Anzac Park East and West Draft Detailed Conditions of Planning, Design and Development

ANZAC PARK EAST AND WEST DRAFT DETAILED CONDITIONS OF PLANNING, DESIGN AND DEVELOPMENT

1 INTRODUCTION ...... 4 PURPOSE ...... 4 SITE LOCATION ...... 5 ADJACENT BUILDINGS AND LAND USE ...... 6 SITE TOPOGRAPHY AND GROUND LEVELS ...... 7 PUBLIC OPEN SPACE ...... 8 HERITAGE ...... 9 URBAN DESIGN PROTOCOL ...... 11 BOUNDING STREETS ...... 12 PEDESTRIAN AND CYCLING CONNECTIONS ...... 13 PUBLIC TRANSPORT...... 14 ...... 15 PORTAL BUILDINGS ...... 15 ANZAC PARK WEST CAFETERIA BUILDING...... 17 BUILDING HEIGHT ...... 18 BUILT FORM, MASSING AND VARIATION ...... 20 ARCHITECTURAL CHARACTER & MATERIALITY ...... 22 BUILDING ARTICULATION AND UPPER LEVELS ...... 23 ...... 24 LAND USE ...... 24 DISTRIBUTION OF RETAIL AND ACTIVITY GENERATION ...... 26 ...... 27 STREET HIERARCHY ...... 27 CONSTITUTION AVENUE ADDRESS ...... 28 INTERNAL STREET ADDRESS ...... 30 PARKES WAY ADDRESS ...... 30 WENDOUREE DRIVE ADDRESS ...... 31 ACTIVE FRONTAGES ...... 31 LANDSCAPE CHARACTER ...... 33 INTERNAL OPEN SPACES ...... 35 MATERIALS AND STREET FURNITURE...... 35 PUBLIC ART ...... 36 LIGHTING ...... 36 WATER SENSITIVE URBAN DESIGN ...... 38 ...... 39 ACCESS ...... 39 INTERNAL CIRCULATION AND SITE PERMEABILITY ...... 40 SIGNAGE AND WAYFINDING ...... 41 CYCLE ROUTES AND INFRASTRUCTURE ...... 42 PARKING ...... 43

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INTRODUCTION The National Capital Plan (the Plan) is the strategy and blueprint and intentions for planning, designing and developing Canberra and the Territory. At a detailed level, the Plan sets out detailed conditions of planning, design and development for those areas identified as having the special characteristics of the National Capital (the Designated Areas). The Anzac Park East and West sites are within Designated Areas, specifically the Constitution Avenue and Anzac Parade Precinct. The Constitution Avenue and Anzac Parade Precinct Code of the the Plan requires detailed conditions of design and development to be developed for Anzac Park East and West. The detailed conditions must address (at a minimum) the following: building facades, including articulation, materials and colour access and circulation building form landscape structure and open space lighting and must not be inconsistent with the heritage values of the sites. This document sets out the detailed conditions for planning, design and development as required by the Plan for Anzac Park East and West. The conditions provide guidance on the planning and development of a mixed precinct at the intersection of Anzac Parade and Constitution Avenue in the Central National Area (CNA) of Canberra. The document describes , wide range of permitted land uses promoting a lively mixed use precinct and proximity to surrounding land uses including a mix of commercial office, public administration, symbolic landscape and tourist oriented development. These conditions reinforce the provisions of the Plan for the Anzac Parade and Constitution Avenue Precinct by requiring the delivery of high quality landmark buildings on the sites which are integrated into the surrounding urban environment. The document is intended to be complementary to, and to be read in conjunction with the Plan. Any development on the site is subject to works approval by the National Capital Authority (NCA) and assessment against the Plan and these detailed conditions of planning, design and development.

