opportunities on offer and raising their families here, more people are moving from interstate to enjoy our lifestyle, and older Territorians are choosing to retire here.

The economic future is bright, supported by Government’s record infrastructure program, and its commitment to securing major projects like INPEX, a Marine Supply Base and new mines.

The Territory 2030 strategic plan sets a roadmap for the future, including targets for affordable housing and the community’s desire for new and sustainable urban design.

The Greater Darwin Region Land Use Plan – Towards 2030 provides the framework for reaching these targets, using sound economic forecasts to deliver sustainable residential development, drive economic growth and maintain our tropical lifestyle.

It outlines strategies to deliver a range of sustainable residential options, including the release of new land, infill development in existing areas and rural lifestyles.

It forecasts the release and development of commercial and industrial land to support and grow the region’s economic potential.

At the heart of the Land Use Plan is the recognition by the Government and the community of the importance of Darwin Harbour and the region’s waterways and environs.

The release of this consultation paper is a key step in the finalisation of a Land Use Plan that will guide the development of the region to 2025.

I encourage all Territorians to have their say so that Government and the community, working together, can deliver the best outcome for the region.

HON GERRY McCARTHY MLA

2 MINISTER FOR LANDS AND PLANNING’S MESSAGE GREATER DARWIN REGION LAND USE PLAN TOWARDS 2030 OVERVIEW 3 4 CONTENTS GREATER DARWIN REGION LAND USE PLAN Contents

INTRODUCTION Introduction 6 Our unique Region 7 Shaping the future for Greater Darwin Region 8

THE LAND USE The Land Use Plan in Overview 10 PLAN IN OVERVIEW Planning for growth 11 Delivering ‘Territory 2030’ 12 The Greater Darwin Region Land Use Plan – Towards 2030 15 Planning for growth 20 Shaping the future 20

SECTION 01 The Land Use Plan’s role and function 22 What is a Regional Land Use Plan? Why do we need one? 23 THE LAND USE PLAN’S ROLE AND The role of the Greater Darwin Region Land Use Plan – Towards 2030 24 FUNCTION The Land Use Plan’s relationship to key Territory government policies 25 Better urban design 26

SECTION 02 Context 28 A rapidly growing population 29 CONTEXT Population growth scenarios towards 2030 30 A changing context 31 The Region’s economic profile 2011 32 A strategic approach to the future 33 Strategic directions for the Region 34

SECTION 03 Policies and actions 36 Targets of the Land Use Plan 37 POLICIES AND ACTIONS Residential growth 38 Land for industry 47 Retail and bulky goods land supply 50 Commercial floor space 53 Infrastructure planning 54 Power, water and sewerage infrastructure 55 Social infrastructure 57 Funding infrastructure 58 Climate change 59 Natural heritage and biodiversity 60 A balanced housing market in the Region 61 Conclusion 62

SECTION 04 Implementation 64 IMPLEMENTATION Northern Territory Government co–ordination 66 Partnering with local government 66 Land supply, monitoring and review 67 Review of planning instruments and other actions 68

APPENDICES Appendix A Council of Australian Governments (COAG) criteria 72 Appendix B Industrial Land Supply by Area 73 Appendix C Investment in infrastructure forecast 74 Appendix D Background Data 78

Glossary of terms 81

GREATER DARWIN REGION LAND USE PLAN CONTENTS 5 Introduction

The Greater Darwin Region Land Use Plan – Towards 2030 Consultation Paper takes Greater Darwin on a pathway to planned growth. Our Unique Region

The Greater Darwin Region offers a to Darwin in the 1990s all brought a The Government is delivering a record lifestyle unlike any other in Australia. boost in population and new economic $1.8 billion infrastructure program and It is set apart by its monsoonal opportunities for local industry. supporting the release of industrial land. tropical climate, its remoteness from other state capitals, and its competitive The completion of the Alice Springs Significant Government measures are proximity to the thriving cities of to Darwin railway in 2003 linked the also in place to meet demand for land South East Asia. Territory to the nation’s rail network, and housing options including: delivering new freight opportunities. >> allocating 15% of all residential The Region is centred around the land release to affordable and Arguably one of the most significant beautiful Darwin Harbour and its social housing; catchment areas, where ecosystems economic drivers in the Territory’s >> creation of an Affordable Rental are the centrepiece of our enviable history was the commissioning of the Housing Company; lifestyle. $1.75 billion ConocoPhillips LNG plant at Wickham Point in 2006. >> the development of Palmerston The Region has, for thousands of East – Johnston, Bellamack, Zuccoli years, been the home to the Larrakia The construction of the plant and Mitchell; generated thousands of jobs and people. From the time of the first >> supporting private residential delivered a new industry to the European settlement at Fort Hill developments such as Muirhead Territory, confirming Darwin as an in 1869, the Larrakia have been, and the Palmerston Charles Darwin international gas hub. and remain, an integral part of University Campus; and our community. In 2009, the Territory Government >> planning for the new city of Weddell. The Region retains spiritual and reached an agreement with the Northern This work is not being done at the cultural significance for the Larrakia Land Council and Traditional Owners expense of the environment. The and other Indigenous groups. The regarding the Kenbi Land Claim. The Government has established a Darwin term “Larrakia” refers to the language, agreement opened Cox Peninsula for Harbour Management Strategy, the land and the people who remain potential development by, and for the protected Glyde Point from heavy the traditional custodians of the land benefit of, the Larrakia people. industry, and rejected damming the and waters of the Greater Darwin The Greater Darwin Region is Elizabeth River. Government has also Region. experiencing a period of high moved to introduce 5-star energy More than 100 cultural backgrounds economic growth that is forecast to ratings for houses and 3.5 star ratings are represented in the Territory continue, fuelled by expansion of the for units. community today. defence, mining, gas and energy and service sectors. The Territory Government wants Since self-government the Territory to harness economic and growth has experienced significant growth The Territory Government is pursuing opportunities for the future benefit and change, usually associated with major projects that will sustain the of Territorians, while protecting the the onset of major projects. economy into the future, including the environment and Territory lifestyle. INPEX Ichthys gas project, and the The military build up in World War II, development of a Marine Supply Base The Greater Darwin Region Land Use rebuilding after the devastation of Cyclone and a Defence Support Hub. Plan – Towards 2030 Consultation Tracy, and the significant relocation Paper (the Land Use Plan) will be a of Army personnel and equipment central plank of Government achieving this aim.

TOWARDS 2030 INTRODUCTION 7 Shaping the Future for the Greater Darwin Region

The Territory has the challenge and Vacant and underutilised land At the centre of the Territory opportunity to develop the Region for will be developed, and targeted Government’s land release program is the 21st century, with a balance of redevelopment will take place on a commitment to protecting the health economic and population growth and Multiple Dwelling and Medium of the Harbour, including: social and environmental benefit. The Residential zoned land. >> maintaining a healthy environment; Land Use Plan includes: A wide variety of housing options >> supporting recreational use and >> continuing the evolution of the will be developed, including town enjoyment of the environment; Greater Darwin Region into a houses, duplexes and triplexes to meet >> ensuring development is thriving, multicultural and modern increased demand from single-person implemented in an ecologically capital city that is the centre of homes and older Territorians. sustainable manner; administration, tourism and retail; >> protecting cultural values and >> consolidating Palmerston as a city Palmerston’s development as a city of heritage; and of choice for young families; choice for families is being supported >> fostering community awareness >> developing distinct rural villages by the development of new suburbs in and stewardship of the Darwin within the Litchfield area centring Palmerston East, and investment in key Harbour Region. around a rural lifestyle; community and social infrastructure such as schools, sporting, religious and >> more inter-connected, lively, The Land Use Plan has sustainability as recreational facilities. urban and rural communities with a core focus, balancing economic and distinct character; The Palmerston CBD will continue to social growth with environmental needs. >> providing land to meet present and grow into a modern city centre with future housing needs, delivering residential development, retail, offices, long term balance to the housing an international hotel and residential market and promoting affordability; apartments. >> providing suitable land for our The rural areas of Litchfield will industries to grow; develop around villages with a district >> creating a new tropical, centre surrounded by larger areas for sustainable and liveable city of rural living. This will see block sizes Weddell to accommodate the reducing in and around the heart of the growth in the Region; villages but retaining the larger rural >> continuing to protect Darwin residential lots outside of those areas. Harbour and its catchments; and >> supporting the future potential private development of the northern coast of Cox Peninsula adjacent to Darwin.

8 INTRODUCTION GREATER DARWIN REGION LAND USE PLAN The Territory has the challenge and opportunity to develop the Region for the 21st century.

TOWARDS 2030 OVERVIEW 9 The Land Use Plan in Overview

The vision for the Region is for a series of more compact, interconnected, lively urban and rural communities. Planning for growth

The Greater Darwin Region Land Use The multicultural city of Darwin is Climate change is bringing more Plan – Towards 2030 Consultation the Region’s centre of administration, extreme weather patterns which will Paper (the Land Use Plan) supports tourism and retail. Palmerston is the impact on our cities and on how we use the Territory Government’s aim to city of choice for young families. our resources and design our suburbs. build a prosperous and sustainable The Litchfield area offers a set of future for the Territory. distinct villages for work and leisure It is essential for Government and opportunities, while retaining the the community to understand how The Land Use Plan provides a surrounding rural lifestyle. growth is likely to affect the Region, roadmap for growth in the Darwin, and shape the planning, design Palmerston and Litchfield areas, and The Greater Darwin Region is an and building of our cities, towns seeks input from Territorians on its important education centre and Defence and neighbourhoods to make them strategies and initiatives for a strong centre. It is a cultural hub that reflects sustainable and prosperous. future for the Region. the thousands of years of occupation by Indigenous Australians and the The Land Use Plan will focus More people are moving to the more recent waves of settlement. planning for the Region toward Territory to enjoy the opportunities 2030, by assessing and responding and lifestyle on offer. Access The average age of the Region’s to the challenges and opportunities Economics forecasts average annual population is 32 years. before us to deliver a sustainable, population growth in the Territory prosperous future. of 1.8% over the next five years, Younger people are staying to enjoy compared to a national average of the broader employment opportunities Consultation with the community and 1.6%. Palmerston is one of the fastest and lifestyle on offer. Older people are feedback from Territorians about this growing cities in the country. choosing to retire here, and families Land Use Plan is important and will are evolving into smaller units. inform the development of the final It is expected an extra 53,000 to Land Use Plan. 70,000 people will call the Greater There is a need to respond to the Darwin Region home by 2025. particular housing aspirations and needs of our diverse population.

TOWARDS 2030 OVERVIEW 11 Delivering ‘Territory 2030’

The Territory 2030 Strategic Plan Territory 2030 sets targets to reduce The Greater Darwin Region Land (Territory 2030) was developed in use of water and electricity, cut Use Plan provides a framework for consultation with the community greenhouse gas emissions, reduce delivering on these Territory and provides a road map for the reliance on private motor vehicles 2030 targets. Territory’s future. and reduce the amount of waste we produce. It says that we will protect It delivers a range of population Territory 2030 sets targets for affordable the unique natural environment forecasts, and responds to the challenges housing, and outlines the desire for new centring on Darwin Harbour. of residential and industrial land supply, and sustainable urban design. It seeks housing demand, sustainable urban an enriched society and community It envisages a community that design and energy efficiency. life for Darwin’s people and a strong successfully balances growth and stable economy. and the environment, with more It maps the need for long term community-centred urban design that infrastructure planning for roads, It foreshadows the growth of allows Territorians to connect with power, water, sewerage and the Greater Darwin Region as their location, climate, people and telecommunications. an international hub for exports, sustainability. education, health services, tourism and The Land Use Plan focuses on operations and maintenance. economic and social development, balanced with protecting the Territory’s natural resources in a sustainable way.

12 OVERVIEW GREATER DARWIN REGION LAND USE PLAN Territory 2030 sets targets for affordable housing, and outlines the desire for new and sustainable urban design.

TOWARDS 2030 OVERVIEW 13 20km 10 5 0 Natural Natural Landscape Elements

14 OVERVIEW GREATER DARWIN REGION LAND USE PLAN The Greater Darwin Region Land Use Plan – Towards 2030

The Greater Darwin Region Land Airports, Department of Defence The Land Use Plan also foreshadows Use Plan encompasses an area of installations, and land identified for establishment of Weddell as the next approximately 419,500 hectares. It strategic industry and urban and rural city in the Region. Work has begun on centres on Darwin Harbour and communities are also included. planning for this tropical, liveable and reaches to the Beagle Gulf in the sustainable city with input from local, North, Bynoe Harbour in the West, The Land Use Plan has been national and international experts. and Adelaide River in the East, and developed by mapping these natural 20 kilometres inland from Darwin elements and significant sites to The range of residential development Harbour in the South. identify priority areas for expanding across the Darwin, Palmerston existing communities, developing and Litchfield Region will provide The Region covers a wide spectrum new population centres and optimum housing choices for Territorians in the of communities and environments, transport corridors, and areas to CBD, suburbs and rural areas while ranging from the Darwin CBD on the support industrial growth. retaining the Territory lifestyle. edge of the beautiful Darwin Harbour to the Malacca swamp on the Adelaide It provides the framework for Darwin to Eight precincts within the Region are River, one of the Territory’s wildest continue as the Region’s administration, identified for potential growth to 2025: natural habitats. tourism and retail centre. It will be linked by a series of interconnected Darwin City Centre; Darwin Inner The natural elements include areas urban and rural communities each Suburbs; Darwin Northern Suburbs; affected by water logging and with their own distinct character and Winnellie/Berrimah; Palmerston; seasonal inundation, storm surge, Territory lifestyles. Weddell; Litchfield; Cox Peninsula. natural wetlands, steeply sloping land, aquifers, soil and vegetation types, It provides the framework for and biting insect breeding areas. Palmerston to continue to grow as the city of choice for families. The It covers recognised Larrakia sacred Litchfield area is planned to support a sites, other cultural and heritage sites, network of village centres. and parks and conservation reserves.

