Kippax Group Centre

Draft Master Plan

NOVEMBER 2015 Have your say

The Environment and Planning Directorate (EPD) welcomes comments on this draft master plan. You can make comments on the Kippax Group Centre draft master plan: Visit: www.act.gov.au/kippax Email: [email protected] Post: Kippax Group Centre Master Plan PO Box 1908, Canberra ACT 2601 Comments can be made until 5 February 2016 All comments will be taken into consideration when revising the master plan. The master plan will be considered by the ACT Government in 2016. If adopted, implementation of the master plan can commence.

© Australian Capital Territory, Canberra 2015 This work is copyright. Apart from any use as permitted under the Copyright Act 1968, no part may be reproduced without written permission from: Director General, Environment and Planning Directorate, ACT Government, GPO Box 158, Canberra, ACT 2601. Telephone: 02 6207 1923 Website: www.planning.act.gov.au Printed on recycled paper Privacy Before making a submission to this draft master plan, please review the Environment and Planning Directorate’s privacy policy and annex at www.environment.act.gov.au/about/privacy. Any personal information received in the course of your submission will be used only for the purposes of this community engagement process. Names of organisations may be included in any subsequent consultation report, but all individuals will be de identified unless prior approval is gained. Accessibility The ACT Government is committed to making its information, services, events and venues as accessible as possible. If you have difficulty reading a standard printed document and would like to receive this publication in an alternative format, such as large print, please phone Canberra Connect on 13 22 81 or email the Environment and Planning Directorate at [email protected] If English is not your first language and you require a translating and interpreting service, please phone 13 14 50. If you are deaf, or have a speech or hearing impairment, and need the teletypewriter service, please phone 13 36 77 and ask for Canberra Connect on 13 22 81. For speak and listen users, please phone 1300 555 727 and ask for Canberra Connect on 13 22 81. For more information on these services visit http://www.relayservice.com.au Contents

Definitions ii 4. Challenges and opportunities 37 4.1 Challenges 37 Executive summary 1 4.2 Opportunities 39 1. Introduction 3 5. The master plan 43 1.1 Master plan study area 5 5.1 Master plan structure 43 1.2 Block and section map 5 5.2 Vision 43 1.3 What a master plan does 5 5.3 Character statement 43 1.4 Master plan process 7 5.4 Planning principles 46 2. Planning context 9 5.5 Spatial framework 49 2.1 Strategic planning 9 5.6 Planning strategies 49 2.2 Statutory planning 13 6. Recommendations for implementation 63 2.3 Spatial ontextc 13 6.1 The process of change 63 2.4 Planning history 15 6.2 Territory Plan variation 63 3. Background and analysis 17 6.3 Land release 63 3.1 Community engagement 17 6.4 Public domain upgrades 63 3.2 Character and heritage 17 6.5 Commercial opportunities 63 3.3 Demographics 19 6.6 Further studies 63 3.4 Land use 21 3.5 Transport and movement 25 3.6 Public domain 29 3.7 Building design and height 31 3.8 Public safety 31 3.9 Environmental sustainability 33