PURPOSE The overall success of the design and construction on these important sites hinges on the quality of the design response to the key themes outlined in this document. Each key theme is described by a set of objectives and development conditions that supplement the requirements of the Plan. The conditions build on the foundations set out in the Plan for the Constitution Avenue and Anzac Parade Precinct and other relevant parts of the Plan. In addition to the requirements of the Plan, these detailed conditions provide greater direction as to the expected development and planning outcomes on the site. These conditions making framework and provide a key tool for consideration of any master plan implantation strategies (MPIS), works approval applications or offsite works proposed on the site. Guidance on interpreting these controls on the site is provided, as well as the base expectations of the quality of design expected by the NCA at the works approval application stage.

SITE LOCATION The subject sites are located at the intersection of Anzac Parade and Constitution Avenue in Parkes, Australian Capital Territory. The sites sit either side of the Anzac Parade at its southern end and are bounded by Constitution Avenue and Parkes Way. Anzac Parade is a key ceremonial space of the city and the focus in National commemoration. Constitution Avenue is a major ceremonial avenue in the National Capital, as one of the key structural elements -west links. Constitution Avenue forms the base of the National Triangle. The significance of the Avenue should be reinforced by development of the sites.

Figure 1 Location Map showing subject sites and location within National Triangle

ADJACENT BUILDINGS AND LAND USE In close proximity to Anzac Park East and West are the Canberra Central Parklands (Kings and Commonwealth Parks), Rond Terrace, the Ben Chifley Building, St John Institute of Technology (CIT) Reid. Anzac Parade and the Memorials constitute a complex and multifunctional landscape which provides spaces and functions for all Australians to commemorate the sacrifice of their fellow citizens. Anzac Parade has special meaning for individuals and groups directly associated with particular theatres or functions of war and provide an environment to reflect upon and commemorate these experiences. Anzac Parade is also a high activity tourist destination and performs as an arterial road, pedestrian path and is part of wider urban open space network of suburban Canberra.

Figure 2 Adjacent Uses 1. Anzac Parade and Memorials 2. Commonwealth Park. 3 Rond Terrace 4 Kings Park(includes Blundells Cottage) 5 St John s Church and Graveyard 6 Site 7 CIT Reid 8 9 Ben Chifley Building 10 Lake Burley Griffin

SITE TOPOGRAPHY AND GROUND LEVELS Each sites falls away from Anzac Parade approximately five metres from the Constitution Avenue frontage to their frontages on Parkes Way.

Figure 3 Existing contours and landform of the sites.

PUBLIC OPEN SPACE There are significant public open spaces near the site. Public open space created on the site should therefore complement existing public open space, contribute to the use, enjoyment and safety of the urban domain generally, and foster interrelationships between the new building on the site and adjoining existing and potential future buildings. Figure 4 depicts the open space network within proximity of the site, including the following open spaces area within a 5-minute walk of the sites: Canberra Central parklands (Kings and Commonwealth Parks) Hasett Park Open spaces Anzac Parade and Residential Open Space behind CIT.

Figure 4 Nearby open space areas

HERITAGE

CULTURAL LANDSCAPE OF THE NATIONAL CAPITAL The site is adjacent to and contributes to the Commonwealth Heritage Listed Parliament House Vista. The and contribute the visual grandeur of the vista.

Figure 5 Cultural landscape of the National Capital showing the subject site important role The Parliament House Vista Heritage Management Plan (HMP) states: The Anzac Parade vista was accentuated by the construction of the two Portal Buildings on Constitution Avenue. Anzac Park East was completed in 1965 and Anzac Park West in 1967-68. The Portal Buildings, first proposed by the Griffins and in essence endorsed by Holford, framed the processional way to the Australian War Memorial, and gave a much greater measure of definition to the Land Axis. This provides context on the importance of the existing buildings on the wider cultural landscape of the National Capital. Redevelopment will need to carefully address this important contribution the Portal Buildings make to the the sites into an active and enticing community precinct.