TOWARDS 2030 OVERVIEW 15 20km 10

5 0 Priority Land Uses

16 OVERVIEW GREATER DARWIN REGION LAND USE PLAN This is a snapshot of places that will contribute to accommodating residential and commercial growth. Area Contribution to growth Targeted infill and redevelopment will accommodate growth. Frances Bay, waterfront and key sites within Darwin City Centre the CBD are identified as places where higher density development can occur sustainably. The existing CBD, Bayview and associated The CBD has planning that allows building heights inner suburbs to 90 metres above ground level.

Darwin City – Inner Suburbs There is potential for growth through continuing Cullen Bay, Fannie Bay, redevelopment, infill and some densification of Stuart Park and medium density housing. The Gardens

Development will occur by increased density in the area surrounding the Casuarina Shopping Centre Darwin City – and commercial area. Northern Suburbs There will be a mixture of Greenfield land releases, Including Casuarina such as Muirhead, and infill development. Redevelopment of land for medium density housing will also be encouraged.

Development and growth in this area will be a mixed use development of commercial, industrial Winnellie/ Berrimah and residential. Berrimah Farm, Berrimah Proposed redevelopment of Berrimah Farm and Prison Land and Berrimah Prison are examples of infill sites that The Narrows. could produce well located mixed residential and commercial development.

Residential development will continue in Palmerston, including the Palmerston East suburbs of Bellamack, Johnston, Zuccoli and Mitchell, and Palmerston the Charles Darwin University campus site. The CBD will also be energised with targeted projects including the so-called ‘Super Block’. Residential development in the CBD will be promoted.

TOWARDS 2030 OVERVIEW 17 Area Contribution to growth The new City of Weddell on Middle Arm Peninsula south of the Elizabeth River and associated future development areas around Noonamah will be the Weddell focus of new land release. Weddell is a Greenfield development site and is undergoing detailed master planning as a tropical, sustainable and liveable city, and a model for the future.

Development will occur in and around the identified Litchfield rural villages district centres, namely Girraween, Existing and planned Pine Forest, Coolalinga, Fred’s Pass, Virginia, development areas Humpty Doo, Noonamah and Berry Springs. within the Litchfield local This will be mainly on infill sites with increased government area. density in the heart of the centres.

This Greenfield site could be developed for urban residential and supporting community and commercial Cox Peninsula uses subject to the provision of essential services.

Land at the northern end Pending the settlement of the Kenbi land claim, of Cox Peninsula. the Cox Peninsula could be opened for private development for up to 10,000 people over the life of the Land Use Plan.

Industrial land identified in the Land Use Plan includes East Arm and Middle Arm Peninsulas, and development of a Weddell industrial precinct, business park and commercial developments. The Darwin industrial industrial land will cater for light, general and options strategic industrial opportunities.

Potential for future (beyond 15 years) industrial development at Gunn Point adjacent to the propose Murrumujuk area can be considered.

Darwin Port Corporation controls and manages the land, waterways and facilities within the Port of Darwin.

The Darwin port is expected to play a significant role for the future trade with Asia, including Singapore.

The Darwin Port Corporation has announced the Darwin Port East Arm Wharf Facilities Master Plan 2030 Land Use Strategy, including a $150 million upgrade to facilities.

Additionally, the Government’s proposed Marine Supply Base adjacent to the East Arm Wharf, and associated reclamation, land based works and package works would secure increased tonnage movement and exports and job growth.

18 OVERVIEW GREATER DARWIN REGION LAND USE PLAN 20km 10 5 0 Greater Darwin Region Greater Land Use – Industrial

TOWARDS 2030 OVERVIEW 19 Planning for growth Shaping the future

The Land Use Plan is flexible and By 2025 intended to work to 2025 to assist with short and medium term planning. The Region anticipates growth of Growth between 53,000 and 70,000 people Growth must be planned and, at its core, sustainable.

The Land Use Plan accommodates The Region will have between a range of growth projections, while 21,000 – 28,060 additional dwellings Dwellings planning for the highest predicted growth rate.

Core retail floor space will increase It provides an evidence-based Retail by up to an additional 125,000 sqm approach to the critical planning decisions that will need to be taken toward 2030. Bulky goods retail space will increase Bulky goods by up to an additional 76,000 sqm

Commercial office space will increase Commercial by up to an additional 90,000 sqm

Industrial land will increase by up Industrial to an additional 1,215 hectares for various industrial uses.

Meeting demand for development – short, medium and long term

2006–2010 2011–2015 2016–2020 2021–2025 TOTAL

Up to… 5,245 7, 220 6,890 8,705 28,060 additional Dwellings dwellings dwellings dwellings dwellings dwellings Up to… additional Retail including Bulky – 66,800m2 68,900m2 66,000m2 201,700m2 Goods Up to… – 29,700m2 31,800m2 28,500m2 90,000m2 additional Commercial

Up to… 1,215 – 230 hectares 405 hectares 580 hectares additional Industrial Land hectares

20 OVERVIEW GREATER DARWIN REGION LAND USE PLAN 20km 10 5 0 Greater Darwin Region Greater Framework Land Use

TOWARDS 2030 OVERVIEW 21 Section 01 The Land Use Plan’s Role and Function

“The Northern Territory is a special place with a great future. Plans must be laid down for the next generation of Territorians.” Territory 2030 What is a Regional Land Use Plan? Why do we need one?

The Greater Darwin Region is For example, most people in Darwin, growing. More people are moving Palmerston and Litchfield routinely here from interstate to enjoy our travel to and from their homes to great lifestyle, young Territorians are community centres, cities, and rural staying to take advantage of the job areas for work, school, health services, opportunities and to raise families, recreation and shopping. and older Territorians are choosing to retire here. The Land Use Plan uses that knowledge, combined with growth With Government’s record predictions, to give Government infrastructure program, and its the framework for mapping growth commitment to securing major projects on a neighbourhood and municipal like INPEX, a Marine Supply Base scale. It shows the relationships and new mines, our economic and between designated urban centres population growth will continue. and transport corridors and allows Government to target investment It is a central role of government to toward priority growth areas. respond to and shape that growth through planning based on sound Government can reserve land in economic forecasts and developed in strategic areas for residential and consultation with the community. industrial use, protect and preserve environmentally significant land and The Greater Darwin Region Land Use waterways, and provide important Plan enables government to meet recreation spaces. the future needs of our community by assessing how we move around Importantly, the Land Use Plan our community now, and using this is about ensuring decisions made information for mapping growth areas today maximise the opportunities and respond accordingly. for long term community needs. It is developed to encompass the whole area in which the people of a region live, work and play.

TOWARDS 2030 THE PLAN’S ROLE AND FUNCTION 23 The role of the Greater Darwin Region Land Use Plan – Towards 2030

The Greater Darwin Region Land Use accommodate expanding industrial It will be integrated with the Plan builds on the targets and priorities development and economic growth, comprehensive group of strategies identified in the Territory 2030 strategy balanced with protection of the prepared by the Government to guide developed in 2009 and is a key element environment. the future growth of the Territory. of the Government’s plans for the These strategies include: This includes the timely provision and Territory’s future. >> Greening the Territory - Climate linking of infrastructure and transport Change Policy; The first Darwin Region Land Use to land use planning, positioning Plan, created in the mid 1980s and the Region to minimise the city’s >> Housing the Territory; and revised in 1990, conceived of a ecological footprint. >> A Working Future. sequence of new cities created around the East, Middle and West Arms of There is adequate land available in The Land Use Plan respects the Darwin Harbour. It proposed dams the Region to meet demand for future role of Local Government and looks to control tidal movement and would residential, commercial, industrial and to support the achievement of the have destroyed the natural systems social needs in a sustainable way. Council of Australian Governments that sustain the harbour. It is a flexible plan showing where (COAG) agenda, agreed by Territory, development can happen in the short, State and the Australian Governments. Over the last decade, the high value medium and longer term. placed by Territorians on the health The next step in finalising the of the Darwin Harbour has been It identifies places for development, for Towards 2030 Land Use Plan is public recognised by all levels of government. green space and for neighbourhoods consultation for community input and This Land Use Plan reflects the with access to community facilities - support. Following public consultation centrality of a healthy harbour to the keeping a balance between nature and all feedback received will be analysed future of the Region. the built environment. and the Land Use Plan will be modified where appropriate. This new Land Use Plan is based on This Land Use Plan will be reviewed accommodating a predicted population over time and in response to growth in a range of between 53,000 changing economic and population and 70,000 people in the period growth realities. from 2006 to 2025. It will also

24 THE PLAN’S ROLE AND FUNCTION GREATER DARWIN REGION LAND USE PLAN The Land Use Plan’s relationship to key Territory Government policies

Northern Territory 2030 Strategic Plan

Knowledge, Economic Health and Education Society Environment Creativity and Sustainability Wellbeing Innovation

SPATIAL STRATEGY

NTSP OBJECTIVES NTSP OBJECTIVES Greater Darwin Region Land Use Plan – Towards 2030 POLICY INITIATIVES POLICY INITIATIVES

Housing the A Working Growing the Population Territory Future Territory Projections

Existing Land Greening the Use Objectives, Territory Plans and Frameworks

“Our communities will be well planned, with cities and towns planned to account for the needs of our people, our environment and our sustainable future.” Territory 2030

TOWARDS 2030 THE PLAN’S ROLE AND FUNCTION 25 Better Urban Design

A key finding of the Territory 2030 existing infrastructure and community links to public transport and reduced strategy was the community’s concern facilities. reliance on motor vehicles. about the look and feel of the Territory’s cities and towns. Growth in the Region will be balanced Our tropical climate requires large between Greenfield developments in sites to provide for breezeways and The Territory Government’s Urban outer areas, and redevelopment of natural light. Design Advisory Panel was established vacant or underdeveloped land within to promote exemplary urban design existing urban areas. Dual occupancy development would and advise Government on issues only be allowed on large sites, with a affecting the growth and development The Land Use Plan for the Region is proposed minimum area of 1,200 sqm. of Darwin. focused on interconnected cities and rural villages. Darwin city, with the Growth will also happen within The Greater Darwin Region Land Use existing CBD, the southern suburbs rural villages. Plan builds on that by reflecting a and the suburbs north of the airport, This will assist in addressing not only focus on new urban development to centred on the Casuarina regional community concerns about density, but bring a more ‘human’ dimension to the centre, will have greater density also the greater community concern streetscapes. through infill development. around the need to recognise the It promotes cities in the Region having Dual occupancy – or the development nature of the Territory’s climate and a more compact urban form, promoting of two dwellings on a single allotment to design appropriately for it. This walkability and sustainability for – is an important planning tool in involves using good design principles residents. More compact cities deliver meeting residential demand and to create more fine grain streetscapes. affordability, sustainability and strong, improving housing sustainability. It means fewer “inappropriate concrete connected communities. boxes” that require traditional high Dual occupancy accommodation energy cooling systems. The Land Use Plan supports delivers ‘infilling’ through established an increased emphasis on infill areas and allows more people to live development, particularly around closer to the main centres, employment, activity centres and along major shops, services and schools. It reduces transport routes. This will create more urban sprawl and provides closer compact urban form and better utilise

26 THE PLAN’S ROLE AND FUNCTION GREATER DARWIN REGION LAND USE PLAN TOWARDS 2030 THE PLAN’S ROLE AND FUNCTION 27 Section 02 Context

It is essential that the government and the wider community plan together for increased growth and discuss the opportunities and challenges growth presents. A rapidly growing population

The Northern Territory covers about 15% Planning for future growth Base population forecast + of Australia’s land mass, but is home to The Territory Government is 53,000 by 2025 only 1% of the nation’s population. targeting major projects and strategic Northern Territory base series The Territory’s population in June investments that will support a population projections show 2009 was 225,938 persons. Indigenous sustainable economic future for population growth from 114,360 to Australians make up about one third the Territory. 167,778 people within the Region. of the Territory’s population. Projects such as INPEX, a Marine High population forecast About 65% of the Territory’s Supply Base, a record infrastructure +70,000 by 2025 population – 148,133 people – is program, private development of new Northern Territory high growth concentrated around the major centres hotels and commercial and retail population projections show growth of Darwin and Alice Springs. ventures, and expansion of major assets such as the East Arm Wharf from 114,360 to 184,494 people As at June 2009, approximately 55% of and the Darwin International Airport within the Region. Appendix D for the Territory population, representing will all drive economic activity and full details. 124,760 people, lived in the Darwin bring more people to the Territory. Statistical Division (SD). In Darwin City, there were 75,908 people (33.6%); A growth in population will Palmerston-East Arm had 30,005 require Government investment in residents (13.2%); and Litchfield had infrastructure and community services 18,847 people (8.3%). such as schools, power and water, roads and health services. Around 10% of the Region’s population is Indigenous. Population statistics and growth projections are important for The Territory’s population grew by understanding and planning for the 2.5% – or 5,435 people – in the year to potential future growth of the Region. June 2009. They form the basis of understanding Palmerston-East Arm SD experienced potential future demand for land, the fastest growth rate at 4.5%, an and provide Government with the increase of 1295 people from June framework for the provision of 2008 to June 2009. Palmerston was suitable land for development. one of the fastest growing regions in the country during the period. Northern Territory Treasury forecasts that the population of the Darwin/ Darwin City Statistical Sub Division Palmerston/Litchfield Region will grow (SSD) grew by 2.6% – 1,924 people – by between 53,000 and 70,000 by 2025. and Litchfield SSD grew by 2.8%, or an extra 514 people.

TOWARDS 2030 CONTEXT 29 Population growth scenarios towards 2030

The Northern Territory Treasury High Growth Series to 2021 was taken and continued as a straight-line forecast to 2025. >> Scenario 1: Base population forecast >> Scenario 2: High population forecast

200,000 180,000 160,000 140,000 120,000 100,000 80,000 Population 60,000 40,000 20,000 0 Scenario 1 (NTG) Scenario 2 (High growth) 2006 114,361 114,361 2011 127,844 129,901 2016 140,241 146,390 2021 153,393 164,099 2025 167,778 184,494

Summary of Greater Darwin Region Population Propections to 2025 Source: ABS Census Place of Enumeration Time Series Profile (2006), MacroPlan Australia (2009), Elton Consulting (2009).

30 CONTEXT GREATER DARWIN REGION LAND USE PLAN A changing context

The Northern Territory is home to a The Government has moved to The Region’s proportion of “couple unique community that enjoys the best protect the Darwin Harbour for family with children” decreased lifestyle in Australia. future generations, including significantly between 1996 and 2006, protecting Glyde Point from heavy though it remains the most dominant The average age of the Greater industry and rejecting damming of household type. Darwin Region is 32, compared to a the Elizabeth River. national average of 37. Like much of Traditional family homes are still Australia, the Region has an ageing New recreation facilities have been needed, but there is a growing population, with almost half of its developed, including a hugely popular demand for alternative housing styles. population growth in the 55 to 74 age water park in Darwin’s northern group. suburbs. Plans are underway for a The Government has moved to water park and international sporting support Territorians looking to enter It is a highly mobile community, with facilities in Palmerston. the property market by allocating 15% high immigration, a routine turnover of residential land release to affordable of Defence personnel, and fly in/fly In support of recreational fishing, and social housing, and enhancing its out workers associated with mining significant funding has been HomestartNT loan scheme for low to and large construction projects. committed to construct and upgrade middle income earners. boat ramps and protect fish stocks. About 10% of the Region’s population Investment is also being made in is Indigenous, and the links of the The Waterfront development in accommodation for senior Territorians, Larrakia people to the land and Darwin’s CBD has changed the face including new public housing villages waters stretch back for thousands of the city, delivering a Convention and support for private village of years. In 2009, the Northern Centre, wave pool, new hotels and development. Territory Government, the Northern restaurants, residential apartments and Land Council and Traditional Owners a Cruise Ship Terminal. Average individual and household reached agreement regarding incomes in the Region are significantly the Kenbi Land Claim over the Young Territorians are taking advantage higher than Australian averages. Cox Peninsula. of the strong economy to build a A higher cost of living for some career and family in the Territory. services, due in large part to the Darwin is one of Australia’s In a change from the past, more Region’s remoteness from other parts most multicultural cities, and the Territorians are now choosing to stay of Australia, can be challenging. community welcomes people from on after retirement and are seeking to Significant groups of both high-end around Australia and around the downsize their housing requirements. and low income earners are in the world who move to the Territory and population profile. embrace its opportunities and lifestyle.

Significant investments have been made in preserving and enhancing the Territory’s lifestyle.

TOWARDS 2030 CONTEXT 31 The Region’s economic profile 2011

The 21st century will see Darwin take The ConocoPhillips LNG plant in a pivotal role in the future growth Wickham Point confirmed Darwin as of Australia. Australia’s second international oil and gas hub. The Government is pursuing As Australia’s northernmost capital, the INPEX Ichthys gas project. Darwin is closer to Asia than other Australian capital cities. It truly is the The Government has also announced geographic gateway between Australia its intention to proceed with the and Asia. establishment of a Marine Supply Base – a purpose-built facility to deliver Darwin is strategically located to rapid and efficient servicing of the benefit from the emergence of the offshore petroleum and gas industry. It new Asian economic powerhouses would ensure Darwin has world-class such as China and India, and to marine infrastructure to support oil continue to strengthen ties with and gas exploration and developments existing partners such as Indonesia, in the Region. Malaysia, Vietnam and Singapore. A $150 million upgrade of the East Alice Springs Within five flying hours of Darwin are Arm Wharf has commenced, and is Ho Chi Minh City, Singapore, Kuala supported by a record Government Lumpur, Jakarta, Manila, Hong Kong, investment in the Territory’s Bangkok and Hanoi – and more than infrastructure, including roads. Global 50 million people. demand for the Territory’s natural resources, and investment in the The Greater Darwin Region is Territory’s tourism industry will also a vital link between Australia’s contribute to job opportunities and communications, trade, transport economic growth. and logistics network and South East Asian markets and the rest of the Such projects will attract and help world. Appropriate planning for future retain skilled workers to support growth and development is essential if ongoing economic growth. the Top End is to meet its potential as a trade hub. Alongside these industries is a growing manufacturing sector, as well as the The completion of the Alice Springs to stable Defence and government services. Darwin railway in 2003 also heralded the completion of the Australasia Retail investment is growing, Trade Route, connecting Australia to evidenced in major projects such as Asia via rail and sea through Darwin. the Bunnings expansions in Darwin and Palmerston, and the AXIS 12°130° The importance of the Trade Route proposal for the Darwin International will grow in line with increased Airport precinct. Commercial exploration and export to Asia of investments will continue to grow in minerals, oil and gas. line with population increases, tourism and business demand.

32 CONTEXT GREATER DARWIN REGION LAND USE PLAN A strategic approach to the future

In preparing the Greater Darwin The new tropical, sustainable and Strategic Directions Region Land Use Plan Consultation liveable city of Weddell will take Paper, the Territory Government has its place in the Darwin-Palmerston- The Land Use Plan’s strategic principles taken a strategic approach to assessing Litchfield growth triangle as home have sustainability as a core focus. where and how future development for up to 50 000 people. will occur. A strategic approach to the future leads Strategic industrial land will be to well-planned, well-designed and In line with community views garnered made available to support the aim well-connected urban communities. through Territory 2030, it’s proposed of the Region becoming a national that Darwin, Palmerston and Litchfield and international trade and oil and A strategic approach will allow will form a region of more compact gas hub. better integrated land use planning, cities offering a tropical, sustainable transport and infrastructure corridors and liveable lifestyle. A series of strategic principles will that assist government in delivering provide the framework for planning more sustainable and cost-effective It will be supported by strategic and implementing growth. outcomes for the community. decisions such as the current Government policy of allocating It will ensure a balance between the 15% of residential land release to community’s social and economic needs affordable and public housing. and the needs of the environment.

Sustainability benchmarks used nationally and globally have been adapted to the Territory context to ensure the Land Use Plan supports a sustainable future for the Region.

TOWARDS 2030 CONTEXT 33 Strategic directions for the Region

1 Accommodating future residential growth and diversity 2 Creating a more sustainable future 3 Supporting strong and healthy communities 4 Promoting economic development 5 Retaining a green region 6 Integrating land use and transport and infrastructure planning 7 Regional connections

Accommodating future The Land Use Plan will support Growth will be accommodated residential growth and access and choice, assist housing through a combination of new diversity affordability, and achieve compatibility development areas, increased density between employment, transport along transport corridors and centres, infrastructure and population growth. and the use of under-utilised land Strategic within the broader urban framework. Direction 01 Creating a more Future development in the Region To build and maintain community sustainable future will be managed with an emphasis on identity, reduce car dependency and the ecological footprint maintaining utilise contemporary measures to a healthy Darwin Harbour and conserve water and energy. enhancing the economy and quality of life of the residents. Strategic Direction 02 Supporting strong and Creating liveable communities with The coordinated and timely delivery healthy communities distinct local character and identity. of social infrastructure for health, sport, education and recreation to Compact forms of residential development support the range of community within discrete neighbourhoods, needs and to enhance social incorporating a mix of uses and inclusion for an ageing population, Strategic residential densities to encourage disadvantaged communities and new alternative modes of transport and the neighbourhoods. Direction 03 efficient delivery of infrastructure.

34 CONTEXT GREATER DARWIN REGION LAND USE PLAN Promoting economic Growth accommodated in urban areas Access to transport to assist in linking development through a combination of activity jobs to homes, ensuring employment centres, specialised employment containment of the Region and centres and additional growth through efficiency of services. diversification in tourism and recreation. A hierarchy of centres to guide and accommodate growth and provide Strategic accessible facilities for communities. Direction 04 Retaining a This will ensure that the tropical Sustainability at the centre of green region lifestyle and natural environment and planning and urban development. biodiversity continue to be enjoyed by residents, and new development Recognising that the health of is balanced with enhanced natural Darwin Harbour is central to the corridors and open space. future of the Region. Strategic Direction 05 Integrating land use and A series of strategies will be This will achieve critical elements transport and infrastructure developed to improve integration of the national agreement, the planning of land use planning, transport and Commonwealth of Australian infrastructure planning. Governments Agreement (COAG) for more compact and sustainable urban development. Strategic Direction 06 Regional connections Consolidating urban growth to reduce Connectivity between alternative modes travel time and distances and improve of transport, cycling and walking to access to essential services. assist in reducing car dependence.

Mixed residential, commercial and The Greater Darwin Region Land Use community development along Plan - Towards 2030 to introduce transport corridors to reduce the better coordination and sequencing Strategic impacts of traffic congestion. of land use and transport planning to Direction 07 improve overall efficiency.

TOWARDS 2030 CONTEXT 35 Section 03 Policies and Action

The Towards 2030 Land Use Plan is a comprehensive strategic response to key challenges setting out a strategic plan, policies and an action oriented implementation strategy.

36 CONTEXT GREATER DARWIN REGION LAND USE PLAN Targets of the Land Use Plan

The Greater Darwin Region Land Park and Defence Support Hub, and Use Plan – Towards 2030 provides the push for new major projects such Residential Growth a roadmap for strategic policies as the Marine Supply Base and INPEX. and actions to ensure the supply of Land for industry industrial and residential land to 2025. Residential land release will continue, meeting the range of housing needs Retail and bulky goods It recognises the need to preserve and aspirations in the community. land supply culturally significant sites, such Palmerston East will be completed, a as sacred sites, and to protect new city of Weddell will be developed, Commercial floor space the Region’s environmental assets and development of rural villages and including the Darwin Harbour and infilling through Darwin’s suburbs and Infrastructure planning waterways. CBD will all help meet demand. Social infrastructure It supports Territorians’ desire for The Land Use Plan is an important a more sustainable community and step in fulfilling the Territory’s Funding infrastructure will build on programs underway, commitment to the Council of including Green Suburbs and Green Australian Governments objective Climate change Streetscapes and 5-star energy ratings of ensuring “that Australian cities Natural heritage and for homes. are globally competitive, productive, biodiversity sustainable, liveable and socially It maps the release of strategic inclusive and are well placed to Balanced housing market land for industrial growth. Ongoing meet future challenges and growth.” targeted land release will complement (Appendix A) the growth of the Darwin Business

TOWARDS 2030 POLICIES AND ACTIONS 37 Residential Growth

Around 28,060 additional dwellings by 2025

Based on Treasury high growth Construction of homes in Bellamack Dual occupancy on blocks 1,200 sqm population forecasts, the Greater is well underway, with housing or larger is proposed, helping meet Darwin Region is expected to need up construction in Johnston expected to residential demand close to urban to 28,060 additional dwellings by 2025. start early in 2011. centres through infill developments.

Short-term population growth figures Charles Darwin University, in Rural villages and the new city of highlight demand for an additional association with CIC Australia and the Weddell will play important roles in 1,500 to 1,700 dwellings a year. Larrakia Development Corporation meeting demand for housing. Extensive activity is underway to meet have established a development that demand. partnership for the residential Growth will occur at different rates redevelopment of the Charles Darwin across the Region and will vary Residential land is being turned University Palmerston campus. between the different land uses. off faster than before, and Government is allocating 15% of its Defence Housing Australia is progressing To monitor and plan for growth in residential land release to social and its development of Muirhead in Darwin’s a sustainable manner, appropriate affordable housing. northern suburbs. infrastructure will be planned for and provided. Activity is centred primarily on the In Darwin’s CBD, approximately 2000 new suburbs of Palmerston East – units have been developed since 2006. The Land Use Plan maps the delivery Bellamack, Johnston, Zuccoli and of residential land across eight Mitchell. Together these suburbs In the long term, planned residential precincts – Darwin City Centre; will deliver housing for about 6000 land and housing development will Darwin Inner Suburbs; Darwin Territorians over the next four years. continue to be balanced between Northern Suburbs; Winnellie/ new land releases – Greenfield sites, Berrimah; Palmerston; Weddell; and redevelopment of vacant or Litchfield; and Cox Peninsula. underdeveloped land – ‘brownfield’, or infill sites.