INDIVIDUAL BUILDINGS Portal Buildings Portal Buildings Heritage List. The Portal Buildings are important for their paired relationship and framing arrangement of the Parliamentary Vista and location within the Parliament House n. The buildings were also

9 important for their role as public service offices, their architectural aesthetic values, and association with politicians and National Capital Development Commission of the day. The west Portal Building (Anzac Park West) includes the West Portal Cafeteria and its landscape setting.

EPBC ACT REQUIREMENTS The sites are listed on and are adjacent to a number of Commonwealth, National and ACT Heritage listed sites. Development will need to address these values and developers may need to refer proposals to the Commonwealth Department of the Environment for approval under the EPBC Act.

Figure 6 Commonwealth, National and ACT Heritage Listed Sites surrounding the area. Commonwealth and National Heritage sites in capitals.

URBAN DESIGN PROTOCOL The Australian Government, in collaboration with peak community and industry organisations and governments at all levels, has developed an Urban Design Protocol for Australian cities, which productive sustainable and liveable places for people through leadership and the integration of urban design of good contemporary urban places. The NCA is a The protocol includes the following road user hierarchy, which prioritises designing for sustainable transport modes over that of cars (Figure 7). The values expressed in the protocol underpin best practice in urban design, and help guide development in the National Capital.

Figure 7 Road User Hierarchy

BOUNDING STREETS The site is bounded by a number of high volume arterial streets. Anzac Parade and Constitution Avenue also perform important ceremonial and structural functions. The roads offer a number of opportunities and constraints in regards to pedestrian access and transport functionality around the site. Wendouree Drive offers access to Kings Park and will have greater importance point as the population along Constitution Avenue increases.

Figure 8 Current streets bounding the site

PEDESTRIAN AND CYCLING CONNECTIONS The arterial road character currently exhibited by Parkes Way acts as a significant barrier to pedestrian connection between Constitution Avenue, the Canberra Central Parklands and Lake Burley Griffin. However, there are some under and overpasses which permit movement into the parklands. There are currently no at grade pedestrian links across Parkes Way in the vicinity of the site. Constitution Avenue will offer a dedicated off road cycle way within the southern verge adjacent to each of the sites.

Figure 9 Current pedestrian and cycling connections and hierarchy

PUBLIC TRANSPORT The site is well connected to existing high frequency public transport routes with stops connecting the red rapid transit routes on the Constitution Avenue frontage of each site.

Figure 10 Current public transport routes and infrastructure adjacent to the site

DEVELOPMENT CONDITIONS BUILT FORM PORTAL BUILDINGS

OBJECTIVES Ensure the visual integrity of the Parliament House Vista by contributing to the framing of the land axis. Establish the site as a prestigious address for a landmark built form. Define a distinctive and geometrically engaging built character consistent with the national importance of the locality. Ensure the new Portal Buildings, as landmark elements of the sites, are of the highest architectural standard and appropriate to the location.

PLAN REQUIREMENTS Buildings to a maximum height of RL600 are permitted in the locations identified in Figure 81 [of the Plan]. Buildings to RL600 are contingent on meeting applicable heritage requirements. To ensure that a balanced building massing and portal effect is maintained at the southern end of Anzac Parade, buildings on the second site to be developed must be equal in height to those of the first site to be redeveloped. This is applicable only to buildings in the area subject to the maximum RL600 height limit. New buildings are encouraged to be delivered through design competitions in order to encourage innovation and design excellence.