38 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN The Region’s residential development potential

Name Number of Development Potential additional dwellings up to 2025 1 up to 3,320 Growth will be accommodated through infill and redevelopment of vacant or underdeveloped sites. Darwin City Centre Higher density is expected within this area. Existing zoning allows residential development up to 90m or 30 storeys.

Key waterfront sites are identified as places for higher density. 2 up to 2,900 There will be redevelopment of underdeveloped or vacant sites. Darwin Inner There is potential for more multiple dwellings along rapid transit corridors or activity corridors Suburbs taking into account capacity and servicing costs. 3 up to 3,185 There will be a balance between new Greenfield development, such as Muirhead, and Darwin redevelopment of underdeveloped or vacant sites. There is potential for more medium Northern density residential development for a targeted number of dwellings. Suburbs Casuarina Shopping Centre area has been identified for increased density. 4 up to 1,825 Redevelopment of Berrimah Farm and Berrimah Prison as infill sites will produce a well located, Winnellie/ sustainable mixed commercial, industrial and residential development. Proposed redevelopment will Berrimah be in line with COAG principles and international objectives to decrease urban carbon footprints. 5 up to 5,470 Greenfield development, such as Bellamack, Johnston, Zuccoli and Mitchell and the Charles Palmerston Darwin University site at Durack, will comprise the major growth within the Palmerston area. Increased residential development within the CBD will be encouraged.

6 up to 7,230 The vision for Weddell is to provide 10,000 housing lots in a tropical, sustainable and liveable Weddell city. As the Territory’s newest city on a Greenfield site, Weddell presents the opportunity to design a sustainable city that will be a model for cities and towns of the future. The area will need to accommodate various housing types and densities. Planning for Weddell is underway, and approximately 7,230 dwellings are needed to accommodate the growth within the next 15 years. 7 up to 3,130 Growth will be accommodated through more dense development within and around Litchfield rural villages, with lots down to minimum 800 sqm, and rural residential land rural living subdivision of between 4,000 sqm, 1ha, 2ha and 8ha. Infrastructure head works and services will be required to support this in a cost efficient way. Girraween, Howards Springs Pine Forest, Coolalinga, Fred’s Pass, Virginia, Humpty Doo, Noonamah and Berry Springs will see development of infill sites. 8 up to 1,000 The Territory Government, Northern Land Council and Traditional Owners reached agreement Cox regarding the Kenbi Land Claim in 2009. The Larrakia Development Corporation has flagged Peninsula its intention for a mixture of residential and industrial development on the Peninsula, pending final resolution of the Land Claim. The cost of delivering infrastructure to the area will be significant. Based on current infrastructure capacity, the Cox Peninsula could deliver about 241 additional services. Pending the resolution of the Kenbi Land Claim, potential private development could deliver between 5,000 to more than 30,000 dwellings, pending the delivery of appropriate infrastructure. This Land Use Plan provides for 1000 dwellings.

TOWARDS 2030 POLICIES AND ACTIONS 39 Dwelling targets to 2025

The Land Use Plan identifies eight regional precincts for targeted residential development.

Identifying precincts for residential growth allows for targeted and coordinated planning and delivery of essential and community infrastructure as the population grows.

Throughout, the targets set by the Land Use Plan incorporate a range of key issues, including: >> Character of the area; >> Location and access to services and activity centres; >> Mix of densities and housing types; >> Respecting the tropical lifestyle and climate; and >> A healthy Darwin Harbour and catchment

Setting the overall Setting the dwelling dwelling target numbers in each precinct The residential growth of up to The proposed number of dwellings an additional 28,060 dwellings suggested for each precinct was was calculated for the Territory determined through investigations into Government by economists and the existing and potential capacity of planners using a series of detailed residential zoned land in each area. investigations. It included a review of available zoned It is a high growth assessment based land in each area and analysis of the on the 2006 population and then potential increase yields. The natural the combined effect of a range of constraints in the Darwin, Palmerston factors, including forecast economic and Litchfield Region were also and population growth, household investigated to determine which land size, available urban and rural village was capable of being developed. land, and the provision of social and transport infrastructure in line with Planners have also identified potential the COAG agreement (Appendix A). infill sites that could be rezoned for residential use.

40 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Estimated – additional dwellings

The table shows predictions in five-year time frames beginning in 2006.

In developing The Land Use Plan as a comprehensive land use plan for the Region, an assessment has been made of the optimum capacity for additional residential dwellings in each of the areas.

NAME Total Additional Additional Additional Additional Total additional potential No dwellings dwellings dwellings dwellings dwellings to of dwellings 2006-2010 2011-2015 2016-2020 2021-2025 2025 1 3,720 1,020 1,015 815 470 3,320 Darwin City Centre 2 Darwin Inner 3,540 740 560 1,015 585 2,900 Suburbs 3 Darwin Northern 3,960 870 1,510 410 395 3,185 Suburbs 4 3,950 25 800 760 240 1,825 Winnellie/Berrimah 5 6,060 1,780 2,535 1,035 120 5,470 Palmerston 6 10,000 0 580 1,800 4,850 7, 23 0 Weddell 7 3,480 810 220 955 1,145 3,130 Litchfield 8 30,000 0 0 100 900 1,000 Cox Peninsula Target 5,245 7,220 6,890 8,705 28,060

TOWARDS 2030 POLICIES AND ACTIONS 41 Local Government Areas in the Region Greater Darwin Region Approximate number of The Region has three local government additional dwellings per areas: Darwin City Council, Palmerston area to 2025. City Council and Litchfield Council.

This graph provides housing projections for the Darwin, Darwin Palmerston, Litchfield (including the 10,356 11,232 38.5% 41.5% Weddell area) areas, excluding the Palmerston forecast potential growth on Cox Litchfield (including Peninsula, to 2025. the Weddell area) While this graph totals 27,060 additional dwellings, the addition of 1,000 5,472 20.2% dwellings for Cox Peninsula takes this number to a total of 28,060 additional dwellings in the area to 2025.

42 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Locations for residential development

While a range of factors, including the actions of private landowners will affect where housing will occur, the locations that are likely to see more than 500 dwellings built are shown below.

There will also be development opportunities for individual owners as a result of: >> Densification along transport corridors at activity centres; >> Medium density; and >> Development within rural villages.

TOWARDS 2030 POLICIES AND ACTIONS 43 Expanded housing choices

A central aim of the Greater Darwin Younger Territorians are seeking Appropriate rezoning is occurring Region Land Use Plan is to support a more sustainable building types across Darwin and Palmerston suburbs balanced housing market that meets offering low energy outputs, low cost and in the rural area to meet demand the needs of our diverse community. and often located within walking or for housing and lifestyles in these cycling distance from work. Older areas. Private developments like In recent years, the Greater Darwin Territorians may be seeking to The Avenue (Hasting stage II), the Region’s population growth rate has downsize, leaving homes with large redevelopment of the Ross Smith Guest been amongst the highest in the gardens for smaller dwellings or units House site in Parap, and numerous nation and significant projects have requiring less maintenance and closer medium density developments in been undertaken to meet housing to shops and services. Larrakeyah, Stuart Park, Woolner demand. and Fannie Bay are complementing The development of the Palmerston The average age of the population is Government projects such as the East suburbs of Bellamack, Johnston, 32, yet this is balanced by an ageing redevelopment of the Wirrina public Zuccoli and Mitchell – including population. An increasing number of housing complex in meeting demand the allocation of 15% of land for single households, retired and elderly for inner-suburb homes. affordable and social housing – is persons, and changes in household a centrepiece of meeting demand The face of Darwin’s CBD has also sizes will continue to require a diverse for a more traditional ‘family home’. changed as the city has grown and range of housing options. HomestartNT, the Government’s home developed, with more than 2000 units While the ‘family home’ will remain loan scheme, is offering support for constructed since January 2006. a primary housing choice, the Land low to middle income earners to buy The increased demand for seniors’ Use Plan will provide additional their own home. accommodation is also being opportunities for a variety of single These will be supported by the addressed through public and private housing, medium density and unit future development of the city developments. Work is underway on a development across the Region. of Weddell. Private developments 40-unit public housing Seniors Village such as Lyons, Muirhead, and the in Bellamack, and more are planned Palmerston CDU campus are also for Malak and Johnston. The Southern meeting demand for houses. Cross Aged Care facility is on track to be opened in 2010, further expanding the market. Balanced housing supply – infill and “Greenfield” The Government has also announced its intention to establish an Affordable

4% Housing Rental Company to help meet Darwin – infill Darwin – Greenfield demand in the crucial sector of the Palmerston – infill Palmerston – Greenfield housing market. 26% 29% Litchfield – infill Litchfield – Greenfield (including Weddell area) (including Weddell area) To ensure future housing demand is

Cox Peninsula – infill* Cox Peninsula – Greenfield met across the region in a sustainable manner, housing growth is proposed to be equally distributed through 11% 11% infill and Greenfield developments *Infill development is 0% and therefore not shown such as Weddell, Palmerston East, and 7% on the pie chart 13% potential private developments at Cox Peninsula.

44 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN The role of medium density dwellings

Population growth forecasts and DLP will also undertake a study to The Government is proceeding the changing nature of the Region’s identify commercial areas that can with an expression of interest community have identified a accommodate additional multiple process to develop a 6,060 square- growing demand for appropriately- dwelling residential buildings, creating metre block in the Palmerston CBD designed medium density housing in vibrant places where people can live, that would deliver ground-level established areas. shop and work. commercial properties, and a mix of residential, commercial and tourist The potential capacity of existing The study is focused on providing accommodation on upper levels. Medium Density Residential and a diversity of dwellings to cater to Multiple Dwelling Residential zoned the Greater Darwin Region’s growing A balanced supply of a mix of housing land has been assessed, and areas of population within these commercial types and densities is important in possible rezoning for medium density centres, with streamlined approval enhancing housing affordability, access housing are being examined. processes. It will also provide guidance and choice in the market, delivered in on how to evolve places that began a sustainable way. Suitable rezoning for multiple as commercial and retail centres into dwellings has been successful in strong, mixed-use community hubs. suburbs such as Parap, Farrar, Rosebery, and Stuart Park, creating The impact of these kinds of projects more housing options in these areas. is well illustrated at the new Darwin Waterfront precinct where residential In addition, the Department of Lands apartments have been constructed and Planning (DLP) is working above restaurants and lifestyle stores towards drafting performance criteria and overlooking the wave lagoon and aimed at improving the design of recreation area. multiple dwelling buildings.

TOWARDS 2030 POLICIES AND ACTIONS 45 Development within rural villages

The rural lifestyle is a highly-valued Planning for these developments will The expansion of dwellings around housing option for Territorians in the need to be mindful of the limits of the identified rural villages is Greater Darwin Region. natural resources such as the Howard proposed to occur over a 15-year East Aquifer. The Land Use Plan period. It is forecast the villages An important step in meeting demand proposes some urban-sized lots in could accommodate an additional for this style of housing will be defined rural villages, expanding out 3,130 dwellings over this time increasing the amount of appropriate with a mixture of rural residential lots frame, although final yield would residential development in the rural between one- and five-acres. be determined through detailed area. This will be centred on existing engineering studies and Area Plans. district centres, supporting the In some rural centres, the ageing development of distinct rural ‘villages’ population will increase demand for surrounded by rural living land. townhouses, triplexes and duplexes to give older rural residents more housing choice.

46 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Land for Industry

Industrial land supply across the Region

The Greater Darwin Region’s The Territory has a strong track record Any major industrial opportunity geographic location to Asia, placement of attracting world-class developments, is likely to require significant on the Australasia Trade Route, strong including offshore projects such as parcels of industrial land capable of Defence presence and vast mineral ConocoPhillips’ Bayu-Undan and ENI’s accommodating international-scale resources have it well placed to not Blacktip developments, which use projects. Each proposed site will need only grow its existing industries but to Darwin as a service hub. specific environmental assessments to expand supporting industries. be undertaken. The multi-billion dollar INPEX project The Territory is open for business, and has identified Darwin’s Middle Arm as Factors that can influence where the strategic release of suitable land the focus of final investment decisions. strategic industry activity occurs for industrial development is essential include: To support the growth of Darwin to realising these opportunities and >> Topography; continuing economic growth. as an oil and gas hub, the Territory Government is seeking to establish >> Access to key utilities; There is currently about 470 hectares a world-class Marine Supply Base >> Access to workforce; of vacant industrial-zoned land in adjacent to Darwin’s East Arm Wharf. >> Proximity to the sea; the Greater Darwin Region. Of >> Access to transport networks; the 470 hectares, approximately Significant investment is also being 267 hectares is zoned for light industry, made in the East Arm Wharf, with a >> Linkage to other complementary 142 hectares for general industry and $150 million infrastructure program industrial processes; and 61 hectares for strategic type industries. underway. >> Long-term expansion opportunities.

Different sized parcels of land are The Darwin Business Park, operated The supply and timing of strategic required to accommodate a mix of by the Territory Government’s Land industrial land is dependant on a industrial and economic activity. Good Development Corporation, is a range of factors including world access to road, rail and the Port are 100 hectare industrial precinct located markets, availability of resources, and important in determining the suitability adjacent to the freight terminal of the investment strategies of multi-national of land for industrial development. Darwin-Adelaide railway. companies.

The Land Use Plan identifies More than $200 million has been Government understands these major 1,215 hectares of additional industrial invested by private companies in the projects would warrant specific land to support the Region’s Business Park, and a further 21 lots community input and discussion. economic future, across light, general are identified for release. and strategic industry. It includes The 53 hectare Defence Support Hub, PROGRAM FOR INDUSTRIAL appropriate industrial-zoned land LAND RELEASE 2011–2025 also being managed by the Land around the new city of Weddell. Development Corporation, will support 2011 – 2015 additional 230 hectares Annexure B provides a breakdown of the development of speciality services the program to 2025. 2016 – 2020 additional 405 hectares for the Defence Forces and other The Territory Government has industries including mining, oil and 2021 – 2025 additional 580 hectares announced its intention for strategic, gas and transport. clean industry around Darwin Harbour Work is well advanced on the and has protected Glyde Point from potential industries that might be heavy industry. attracted to the Territory.

TOWARDS 2030 POLICIES AND ACTIONS 47 Meeting Infrastructure needs

The Region requires significant investment Various portions of land have been in major transport infrastructure to assessed within Darwin Harbour, support its economic future. including East Arm, Middle Arm and Channel Island, as well as large In 2010-11, the Territory Government portions of land outside the Darwin is delivering a record $1.8 billion Harbour area. infrastructure program, including a $311 million investment on roads. Future private development proposed by the Larrakia Development A $150 million infrastructure program Corporation could deliver some is being delivered to upgrade East industrial land on the Cox Peninsula Arm Wharf and significant investments as appropriate. are being made to improve Power and Water infrastructure. Identification and provision of these industrial lands to accommodate Major projects associated with the growth is subject to future natural gas sector will require infrastructure needs and timing. planning for strategic industrial land release on suitable and serviced land. Appendix B provides full details of release staging for industrial lands. There is a need to identify a large area of land, of around 1,000 hectares or more, located away from residential areas but within access to a deep water port. Such land will accommodate future potential heavy industries and gas-based industries.

48 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Meeting the needs for Defence Land

About 13,000 Defence personnel and Headworks are progressing for the their families are currently stationed in 53-hectare Defence Support Hub the Northern Territory, based primarily located near Robertson Barracks. in the Greater Darwin Region. The Hub will provide industrial land to support the growth of speciality The Defence presence is continuing to services for the Defence Forces and grow, delivering real opportunities for other industries. industry and the community. The new suburb of Lyons in Darwin’s Darwin is Australia’s busiest naval northern suburbs has delivered port, and Australian and international around 620 homes. It will soon be Navy vessels regularly visit the city for complemented by the development recreation. The Territory is also host of Muirhead by Defence Housing to a number of joint training military Australia (DHA). exercises each year. Following negotiations with the The arrival of new military platforms Territory Government, DHA has in the Territory, including Abrams advised it will allocate 30% of the lots tanks, Tiger Armed Reconnaissance to Defence housing, 15% for social and Helicopters and Armidale Class Patrol affordable housing, and the remainder Boats, will provide new opportunities for private homes. to grow the Defence support sector.

Sound planning is essential in meeting the demand for both industrial and residential land for Defence-related activity.

TOWARDS 2030 POLICIES AND ACTIONS 49 Retail and bulky goods land supply

As the Region’s population and A number of strategic issues have been The Towards 2030 Land Use Plan economy grows, demand for retail identified for the supply of retail land. proposes retail hubs across the Region trade and floor space will also grow. >> The proposed AXIS 12°130° retail/ to provide an integrated approach business park development beside to the growth of the population, The current need for additional Darwin International Airport workforce, lifestyle, education and retail floor space is estimated to be would deliver 45,000 sqm of bulky services in a sustainable way. 60,000 sqm. retail and related floor space, and High growth forecasts indicate an is likely to meet current bulky estimated need of 201,000 sqm of floor space demand. additional retail floor space by 2025. >> A further 76,000 sqm of bulky This represents 125,000 sqm of core goods demand is likely to be retail space and 76,000 sqm of bulky predominately met through a stand- goods space. alone centre with remaining floor space spread across other centres. >> In the medium-term, a new principal activity centre is likely to align with planned land releases and intensification along the Stuart Highway transport corridor. >> A specialised business park facility is proposed for the Stuart Highway corridor. >> The establishment of a major department store in Darwin’s CBD would reinvigorate the city’s position as a primary retail destination. >> Pending the resolution of the Kenbi Land Claim, private development could deliver between 2,000 and 2,500 sqm of retail space on Cox Peninsula once the population reaches 8,000 people.

50 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Snapshot of the Region’s retail centres

Central Business District Neighbourhood Activity Centres Specialist Activity Centres Darwin CBD will remain the primary There are many neighbourhood The Land Use Plan proposes specialist centre in the Region. activity centres. As future infill activity centres, with a mix of bulky development and increased density goods and retail uses, at the Darwin Principal / Major Activity Centres occurs, these local neighbourhood International Airport, in the Berrimah The current centres of Palmerston centres will be busier and more area and at Weddell. Specialist activity and Casuarina remain major activity viable. In the rural areas there are centres are normally associated with centres. Future major activity centres centres at Howard Springs Pine Forest key retail activity centres and a mix of are planned for Weddell, Coolalinga and Humpty Doo. Future centres are uses, and are spread across the Region and Berrimah. predicted for Noonamah and Berry to meet the needs of the market. Springs. If development is undertaken Secondary Activity Centres at Cox Peninsula, Wagait has been Hibiscus Village and Coolalinga are identified as likely to grow to a examples of current secondary activity neighbourhood activity centre over the centres in the Region. Secondary life of this Plan and eventually a major activity centres provide a wide mix of activity centre. commercial, service, community and social facilities and typically contain one or more supermarkets.

TOWARDS 2030 POLICIES AND ACTIONS 51 Additional retail floor area for the Region

The likely staging and distribution of new retail floor space, including bulky goods space, over the next fifteen years is detailed in the table.

Existing 2011 – 2016 – 2021 – floor area 2015 2020 2025

Current Activity Centres Precinct (m²) (m²) (m²) (m²) Additional new total floor area (m²)** Darwin City 1 57,6 0 8 6,000 6,000 4,700 16,700 Parap Village 2 3,000 1,000 1,000 2,000 4,000 Casuarina 3 51,500 5,000 3,500 2,000 10,500 Hibiscus 3 4,640 3,000 2,000 4,000 9,000 Northern suburb 3 21,000 2,100 1,000 1,000 4,100 neighbourhood centres Palmerston 5 40,167 7,000 6,000 6,000 19,000 Palmerston neighbourhood 5 10,000 5,000 6,000 4,000 15,000 centres Coolalinga 8 4,500 7,000 2,000 2,000 11,000 Humpty Doo 8 2,300 2,100 2,000 0 4,100 Sub-total 194,715 38,200 29,500 25,700 93,400 Proposed Activity Centre Berrimah 4 2,800 4,000 7,4 0 0 14,200 Weddell 7 0 6,000 7,000 13,000 Noonamah 8 2,000 2,400 4,400 Cox Peninsula 9 0 0 0 0 Sub-total 0 2,800 12,000 16,800 31,600 RETAIL TOTAL 194,715 41,000 41,500 42,500 125,000 Specialised Activity Centre Jape Homemaker Village 3 34,200 2,000 2,000 4,000 Airport Business Park 3 10,000 7,000 5,000 10,000 22,000 Berrimah 4 6,500 15,000 14,000 8,000 37,000 Other 27,235 1,800 2,000 1,000 4,800 Weddell 7 4,400 4,500 8,900 BULKY GOODS TOTAL 77,9 3 5 25,800 27,4 0 0 23,500 76,700 Total retail target 66,800 68,900 66,000 201,700

The additional floor area (m²) required is based on an estimated total retail turnover density of $5,690/sqm as well as target population growth. The initial retail growth is greater than the population growth due to the present need for additional retail floor area.

52 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Commercial floor space

Office and commercial Staging of additional commercial floor area for the Region area for the Region to 2025

The timing and staging of the The table below illustrates the likely staging and distribution of commercial floor requirement for additional office space across the areas to 2025. space is influenced by a complex 2011 – 2016 – 2021 – range of market factors. The take up 2015 2020 2025 of commercial opportunities depends on the scale and timing of residential Core Office Precinct (m²) (m²) (m²) Total additional growth, the corresponding growth in floor area (m²) jobs and the economy and the actions Darwin City 1 23,700 25,800 22,500 72,000 of private landowners. Secondary Office A total of around 90,000 sqm of Palmerston 5 2,500 1,000 1,000 4,500 additional area is predicted to be required by 2025. This is made up of Berrimah 4 500 1,000 600 2,100 72,000 sqm of core commercial office Parap Village 2 0 space and 18,000 sqm of secondary office space. Casuarina 3 1,500 1,000 1,500 4,000

All core space is planned for Hibiscus 3 500 1,000 1,500 Darwin CBD in five-yearly releases Coolalinga 8 500 500 800 1,800 of 22,000 sqm – 26,000 sqm. The remainder is generally distributed Other 500 500 across Berrimah, Parap Village, Weddell 7 0 1,500 2,100 3,600 Casuarina, Hibiscus, Palmerston, Coolalinga and Weddell. Sub-total 6,000 6,000 6,000 18,000 OFFICE TOTAL 29,700 31,800 28,500 90,000 This Towards 2030 Land Use Plan has focussed primarily on core and secondary office space in centres. A new business park provides an opportunity for a critical mass of office uses and is seen as important for the Region.

TOWARDS 2030 POLICIES AND ACTIONS 53 Infrastructure Planning

Integrated land use, infrastructure Significant investment has been Rapid transit and potentially light rail and transport planning is central to made to expand the Region’s public are long term public transport options. delivering a good lifestyle in cities. transport system, including the The NT Government has planned and addition of new orbital bus routes reserved rapid transit corridors along The Towards 2030 Land Use Plan and a link from Humpty Doo to key arterial routes in the Greater will be supported by detailed Palmerston. This is supported by Darwin Region. infrastructure planning to ensure that the establishment of park and ride essential services and key community facilities in Humpty Doo, Coolalinga A Darwin CBD Public Transport facilities, such as schools, parks and and Noonamah to encourage take-up Study in 2009 indicated that to be child care centres, are delivered to of public transport. viable, rapid transit (such as rapid keep pace with a growing community. bus transit) requires at least 3,000 Early planning for Weddell has also passengers per hour and even This strategic planning is reflected in identified the need for integrated greater passenger numbers per projects such as the new Primary and public transport routes as part of the hour for light rail. Darwin’s most Middle Schools in Rosebery, dedicated initiatives to create a sustainable city. frequently patronised bus route open space and conservation areas currently carries approximately 1,000 in the new suburbs of Johnston and The Government has also introduced passengers per hour at peak times. Bellamack, and investment in expanded a program to enhance and expand the Projected increases in public transport health services for Palmerston. Region’s bicycle paths. patronage in Greater Darwin Region indicate that the number of passengers A more sustainable approach to A Northern Territory Transport Strategy required to support rapid transit are transport planning is underway. is in development which will provide unlikely to occur in the Region in high level policy principles and the short to medium term. However, The Land Use Plan identifies existing strategic direction for transport in the ongoing investigation and planning major transport routes and transit Northern Territory. A regional transport for future rapid transit corridors will corridors. The provision of corridors study for the Greater Darwin Region be required. Ongoing development of that integrate cycling, walking and (including development of a Public current bus services include express public transport is fundamental in Transport Strategy) is also proposed. reducing the reliance on private cars bus services and bus priority measures and improving accessibility between will continue to be developed and urban centres. investigated in the short term.

54 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Power, Water And Sewerage Infrastructure

The Territory Government’s Power and Water Corporation is delivering a five-year, $1.6 billion infrastructure investment program.

More than $1.2 billion is allocated to a range of capital works projects. These include works at the Weddell and Channel Island Power Stations, and strategic substations across Palmerston and the northern suburbs; boosting the capacity of the Darwin River Dam; and closing the Larrakeyah sewerage outfall.

Almost $270 million is committed to a repairs and maintenance program for the essential services infrastructure.

Strategic investment in water, power and sewerage will need to continue to meet demand from a growing population.