DEVELOPMENT CONDITIONS The area of the site where RL600 is permissible must be as close to 25 metres as practicable, on its Constitution Avenue frontage as depicted in Figure 11. No elements of the buildings shall exceed RL600. Buildings shall be orientated and shaped as to reinforce the portal and framing effect on the Parliament House Vista. This requires a rectilinear design parallel to Anzac Parade. A buffer between the Portal Buildings (a no-build zone) and any other built form on the site is shown hatched in Figure 11. These areas are to be 25 metres wide. On building facades fronting Anzac Parade or Parkes Way, open balconies are not permitted. Enclosed wintergardens or similar alternative may be permitted where the built form presents as a continuous façade. Fan coil units, heat pumps or similar mechanical plant equipment are not permitted on balconies. Where clothes drying or storage units are proposed, they must be screened and integrated into the building design. No balconies or articulation elements are permitted to overhang the Anzac Parade frontage of the buildings. These elements should be set into the built form. Built form, massing and height will have significant influence on the character of Anzac Parade, Constitution Avenue as well as the wider CNA. Built form should be carefully developed with appropriate consideration of pedestrian comfort and amenity at street level, amenity to users of buildings, and visual impact on the surrounding and broader landscape structure of the CNA. Buildings are to have a predominantly vertical expression of articulation elements and not include transparent elements. Curtain wall glazing and predominantly glass facades will not be accepted. Plant and lift overruns must be incorporated as an integral part of building design of buildings such that they are not visible from Anzac Parade, the Parliamentary Zone or Parliament House. Building facades and materials used shall exhibit richness in texture and design quality. Building articulation, material and colour must be sympathetic to the heritage values of the adjacent National and Commonwealth Heritage listed places. Upper level facades on buildings other than the Portal Buildings will be composed of a balance of solid and void, opaque and transparent, and textured and smooth surfaces.

Figure 11 Required Portal Building Development layout and set out

ANZAC PARK WEST CAFETERIA BUILDING

OBJECTIVES Conserve the existing cafeteria building and ensure its integration with wider site planning and amenity.

PLAN REQUIREMENTS The management of heritage places should ensure that their use and presentation is consistent with their heritage values. Heritage places will be presented and interpreted to increase public awareness, understanding and enjoyment of the natural and cultural heritage of the National Capital and its conservation.

DEVELOPMENT CONDITIONS A heritage assessment should be undertaken to determine the values of the cafeteria building and define its curtilage. Sufficient space should be provided surrounding the cafeteria building to provide open space, solar amenity and servicing requirements. Development on the Anzac Park West site will need to address the heritage values of the cafeteria building.

Figure 12 Existing Cafeteria Building to be retained

BUILDING HEIGHT

OBJECTIVES Define a distinctive and engaging built character consistent with the national importance of the locality and contribute to the activity and vitality of Constitution Avenue. Ensure that minor elements above 25 metres are of high quality design and contribute positively to the Constitution Avenue streetscape and wider CNA. Provide quality spaces internal and external to the buildings which attain a high standard of amenity by designing for and best utilising solar and daylight access within buildings, streets, connecting laneways and open spaces.

PLAN REQUIREMENTS Buildings heights will generally be medium rise up to 25 metres above adjacent kerb levels to retain the landscape backdrop of the inner hills of Central Canberra. Buildings above 25 metres in height are to be the subject of wind testing, including down draught conditions and turbulence, to ensure the development does not have adverse impacts on building entrances and the public domain. Minor building elements that extend building heights above 25 metres will be considered where this enhances the architectural quality of the building, and fosters energy efficiency, indoor amenity and appropriate urban scale. Buildings to a maximum height of RL600 are permitted in the location identified [in the Plan]. Buildings to RL600 are contingent on meeting applicable heritage requirements. To ensure that a balanced building massing and portal effect is maintained at the southern end of Anzac Parade, buildings on the second site to be developed must be equal in height to those of the first site to be redeveloped. This is applicable only to buildings in the area subject to the maximum RL600 height limit.

DEVELOPMENT CONDITIONS Built form, massing and height will have significant influence on the character of the Anzac Parade and Constitution Avenue precinct as well as the wider CNA. Built form should be carefully developed with appropriate consideration of pedestrian comfort and amenity at street level, amenity to users of buildings, and visual impact on the surrounding and broader landscape structure of the CNA. On areas of the site permitted to be built to 25 metres, any minor building elements should not increase the building height as it presents to the street frontages and be setback from these building frontages. No habitable space is permitted above 25 metres.

the built form from RL600 to 25 metres. Building form and orientation should optimise solar access for residences, and maximise opportunity for daylight access to streets, connecting laneways and open spaces. Buildings must be designed to minimise unwanted wind effects by reducing wind acceleration around and between buildings and reducing downdrafts and turbulence at ground and podium level.