Water

Water consumption per capita in the Non-residential water needs, such Key issues Greater Darwin Region is significantly as industrial and commercial, make >> Potable water for the Region is higher than in other Australian cities. up about 50% of water demand. supplied from Darwin River Dam Targeting reductions in non-residential and the Howard East Borefield. Territory 2030 sets a target of reducing demand, such as water recycling in household potable water use by 30% Water is pumped to the McMinns industrial and commercial uses, and Transfer Station for chlorination by 2020. To support the community to in the external use in residential areas save water, the Government is offering and fluoridation, and then pumped provide the best opportunities for to a series of ground level rebates for water saving appliances and water conservation. rainwater tanks. and elevated storage tanks for While reducing water use is an reticulation to Darwin, Palmerston The Government is also establishing important step in creating a more and part of Litchfield. regional water allocation plans, sustainable community, there will still be >> Non-reticulated parts of Litchfield structured around: an increased demand for water supply. and Cox Peninsula rely on >> Ensuring the rivers, wetlands and groundwater. The integrity of the wildlife get the water they need The Towards 2030 Land Use Plan will aquifer will be protected. guide the investigation of issues such first. Remaining available water >> Current water supply sources as the capacity of the Region’s various is then allocated for drinking, (excluding Manton Dam) provide water sources and the sustainability of industry and other uses. some 46GL/a, and current usage is continued use of groundwater resources. >> The water in the ground and the about 40GL/a. rivers are managed together. Extensions to the reticulation system >> A $14.8 million project is underway >> Climate variation is factored in so will also be required to supply future to raise the wall of the Darwin that the amount of water available development. River Dam, boosting capacity by for water users can be varied, for 20% (8GL/a) on completion. Other example in periods of low rainfall. Provision of headworks to support options being investigated to meet new development areas, and future demand include increasing investigation into the capacity of the the number of bores in the reticulation systems to cope with McMinn Borefield. additional load in existing areas will >> Any future use of Manton Dam for be required. water supply would need to consider its existing recreational use.

TOWARDS 2030 POLICIES AND ACTIONS 55 Power Sewerage

The Region’s electricity supply The Region’s urban areas are With the exception of the Humpty comes from the Power and Water serviced by reticulated sewerage Doo Wastewater Treatment Plant which Corporation’s gas turbine power disposal systems. treats sewage from the community, station at Channel Island, with a commercial and residential users in secondary supply from the Weddell The Territory Government has a the nearby district centre, rural area Power Station. strong commitment to protecting the sewage is treated in septic tanks with health of Darwin Harbour. disposal via absorption trenches or in Strategic development of the power package treatment plants. network will require ongoing review The Power and Water Corporation’s to meet demand as residential and Darwin Region Sewerage Strategy Development of rural villages will industrial land is released. reflects that commitment and aims to: require upgraded infrastructure and >> Provide capacity for a growing services, including the potential The Region’s natural environment population and industry base; and delivery of full reticulation. presents challenges in maintaining >> Improve the performance of the a reliable power reticulation system, Further investigations in relation to Region’s wastewater treatment including cyclones, monsoonal storms, constraints and opportunities for and disposal facilities and tree damage and wildlife, particularly reticulating and treating sewage will be reduce potential impacts on bats. These environmental factors have required as infill and medium density the environment from sewerage a particular impact on above-ground development occurs in urban areas. operations. power lines. The Territory presently reuses about The Corporation has allocated The Government, through Power and 5% of its treated sewage, and the costs $57 million to deliver the Strategy, Water, has a policy of underground associated with reuse are currently including closing the Larrakeyah power supply in all new urban similar to those of potable water. Outfall and augmenting the Ludmilla areas. A program is also underway Wastewater Treatment Plant. to replace overhead power lines The Leanyer Wastewater Treatment Plant is the only significant reuse with underground cables throughout The Strategy will guide the provision of facility in Darwin, providing treated Darwin’s older suburbs. Nightcliff sewerage infrastructure in the future. has now been changed over to water for irrigation of the Marrara underground power, and work is Closure of the Larrakeyah sewage golf course. continuing in Rapid Creek and Millner. outfall will mean that all sewage The Government supports the discharged from the reticulated system installation of non-potable water Territory businesses have so far been is treated prior to eventual discharge mains through proposed new awarded contracts valued at more than to the environment. $35 million through this program. residential suburbs to provide for future use on open spaces such as Power and Water Corporation has sporting fields and golf courses. a forward works program that is focused on supplying the power needs of developing residential, business and industrial areas.

56 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Social infrastructure

The Greater Darwin Region has The Territory Government has also Key Proposals for a critical role in the Territory of committed to developing Flagstaff Social Infrastructure providing social infrastructure and Park at Myilly Point as a public park, >> Augmentation of the Royal Darwin services to the Region’s residents and preserving the coastal resource for Hospital, as well as some existing, the community of the broader Top community use. related community health services. End region. The major entry points to Darwin’s >> Continue investigations for a Social infrastructure is absolutely CBD will also be redeveloped in second major health facility in vital in delivering and maintaining a beautification projects. the Region to service expanding good quality of life, and lifestyle, for growth. Current regional facilities generally a community. >> Undertake detailed planning meet the needs of the population and and provide the full array of The Region’s key social infrastructure have some capacity to absorb future social infrastructure facilities in includes Royal Darwin Hospital, demand. However, some services will new Greenfield areas, including Charles Darwin University, be stretched by a larger population. for Weddell. Should Weddell’s Marrara Sports Complex, Darwin population reach 50,000, its social Entertainment Centre, the Museum Palmerston in particular will become infrastructure is likely to include and Art Gallery of the NT, law courts, a focus of social infrastructure as its six primary schools, two middle churches, schools and parks. new suburbs develop. Two new schools have been built, and Government schools, two senior colleges, police Significant pieces of social has announced the construction of and fire services, NT Library and infrastructure have been developed international-standard sporting facilities other recreation, churches and across the Greater Darwin Region in and a water park in Palmerston. places of worship, child and family recent years. The Darwin Convention services. Centre and Waterfront precinct, Early planning for the new city of >> Undertake detailed planning of Leanyer Recreation Park and its Weddell has identified the need for augmentation required to schools waterslides, new cycle paths and social infrastructure including parks and other facilities in rural villages bike ways, Palmerston Library and and open spaces, schools, churches and infill areas. and municipal buildings. Recreation Centre, Larrakia Football >> As specific development proposals Stadium and Palmerston boat ramp In planning social infrastructure for emerge, investigations will be have all added to the amenity of the the future, it is important to preserve undertaken to identify cultural Region and enhanced its lifestyle. the past. heritage sites, including sites protected by the NT Aboriginal Green spaces and beautification The spiritual and cultural heritage Sacred Sites Act, and the NT projects are an important part of a of the Region’s diverse community Heritage Conservation Act. city’s sustainability and liveability. will need to be carefully considered Meeting the identified education needs The concept master plan for the and preserved. This may be through in the Region is a high priority in redevelopment of Darwin’s Old preservation of existing locations line with the strong commitments Hospital Site includes an 8.7 hectare such as sacred sites, the Chung Wah to Education in the Territory 2030 tropical park. It will include a Temple and the old Town Hall. It Strategic Plan. suitable commemoration of the site’s may be showcased through museums history, the Kahlin Compound and such as the Defence of Darwin the Larrakia. museum, archiving in libraries, or commemoration in other ways such as the proposed Kahlin Compound memorial at the old Hospital site.

TOWARDS 2030 POLICIES AND ACTIONS 57 Funding infrastructure

Social infrastructure Other infrastructure

Northern Territory Government The Towards 2030 Land Use Plan With infill style development, costs vary agencies have identified costs for social for the Region has been developed according to the extent and capacity infrastructure in the development of in association with the planning of to which a site is currently serviced. 10 year capital works infrastructure other infrastructure needs and some The cost of augmentation to internal program estimates submitted in 2008. preliminary cost estimating. development works is typically in the These estimates provide a foundation order of $20,000 to $30,000 per lot for costing the social infrastructure For Greenfield sites, estimates of total to cater for the new lot arrangement. identified in this Land Use Plan and costs per lot are $80,000 - $120,000 Headworks costs are covered by will be updated as part of the next depending on location. fees applied by the Power and Water phase of more detailed planning. Corporation to the development. These costs include headworks costs such as essential services to streets – Indicative per unit costs for residential water, sewer, power and roads - and and industrial development are estimated at about $30,000 per lot; presented in the Infrastructure Costs as well as internal development costs tables in Appendix C. linking essential services to individual sites and estimated at $60,000 - $120,000 per lot.

The exception to these estimates is development on Cox Peninsula where initial costs would be much higher because of the need for significant infrastructure. For this reason only 241 lots are currently planned at Cox Peninsula using existing infrastructure.

58 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN Climate change

The Towards 2030 Land Use Plan >> Future planning controls will >> Sustainable and cost-efficient supports the Northern Territory require the installation of water infrastructure, such as sewage Climate Change Policy 2009. sensitive urban design (WSUD) disposal and treatment systems in to control stormwater runoff and areas like the Cox Peninsula to be A compact city will assist in achieving discharge. provided. the goal of an overall reduction in >> Water and sewerage systems will >> Vulnerability mapping to be used carbon emissions of 60% by 2050 and need to be extended and upgraded to identify areas at high or severe the nine key elements for collaborative and dual reticulation will be risk of climate change impact action, particularly building green required to allow grey water re-use such as rising sea level, emerging cities and towns. in Greenfield sites. tropical diseases and severe storm The Land Use Plan proposes that >> New developments will encourage events in developing future areas. development should generally be reduced water consumption by >> Accessibility for emergency contained within the existing urban providing recycling systems, water services and cyclone infrastructure development areas and rural villages conservation measures, education to be incorporated as part of to minimise the Region’s ecological and demand management. new and existing Greenfield site footprint ensuring a sustainable >> Existing energy systems to be development. region for the future. The Towards expanded and upgraded to ensure >> Urban and rural development to 2030 Land Use Plan is one of many reliable supply and investigation of reflect the Territory lifestyle and strategic policy documents that have alternative power supply strategies identity, including culturally and been developed to take into account such as solar or diesel / solar. geographically appropriate housing the particular challenges that climate >> Waste management and reduction designed for a tropical climate. change presents the Region. The to be part of urban and rural Land Use Plan has been prepared development areas. in the context of the following sustainability policies: >> An investigation of groundwater / surface water interactions on the Cox Peninsula to determine long- term capacity of Imuluk Springs and alternative water source options such as the Darwin River Dam extension or construction of a desalination plant.

TOWARDS 2030 POLICIES AND ACTIONS 59 Natural heritage and biodiversity

The community of the Region places acting as buffer zones and wildlife Committee (DHAC) to advise the a high value on the protection corridors. This development will Territory Government reflects the and conservation of the natural create water, sediment, pollution and importance many place on the environment with a particular focus fragmentation issues in the parks and harbour. The Committee’s focus is on on coastal and wetland habitats remnant vegetation, and will increase sustainable development and long- including mangroves, inland lagoons, weed risks and impact on feral animal term protection of the harbour. The streams and riparian vegetation. and fire management that can threaten committee has released a Darwin The habitats are often linked by the quality in these areas. Good Harbour Strategy, which identifies seasonal surface and groundwater planning will be needed to minimise five key goals each supported by flows which make it imperative that those risks. guidelines to be considered in planning for future development decision-making that may impact on includes an integrated approach to The predicted increased population the harbour and its catchment. the protection of these natural values. will also increase crowding on This Towards 2030 Land Use Plan has existing parks which may decrease the The five goals of the Darwin Harbour been prepared taking account of the quality of the visitor experience. There Strategy are to: significance of Darwin Harbour and will be a need to develop new parks >> maintain a healthy environment to spread the visitor load and maintain the natural environment to the Region >> support recreational use and wildlife corridors to offset the impact and to the local community. enjoyment of the environment of new developments. Increased Parks, reserves and remnant population as outlined in the Land >> ensure that development is vegetation provide essential Use Plan will also displace some of implemented in an ecologically recreational experiences for residents the existing recreational opportunities sustainable manner in the area covered by the Land Use in the outer Darwin area. New areas >> protect cultural values and heritage Plan and they add significantly to the and parks, further from Darwin, will >> foster community awareness, amenity of residential areas (eg. the need to be established to enable these industry partnerships and value of Casuarina Coastal Reserve to recreational activities to continue. stewardship of the Darwin the residents from Nightcliff to Lyons). Harbour Region. Furthermore, they act to conserve Darwin Harbour and the creeks and the native plants and animals that rivers that feed it are recognised by The Greater Darwin Region Land Use residents value so much. Increased the community as iconic features Plan supports the goals and strategy development will remove some of the of the broader region. The creation for Darwin Harbour. natural bush areas that are currently of the Darwin Harbour Advisory

60 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN A balanced housing market in the Region

The Greater Darwin Region Land Use The Land Use Plan sets out how the If growth slows, the release of land Plan – Towards 2030 seeks to provide anticipated growth over the next or development can reflect that land to support the population growth 15 years can be accommodated. It will change. It is far simpler to slow down that can underpin growth in the happen in a range of ways. A greater rather than speed up the release of Region’s economy. amount of additional Greenfield land appropriate land and infrastructure in will be available for housing within response to changing circumstances. The availability of appropriate and the next 15 years, as well as infill in affordable housing as a key issue existing neighbourhoods. More medium The Territory Government is taking affecting the social and economic density housing and more dwellings in leadership in planning for change wellbeing of the Territory was identified rural villages will also be provided. rather than reacting to growth. in Territory 2030 Strategic Plan. The Land Use Plan is the preferred This Plan is to enable the Region to In planning for future growth the growth plan for a range of reasons. accommodate major economic activities focus remains on retaining the balance A more compact city supports arising from critical investments, such between quality of life and amenity. sustainability and the Council of as in resources, gas and exploration. Growth will not occur at the expense Australian Governments criteria for It responds to opportunities that will of conserving the unique biodiversity, long term planning for major cities. significantly benefit the Region and landscape, social well being and (See Appendix A) the national economy. cultural diversity of the Region. By planning for a high growth scenario the Government can plan with confidence for investment in needed social infrastructure to support a larger community.