Figure 13 - Building Height controls of the Plan for the sites

BUILT FORM, MASSING AND VARIATION

OBJECTIVES Design and site buildings to allow for built form which expresses individuality, demonstrates high levels of articulation and creates quality address to the public realm. Development demonstrates the highest standards of urban design, sustainability, architecture and

Provide high quality and distinctive articulation elements which contribute to street frontages and ensure built form is of a pedestrian scale at street level.

PLAN REQUIREMENTS In regard to broad requirements for built form, the Plan requires that: Building forms, materials and finishes should be responsive to microclimate issues including solar access and wind. Use of sunscreen devices as articulation elements should be employed to achieve climate responsive façades. Provide climate protection to areas where retailing and service based developments form the predominant ground level use at the street. Overall consideration of height, colour, materials, and architectural and environmental quality, aimed at high quality nature, consistent with its role and its location within the Central Basin in general, and its relationship with the Central National Area in particular. Minimum floor to ceiling heights apply to the Constitution Avenue and Anzac Parade precinct and state:

floor to ceiling (mezzanine level permitted over 30% of ground floor) is to be a minimum 6.5 metres. Ground Floor (Residential) is to be a minimum 3.3 metres floor-to-ceiling Ground Floor (other uses, including commercial/office use) is to be a minimum 3.6 metres floor-to- ceiling 2.7 metres floor-to-ceiling minimum for all habitable rooms, 2.4 metres is the preferred minimum for all non-habitable rooms however 2.25 metres is permitted For two-storey units, 2.4 metres minimum for second storey if 50 percent or more of the apartment has 2.7 metre minimum ceiling heights For two-storey units with a two-storey void space, 2.4 metre minimum ceiling heights. Attic spaces are permitted, with a 1.5 metre minimum wall height at edge of room with a 30 degree minimum ceiling slope.

DEVELOPMENT CONDITIONS Recognise the broader urban context and important contribution the site has on the geometry of the city. Site layout and building massing must respond to the heritage values of the site and its context. In particular, consideration of the role of the site in framing and providing symmetry to the Parliament House Vista and its contribution to the wider cultural landscape of the National Capital must be demonstrated. Site design and spaces between buildings should be sufficient to provide outlook, daylight and sunlight access, and privacy for residents. Built form and massing must provide suitable areas for communal open spaces, deep soil zones and landscaping. The siting of built form and massing of development should contribute to the vision outlined in the Constitution Avenue Public Realm Handbook.

Buildings shall create a sense of enclosure to streets and related spaces. This should be enhanced by the creation of welcoming spaces with high levels of amenity and protection from sun, rain and wind at the building edge. Provide awnings, canopies and/or colonnades to ameliorate wind downdrafts and effects of summer sun onto footpaths, streets, connecting laneways and open spaces. Allow for both compositional clarity of sites at a distance and a richly detailed fine grained pedestrian experience and individual buildings up close.

Figure 14 - Indicative section describing building height and minimum floor to ceiling heights of the Plan

ARCHITECTURAL CHARACTER & MATERIALITY

OBJECTIVES Develop a palette of styles and materials, reflecting the varied land uses and providing activity and interest, particularly at street level. Particular attention should be paid to building form and roof profiles in areas of high visibility. Apply best practice building and environmentally sustainable design, detailing, and servicing strategies to minimise environmental impact in construction and operation. Composition, detailing and material selection of architectural elements should be carefully considered, with an emphasis on creating high amenity pedestrian environments and spatially stimulating, light filled places to live and work.