TOWARDS 2030 POLICIES AND ACTIONS 61 Conclusion

The Territory 2030 Strategic Plan sets Weddell, planned as a tropical, It is intended to work as a flexible a vision for the future of the Northern liveable and sustainable city and the framework to guide growth while Territory in consultation with the Territory’s newest Greenfield site maintaining ongoing consultation with community, which is a long term vision fits within the Land Use Plan, as the community with regular reviews. for a sustainable future. It recognises do planned developments on land that the Northern Territory is a special owned by Charles Darwin University The implementation plan detailed place with a great future. It recognises at Palmerston and Defence Housing in the next section will deliver that plans must be laid down now for Australia at Muirhead. co-ordination across Territory the next generation of Territorians so Government agencies and that we can accommodate and benefit The Land Use Plan also goes well a collaborative approach by from growth while enhancing the beyond the already announced projects local councils, developers and things that give our community its to shape sustainable development to the community. distinctive lifestyle. Central to this is 2025 and beyond. the Darwin Harbour and its catchment. The Greater Darwin Region Land Like Territory 2030, the Greater Darwin Use Plan – Towards 2030 is a Region Land Use Plan – Towards 2030 platform for future prosperity and is a plan about the future. It is a guide a strong community. It will provide to enable growth in the Region that much needed housing for a growing will give opportunity to many and population, reduce rental stress and maintain and enhance the quality of provide appropriate housing choice for life the people in the Territory value. singles and older people.

62 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN TOWARDS 2030 POLICIES AND ACTIONS 63 Section 04 Implementation

The Greater Darwin Region Land Use Plan – Towards 2030 will require coordination across a range of government agencies and regular review and monitoring.

64 POLICIES AND ACTIONS GREATER DARWIN REGION LAND USE PLAN The Greater Darwin Region Land A rolling five-year program of The key implementation tasks are: Use Plan will have impacts across investigation and then delivery of >> Monitoring supply and releasing the community as well as on a wide infrastructure to facilitate development land across all market segments range of NT Government agencies. will be an important part of the >> Monitoring population and Implementation will require a implementation process. It is likely economic growth coordinated approach to a range of that funding support will be required planning and funding implications from the Australian Government >> Programming infrastructure arising from land development. to meet some of the infrastructure investments to enable the sensible requirements in the Land Use Plan. balancing of markets It will require coordination across a >> Encouraging competition in land range of Government agencies, with a A growth strategy is subject to market markets key role for the Department of Lands conditions, consumer choice and non >> Fostering innovation and cost and Planning. It will also require close government investment decisions. efficiency in land developments coordination with local government Growth relies on identifying and and work with the private sector. satisfying the needs of residents and/ >> Encouraging good quality or businesses. The implementation appropriate urban/built form. The Land Use Plan has been developed plan will need to link land use, in the context of Territory 2030, development and growth by providing the overarching Strategic Plan. It is infrastructure services to facilitate also working with a range of policy coordinated delivery to 2025. initiatives including A Working Future, Growing the Territory, Greening the Growth across the Greater Darwin Territory, Population Projections, Region is likely to occur in varying Housing the Territory as well as ways and relies on: existing land use objectives, plans and >> Government release of land frameworks. >> Development of private land >> Provision of associated infrastructure >> Involvement of all levels of government and the private sector.

TOWARDS 2030 IMPLEMENTATION 65 Northern Partnering with local government Territory

Government Housing availability and affordability The cornerstones of the working is a challenge involving all levels of relationship between the NT co–ordination government, indigenous and non- Government and these councils will be: indigenous landowners, developers >> Sharing market and growth and the community sector. information. Agency co-ordination will focus on a number of key issues including: Meeting these challenges will require >> Examining opportunities and innovations to improve the design >> Updated population projections the active support and involvement of and cost of development. and demand analysis. the three local councils, Darwin City Council, Palmerston City Council and >> Co-ordinating the provision of >> A forward land release plan which Litchfield Council. services to achieve a seamless confirms what will be released in approach to development. the next 12-18 months. >> An annual forum with industry to allow an open information exchange between government agencies and industry so that there is always an up to date understanding of progress, opportunities and challenges.

66 IMPLEMENTATION GREATER DARWIN REGION LAND USE PLAN Land supply, monitoring and review

Monitoring and review of the Greater >> The outcomes of the Berrimah A governance framework for the Darwin Region Land Use Plan is Farm contamination investigation Greater Darwin Region Land Use critical to ensure sufficient land is could influence the expected yields Plan – Towards 2030’s implementation provided to support the Region’s in this area. provides clear accountabilities growth over time. The Land Use Plan >> Decisions by Government not to within Government for delivery and provides a flexible framework to meet use and/or approve development monitoring. the immediate needs for land supply of land parcels for residential Monitoring and review mechanisms in the Region. use could have an effect on the provide a feedback loop to allow for ultimate provision of dwelling yield The Land Use Plan has been framed adaptive management in response unless, for example, reductions recognising a number of issues, to changing circumstances and new to one element of the Land Use including those listed below: information. If the Land Use Plan is Plan are balanced by increases in to achieve its objectives and vision, >> Detailed planning studies for land another element. subject to the Greater Darwin monitoring is vital. The regular >> Decisions by a higher than Region Land Use Plan may result in monitoring, particularly of the expected number of land owners to significant changes in potential yield. residential land release program, will land bank rather than develop their involve two-way exchange with the >> Climate change investigation and sites could also have an impact. development industry. possible inundation of land could have a negative effect on the provision of dwellings. >> The detailed studies for Weddell will reveal any constraints, such as biting insects, which could have an effect on the expected yield of Weddell.

TOWARDS 2030 IMPLEMENTATION 67 Review of planning instruments and other actions

Implementation of the Greater Darwin >> Inclusion of sustainability Other actions Region Land Use Plan – Towards 2030 principles for development in >> An approach to assist with will lead to changes to the NT Planning statutory planning documents funding and constructing key Scheme to achieve a number of the in order to begin to implement infrastructure, whether new or policy aspirations. Below is a list of the NT Government policy augmentation of current, for major recommended changes to the statutory commitments in relation to energy densification or infill development. planning scheme as well as other key and water efficiency requirements >> An approach to funding and actions to be undertaken. Amendment and cross ventilation for residential implementation of infrastructure of the NT Planning Scheme is required and office buildings. in rural residential areas or rural to replace the existing Darwin >> Providing for flexibility in the land service activity centres. Regional Land Use Framework (2007) development processes in order to >> An approach to preserving with the proposed Greater Darwin release land in a timely manner to land along transport corridors Region Land Use Framework and meet demand. associated planning principles. and around transport activity >> Providing mechanisms and centres for future development implementation strategies to enable Statutory planning actions opportunities. master planning and design of >> An approach to integrating the >> Amendment of the statutory Greenfield land releases to allow provision of appropriate social planning documents, including the for the integration of uses and a facilities in growth areas based NT Planning Scheme to address: functional town centre. on a proposed general standard –– A definition of hierarchy of >> A strategy on housing typology requirements guideline. centres. and preference, and integrated >> Negotiating with the Australian –– Principles for town and activity social and employment facilities to Government for funding for major centres and appropriate meet the needs of transient people infrastructure. statutory controls to achieve the from aboriginal communities desired format of centres. visiting or residing in the Region. >> An approach to decision making on matters that may affect the –– Additional residential Darwin Harbour and its catchment. typologies, new minimum lot sizes in rural residential and >> Community engagement in land residential zones, increased use planning for rural villages and densities in identified areas, activity centres. nodes, and transport and development corridors. –– Amendments to the industrial zones in relation to allowable land uses and yields to achieve job creation.

68 IMPLEMENTATION GREATER DARWIN REGION LAND USE PLAN TOWARDS 2030 IMPLEMENTATION 69 Appendices

70 IMPLEMENTATION GREATER DARWIN REGION LAND USE PLAN Appendix A Council of Australian Governments (COAG) criteria Appendix B Industrial land supply table by area Appendix C Infrastructure costs tables – indicative only Appendix D Background data

Glossary of Terms

TOWARDS 2030 APPENDICES 71 Appendix A Council of Australian Governments (COAG) criteria

Objectives and Criteria for Future Strategic Planning Of Capital Cities Objective To ensure Australian cities are globally competitive, productive, sustainable, livable and socially inclusive and are well placed to meet future challenges and growth.

Criteria

Capital city strategic planning 4. Address nationally-significant 8. Encourage world-class urban systems should: policy issues including: – design and architecture; and 1. Be integrated: – a. population growth and 9. Provide effective implementation a. across functions, including demographic change; arrangements and supporting land-use and transport b. productivity and global mechanisms, including: planning, economic and competitiveness; a. clear accountabilities, timelines infrastructure development, c. climate change mitigation and and appropriate performance environmental assessment and adaptation; measures; urban development; and d. efficient development and b. coordination between all b. across government agencies. use of existing and new three levels of government, 2. Provide for a consistent hierarchy infrastructure and other public with opportunities for of future oriented and publicly assets; Commonwealth and Local Government input, and linked, available plans, including: – e. connectivity of people to jobs streamlined and efficient a. long term (for example, 15-30 and businesses to markets; approval processes including year) integrated strategic plans; f. development of major urban under the Commonwealth b. medium term (for example, corridors; Environment Protection and 5-15 year) prioritised g. social inclusion; Biodiversity Conservation Act infrastructure and land-use h. health, liveability, and 1999; plans; and community wellbeing; c. evaluation and review cycles c. near term prioritised i. housing affordability; and that support the need for infrastructure project pipeline balance between flexibility j. matters of national backed by appropriately and certainty, including trigger environmental significance. detailed project plans. points that identify the need 3. Provide for nationally-significant 5. Consider and strengthen the for change in policy settings; economic infrastructure (both networks between capital cities and and major regional centres, and new and upgrade of existing) d. appropriate consultation and other important domestic and including: engagement with external international connections. a. transport corridors; stakeholders, experts and the 6. Provide for planned, sequenced b. international gateways; wider community. and evidence-based land release c. intermodal connections; and an appropriate balance of d. major communications and infill and Greenfield development. utilities infrastructure; and 7. Clearly identify priorities for e. reservation of appropriate investment and policy effort by lands to support future governments, and provide an expansion. effective framework for private sector investment and innovation.

72 APPENDICES GREATER DARWIN REGION LAND USE PLAN Appendix A Appendix B Council of Australian Governments (COAG) criteria Industrial land supply by area

The staged take-up and allocation of new industrial land over this period and across the nine precincts is predicted to be as shown below. Proposed land to be released and Potential Targeted developed for industrial yield (ha)*** yield (ha)**** 2011-2015 2016-2020 2012-2025 Total CURRENT VACANT LAND Light industrial 266 250 25 60 165 250 General Industrial 142 140 25 90 25 140 Strategic industrial 61 60 50 10 60 Total 50 200 200 450 CURRENT IDENTIFIED PRECINCTS 1 DARWIN CITY CENTRE 0 0 0 Light industrial General Industrial Strategic industrial 2. DARWIN INNER SUBURBS 145 60 20 35 5 60 Light industrial 145 60 20 35 5 60 General Industrial Strategic industrial 3. DARWIN NORTHERN SUBURBS 100 50 5 15 30 50 Light industrial 100 50 5 15 30 50 General Industrial Strategic industrial 4. WINNELLIE/BERRIMAH 3,100 640 150 240 250 640 Light industrial 240 200 100 90 20 210 General Industrial 60 50 20 20 10 50 Strategic industrial 2,800 390 30 130 220 380 5. PALMERSTON 134 40 5 10 25 40 Light industrial 134 40 5 10 25 40 General Industrial Strategic industrial 6. WEDDELL 1,200 105 0 0 105 105 Light industrial 1,200 105 0 0 105 105 General Industrial Strategic industrial 7. LITCHFIELD 1,600 320 50 105 165 320 Light industrial 50 20 20 20 General Industrial 550 100 30 30 30 90 Strategic industrial 1,000 200 75 135 210 8. COX PENINSULA 1,152 0 Light industrial 152 0 General Industrial Strategic industrial 1,000 ANY AREA 1,000+ Specialised large industry (note) Total (ha) 7,431 1,215 230 405 580 1,215

Source: MacroPlan, Elton Consulting (2009) * MacroPlan project calculation of annual need of 35 ha to meet NT High Series population growth ** MacroPlan calculated the required rolling stock land to ensure sufficient industrial land for 15 years *** potential yield was calculated in the project based on desk top assessment **** Targetted yield is the targetted amount of ha that is required over 15 years to ensure demand is met. (note) - specialised industry is identified land for large industries who have a specialised field ( e.g. Alumimium) and require large parcels of land

TOWARDS 2030 APPENDICES 73 Appendix C (i) Residential land use – investment in infrastructure forecast: headworks costs

Name Estimated total Headworks Cost Cost per dwelling additional dwellings ($M) ($) Weddell 10,000 $311 $31,000 Cox Peninsula (initial) 3,300 $1,340 $405,000 Cox Peninsula (ultimate) 40,000 $1,780 $45,000 Berrimah Farm and Darwin Prison 1,200 $36 $30,000 Palmerston Eastern Suburbs 3,000 $110 $37,000 Lee Point (Muirhead) 1,786 $56 $31,000 North Karama 300 $9 $30,000

Source: Aurecon 2009; DPI 2009 Headworks development Costs The following should be noted in relation to the headworks costs presented in the above table: >> The cost of servicing Weddell residential area has been shared equally with the Weddell industrial area.

>> Where major infrastructure items benefit other area, a percentage of this cost has been allocated. For example, 30% of the cost of the Weddell Arterial has been allocated to the cost of servicing Weddell, as this freeway also services Palmerston, Middle Arm, Cox Peninsula and the greater rural area to the south and west of Weddell.

>> In order to supply the early stages of Cox Peninsula, most of the major headworks items are required. It has been assumed in the calculations that 75% of the total headworks cost is required for the initial stages. This predominantly consists of infrastructure costs associated with water and electricity supply. The Land Use Plan provides for both immediate (241) and future expansion opportunities in Cox Peninsula. This table demonstrates costings if 3,300 or 40,000 dwellings were developed.

In addition to headworks costs, internal development costs for the Greenfield development range from $80,000 to $120,000 per lot depending on such factors as topography, soil conditions, land use mix, WSUD treatment and landscaping. For example, the internal development cost for Berrimah Farm and Darwin Prison areas has been determined to be around $104,500 per lot.

In-fill development and densification costs vary depending on the extent to which a particular site is currently serviced. Predominantly in-fill development and densification consists of upgrading the water, sewer and electrical supply to cater for the new lot arrangement. The cost is typically in the order of $20,000 to $30,000 per lot. Upgrading of external headworks is covered by the PWC WASSEP and DSEP fees allied to the development.

74 APPENDICES GREATER DARWIN REGION LAND USE PLAN Appendix C (ii) Cost per type of housing provision

The anticipated costs for the housing typology across the Region are outlined below:

Growth Plan Total Population 184,494 people* Additional dwellings 28,060 Cost ($M) Land release $579.4m Densification $90m Infill sites $152.3m Future land $1,460m

Source: Aurecon 2009; DPI 2009 Notes: *Based on the NT Population High Series to 2021 and a straight line forecast to 2025. 1. Land Release - Includes Weddell, Lyons, Muirhead, Johnston, Zuccoli, Mitchell, Rosebery, Bellamack, Berrimah Farm and Berrimah Prison 2. Assumes $20k average headworks cost associated with each lot 3. Table includes costings for 3300 dwellings for Cox Peninsula + 4000 dwellings in Noonamah area. 4. It has been assumed that 75% of the total headworks cost is required for the initial stages of Cox Peninsula. This predominantly consists of water and electricity supply infrastructure costs.

TOWARDS 2030 APPENDICES 75 Appendix C (iii) Industrial land use – investment in infrastructure forecast

Industrial land development headworks costs are presented in the table below. The costs are for the full development of these areas and, should staging occur, the relative proportion of cost should be applicable. Headworks Development Costs – Industrial Area Estimated Area (Ha) Total Development Cost ($M) Costs per Ha Weddell 1,200 890 $538,000 Aerial Farm 66.36 25 $380,000 Pinelands 74.92 27 $362,000 Humpty Doo 133.17 52 $391,000 Hidden Valley (Explosives Reserve) 256.62 133 $520,000 Archer 129.54 49 $377,000 Middle Arm 1,881.58 422 $224,000 Yarrawonga (Defence Support Hub) 53 18 $347,000 Darwin Business Park 34 19 $544,000 Strangways 352.24 171 $485,000 Tivendale Road 81.53 33 $405,000 Hidden Valley Business Park 45.05 16 $361,000 Wishart Road 103.23 37 $360,000

Source: Aurecon 2009; DPI 2009

76 APPENDICES GREATER DARWIN REGION LAND USE PLAN Appendix C (iv)

Additional Major Infrastructure Costs Infrastructure Cost Weddell Arterial $178M Over water link between East Arm and Blaydin Point $165M Over water link between Channel Island Rd and Cox Peninsula Rd $202M Ferry Terminals $50M Total $595M

Source: Aurecon 2009; DPI 2009

TOWARDS 2030 APPENDICES 77 Appendix D Background data

Population Data Data sets informing locations of dwellings The particular data sources for the Through a series of detailed >> Facilitating housing diversity by population used as a basis of the Greater investigations by planners and identifying potential areas where Darwin Region Land Use Plan – Towards economists, the locations of the duplex and multiple dwelling 2030 are from the following sources: proposed increase in dwellings were urban development can occur, >> Australian Bureau of Statistics developed. These investigations particularly focusing on areas (ABS). Regional Population Growth, considered the combined effect of close to activity centres and along Australia, 2008-09. Catalogue a range of factors including forecast activity corridors. No. 3218.0. Released 30/03/2010. population and economic growth, >> Enabling some smaller lots within Australian Bureau of Statistics population changes including the and around rural nodes to improve (ABS). Population by Age and Sex, increasing numbers of people living housing choice in rural areas. alone, constraints on available urban Regions of Australia. Catalogue >> Development of currently identified and rural village land and the provision No. 3235.0. Released 11/08/2009. Greenfield development areas. Australian Bureau of Statistics of well planned and funded social and >> Development of potential future (ABS). 2006 Census of Population transport infrastructure. The Greater land areas, such as Cox Peninsula. and Housing Darwin (SD 705). Darwin Region Land Use Plan – Towards 2030 provides: >> The population projection set for the Land Use Plan for the Greater >> A balanced approach between Darwin Region is the population as obtaining a compact regional and projected by the NT Treasury for urban form and the challenges the Northern Territory as a whole posed by climate change, sprawl and the Greater Darwin Region and access to social facilities. to 2021, then using a straight line >> Linking land use and transport projection to 2025 for the Region. planning. >> The residential growth of up to >> Creating transit corridors to link to an additional 28,060 dwellings activity corridors and transit nodes. was calculated by considering the >> Developing existing vacant predicted population growth and or underdeveloped land in the average household size of urban areas, known as infill or 2.57 persons per household brownfield development. (NT Treasury).

78 APPENDICES GREATER DARWIN REGION LAND USE PLAN Appendix D Background data

Data informing projections of needed retail, commercial and industrial Future retail growth >> Taking into account where current Future commercial growth >> The recent growth in the Region has retail is provided, land constraints >> The office hierarchy comprises placed pressure on the availability opportunities for development, core office, located within the of land for retail floor space. retail growth was allocated per area Darwin CBD and secondary office depending on current hierarchy of >> There is a need of an additional in other activity centres. activity centres, or new Greenfield 60,000 sqm of retail floor area to >> There is future demand for an development. For example a new service the current population. additional 72,000 sqm of core retail centre would be required in office space within 15 years and >> Future demand for retail Weddell in the future. floor space will increase an additional 18,000 sqm of office >> An expenditure based approach from 194,900 sqm in 2006 to space within other activity centres. and use of economic modelling 319,915 sqm in 15 years, an >> In total an additional 90,000 sqm is is the methodology used to increase of 125,000 sqm. predicted to be needed by 2025. The determine future retail provision. >> Future bulky goods retail timing and staging of take up of >> The assessment of the amount of floor space will increase from additional office space is influenced future retail land to accommodate 78,000 sqm in 2006 to 153,935 sqm by a complex range of factors. growth is based on a range of in 15 years, an increase of an >> Commercial office space is factors, including: additional 76,000 sqm. calculated on commercial office –– The future population growth >> The proposed airport retail/ space per capita. The study area forecast business park development, currently requires 0.87 sqm per earmarked to provide about –– Current and future floorspace capita of core office space, and 45,000 sqm of retail and related per capita (sqm per person) of this is anticipated to increase to floor space is likely to meet current retail supply available, which is between 0.94 – 1.05 sqm per capita retail floor space requirements. approximately 1.82 sqm of floor in 2025 years. space per every resident Determining the amount of –– Retail turnover per retailer additional retail required –– Retail turnover growth >> The amount of retail space was –– Retail turnover mix calculated by taking the amount –– Average per capita expenditure required in the future minus the levels current amount and dividing that –– The amount of floorspace that area by the 15 year period to obtain can be sustained by the forecast the amount of retail floor area to investment. meet the growing population.

TOWARDS 2030 APPENDICES 79 Determining the amount Future industrial growth A consumption of additional office >> The Towards 2030 Land Use Plan‘s based approach space required response to the challenges of growth >> This studied recent take up >> The assessment of the amount means the need to provide for a 15 of industrial land from the of commercial floor area to – year supply of zoned industrial current supply of 470 hectares accommodate growth described land to meet market demand. as well as location and take up above considered a range of >> Industrial development will based on market trends and factors listed below: continue to be mostly focused economic conditions. –– The future population growth around Darwin Harbour to enable >> This showed a need for between forecast access to the deep water port. 25 hectares (medium growth) to 35 –– Understanding the current >> The current supply of vacant hectares (high growth) per annum. number of white collar workers industrial land is about >> If this growth was achieved, there 470 hectares. –– Understanding the composition is a need for around 400-560ha of the current labour >> The Land Use Plan proposes a of industrial land over the period force participation rates, rolling land bank of 525 hectares between now and 2025. unemployment rates, types of to cater for a 15 year supply to A labour force based approach industries and occupations maximise market choice and range of lot sizes. >> This researched the relationship –– Forecasting employment by between available industrial land >> The requirement, based on industry and occupation type and the projected blue collar two different methodologies (it has been assumed that labour force. the proportion of total white explained below, is between 287 >> Labour force assessment looks at worker population will increase and 525 hectares, depending future labour force based on the while blue collar employment on range of economic and unemployment rate, number of may decrease.) population outcomes. people at an age to participate in the >> The Land Use Plan is framed –– Understanding the hierarchy of economy and the mix of industries. around a take up rate of 35 office floor space This assessment does not estimate hectares per annum. –– Forecasting jobs by location future requirements of Specialised (e.g. working from home, workers >> There remains a need to identify a Industry and Defence or large scale who have a fixed location for large area of land of around 1000 port and gas related industries with a job or do not have a fixed hectares or more, located away low employment yields. from residential areas but still location but travel around) >> The Labour force based approach within access of a deep water port, –– Considering employment self results in a requirement per annum to accommodate future potential sufficiency and containment. of between 14 hectares (NTG base heavy industries and for further population projection series) to 18 gas based industries. hectares (high population projection series). Determining the amount of >> To support this growth 220 – 300 additional industrial land hectares of industrial land would Two methodologies were used in be needed between now and 2025. establishing sufficient industrial land >> These estimates do not take into for the Region’s growth. account future specific requirements of large scale industries.

80 APPENDICES GREATER DARWIN REGION LAND USE PLAN Glossary of terms

Activity Centres Affordable housing Densification / growth Are mixed-use urban areas where Housing that is affordable for lower Areas where medium and high density there is a concentration of business, to middle-income households, when development enable more dwellings to administrative, civic, retail, housing costs are low enough to be accommodated to meet the needs entertainment, employment, research, enable the household to meet other of a growing population. education and community uses and, basic, long-term living costs. For increasingly, residential development. example, housing costs should be less Medium density Activity Centres allow for clustering of than 30 per cent of the household There is no one definition of medium uses and activities to provide social, income for occupants in the bottom density housing. It is sometimes used environmental and economic benefits 40 per cent of household incomes. to refer to all housing other than for the community and business Lower income households are detached dwellings or high-rise flats, such as improved accessibility and households with income in the or to specific forms of single and two- productivity. They are an important bottom 10 to 40 per cent of all storey attached housing with group concept in urban planning for transit household income distribution. titles. It can be expressed in various oriented development, which seeks ways, including people per unit In the 2008 Federal budget, moderate to intensify land uses around public area, dwellings per unit area or floor income was determined as up to transport nodes to facilitate greater space ratio. It is most useful to define $70,000 for a household. sustainability in the way people and medium density housing in terms of goods move around cities. Source: Australian Government; land area per dwelling unit. In the context of This Land Use Plan, the Reference: Melbourne 2030, Department of Families, Housing, density generally assumed by the term City of Sydney 2030. Community Services and Indigenous Affairs. is around 60 – 150 sqm land area/ Accessible transport dwelling unit. Accessibility Accessible transport is public Reference: Australian Housing transport that meets the needs of Refers to the extent to which people and Urban Research Institute all residents, visitors and workers. are able to access employment, goods (Southern) 2002. Accessible public transport is vital and services, either through proximity for people with disabilities and those or transport links to connect places. Rural villages with impairments in particular, so Compact city A location that comprises residential that they have the opportunity to dwellings, some urban activity and is play a full part in society. Accessible The compact city is designed to not located within the urban footprint. transport ensures that every stage make more efficient use of existing in the journey can be accessed by land resources and infrastructure by people with disabilities. containing new development within existing urban areas. The compact city helps to reduce car usage as public transportation becomes more viable at higher urban densities. In addition, the compact city provides for better accessibility and reduced travel times, which help contribute to an improved quality of life.

TOWARDS 2030 APPENDICES 81 82 APPENDICES GREATER DARWIN REGION LAND USE PLAN TOWARDS 2030 IMPLEMENTATION 83 Department of Lands and Planning GPO Box 1680 Darwin NT 0801 www.nt.gov.au/planning