PLAN REQUIREMENTS The Plan requires that development in the National Capital adhere to the following principles: Substantial works of architecture, engineering and landscape within the Territory should be designed to contribute positively to the overall composition, symbolism and dignity of the National Capital. Development in the National Capital should seek to achieve harmony between architecture and landscape to give continuing effect to the City Beautiful and Garden City characters of the city. Within Canberra Central, roads, bridges, waterways and public landscaping projects should reinforce and complement the geometric lines of the Main Avenues. Vistas to major landscape features must be protected from and enhanced by development. Opportunities should be encouraged for the enhancement and reinforcement of the physical, symbolic and visual linkages to adjoining areas of the Inner Hills and the Central National Area. Urban development will be planned in a manner which promotes community vitality and safety, applies the principles of crime prevention through environmental design and recognises the needs of people with disabilities. New development, including public spaces, should: exemplify sustainability principles demonstrate excellence in urban design, landscape and architecture facilitate pedestrian connectivity and bicycle movements where appropriate encourage energy efficient development and land use.

DEVELOPMENT CONDITIONS All new buildings should demonstrate a recognition of the site context, the character of adjoining streets and open spaces in building design. Architectural responses to the sites should provide visually engaging building facades through articulated projection of walls, balconies and roofs such that buildings exhibit a unique identity. Development proposals should demonstrate how sustainability principles and energy efficiency are exemplified.

BUILDING ARTICULATION AND UPPER LEVELS

OBJECTIVES Create upper level façades which express internal uses and are visually rich, varied and interesting. Provide articulation elements which seek to improve solar access to indoor and outdoor rooms, optimise views into and surveillance of public spaces, optimise sunlit and shaded areas in the public domain, and enhance the interrelationship of building forms. Provide passive surveillance of the street below while preserving the privacy of building occupants. Balance the sense of enclosure with amenity to external public and communal open spaces, streets and laneways. Ensure modulation of building façades and entrances by requiring clear articulation of building elements, textures and materials, to provide interest and variety to the streetscape.

PLAN REQUIREMENTS The Plan provides requirements for minimum floor to ceiling heights for residential development above the ground floor. These are: 2.7 metres floor-to-ceiling minimum for all habitable rooms, 2.4 metres is the preferred minimum for all non-habitable rooms however 2.25 metres is permitted. For two-storey units, 2.4 metres minimum for second storey if 50 percent or more of the apartment has 2.7 metre minimum ceiling heights. For two-storey units with a two-storey void space, 2.4 metre minimum ceiling heights. Attic spaces are permitted, with a 1.5 metre minimum wall height at edge of room with a 30 degree minimum ceiling slope In regard to elements above the maximum 25 metre building height, the Plan states: Minor building elements that extend building heights above 25 metres will be considered where this enhances the architectural quality of the building, and fosters energy efficiency, indoor amenity and appropriate urban scale. High quality design requirements dictate that a design response will require a high level of thoughtful articulation for all facades of buildings.

DEVELOPMENT CONDITIONS The upper levels of buildings should not utilise large expanses of glass and shall take into account the visual integrity of buildings when viewed from Anzac Parade, Parliament House and the Parliamentary Zone. Articulation elements that encroach into the Constitution Avenue road reserve will only be considered when they contribute to a high quality and unique architectural outcome. Facade treatment will create a feeling of security in the street through passive surveillance while preserving privacy for building occupants. Balustrades bounding private external spaces will provide privacy to apartment interiors whilst allowing natural light and access to views. Fully glazed balustrades are not permitted. Living spaces within residences should be located to give outlook towards adjoining streets, connecting laneways and open spaces. Design and architectrue to facilitatate rainwater harvesting and installation of solar energy collectors is encouraged. Articulation elements, materials and finishes should be responsive to microclimate issues including solar access and wind. Use of sunscreen devices as articulation elements should be employed to achieve climate responsive façades when required. Rooftop gardens are encouraged on buildings other than the portal buildings.