planning.act.gov.au i Definitions Podium or building base refers to the lower Active frontages occur when people can interact storeys of a tall building that people passing by between the buildings and the streets and public see and interact with. It is designed to present an spaces, such as shop fronts, building entrances and appropriate human scale to the streets and public transparent building facades. spaces. Podiums can be used to transition down to lower-scale buildings, and minimise the impact of Active travel is travel that involves physical activity parking and servicing areas. such as walking and cycling. Active travel can also include walking and/or cycling involved when using Shared zone (or shared spaces) is a road or place public transport. where the road space is shared safely by vehicles, cyclists and pedestrians. A shared zone may include Active uses are uses that generate activity at the the removal of traffic lights, pedestrian barriers, ground floor. Active uses include cafes, shop fronts road markings and kerbs to give equal priority to all and building entrances. users and require negotiation between users. Blocks and sections are how areas of land are Solar access is the ability of a building or public identified in the ACT. The city is divided into space to receive sunlight without obstruction from divisions, suburbs, sections and blocks. The Territory other buildings. Plan zoning determines what activities/uses can occur on the blocks. Blocks are usually leased to Surveillance (or passive surveillance) is the ‘eyes on one entity. the street’ from residents and people going about their daily activities to create a sense of safety on Built form relates to the buildings, associated streets and public spaces. structures and surrounding public spaces. Transit-oriented development is the creation of Human scale reflects a sympathetic proportional compact, walkable communities located around high relationship between the built form and human quality public transit systems. dimensions where people are not overwhelmed by the built form. Human scale contributes to a Urban grain is the street pattern, size and person’s perception of buildings or other features distribution of blocks, scale of buildings and their in the public domain. It is typically referred to when relationship to each other. Urban grain includes the discussing the bulk and scale of development. hierarchy of street, the pedestrian connections, public places and linkages to public transport. Land use zones, which are allocated by the Territory Plan to all land within the ACT, define what land Visual cues are elements in the public domain that uses can or cannot occur on a piece of land. Zone contribute to a person’s understanding of a place. categories are residential (RZ), commercial (CZ), For example, buildings may gradually get taller as community facility (CFZ), industrial (IZ), parks and you travel closer to the town centre, providing an recreation (PRZ), transport and services (TSZ), and understanding that you are approaching a major non urban (NUZ). Sub-categories provide more centre. specific controls, for example RZ1 is a residential Water sensitive urban design (WSUD) is the zone for low density housing in suburban areas planning, design and/or construction of the built while RZ5 is a residential zone for high density environment to minimise water run-off and ensure housing in urban centres and along major transport any run-off causes the least amount of damage. It routes. See more about the zoning system at www. is also about wise use of that water to improve our legislation.act.gov.au/ni/2008-27 urban environment. Mixed-use development includes a mix of Wind shear refers to the potential for down complementary land uses such as restaurants and draughts from taller buildings or accelerated winds small shops at ground level and residences above. from tunnelling between buildings onto public Mixed use developoment can be horizontal or spaces. vertical.

ii Kippax Group Centre Draft Master Plan Kippax Fair shopping centre

planning.act.gov.au iii Pedestrian crossing on Hardwick Crescent west Executive summary

This draft master plan for the Kippax group centre This draft master plan incorporates and builds upon (the centre) has been produced by the ACT this body of work to address a range of issues and Government. It establishes what is important about challenges, including: the centre and identifies opportunities to enhance and build upon existing attributes. The draft master • the quality of the public domain and lack of plan sets out a vision, planning principles and outdoor meeting spaces within the centre policies to guide growth and development in the • identifying areas suitable for new commercial and centre over time. mixed-use residential development This document has been produced in response to • improving accessibility and connectivity for actions outlined in the ACT Planning Strategy (2012). pedestrians and cyclists The strategies relevant to the master plan seek to • strengthening the role of the group centre as a build a more equitable, efficient and compact city by public transport hub for West Belconnen focusing urban intensification around town centres, group centres and major transport corridors; and • responding to transitional impacts from the reinforcing the role of group and local centres to proposed West Belconnen development, as well function as social and commercial hubs for the as future changes in demand as facilities become communities they serve. available in West Belconnen. The draft master plan also seeks to address Some of the key actions proposed for the Kippax transitional impacts on the Kippax group centre, in group centre include: anticipation of new demand generated by residents • providing for new mixed-use residential of the proposed West Belconnen residential estate. development through identifying sites suitable for Preparation of the draft master plan has involved buildings of up to six storeys extensive research, analysis and engagement, • building upon the role of the group centre as a including: public transport hub for West Belconnen • integration of strategic planning directions and • upgrading Hardwick Crescent (east) to function as policy initiatives a pedestrian friendly main street • responding to outcomes from community and • establishing a community hub and pedestrian stakeholder engagement that was undertaken to plaza in association with the Kippax library inform the master planning process • allowing for additional retail expansion • consideration of background research, reports and • improving pedestrian connections within the analysis. centre to enhance the pedestrian environment and make it easy and safe for people to move The preliminary stages of this work involved a around strategic planning review, which was undertaken in anticipation of demand that the future West • strengthen the relationship between the group Belconnen community may place on Kippax. The centre and the playing fields through the provision strategic planning review provided a strong platform of new shared paths and active frontages on the for preparation of the draft master plan, and has eastern facade of Kippax Fair been strengthened by more recent activities, including findings from additional technical studies and ongoing stakeholder engagement.

planning.act.gov.au 1 Public artwork next to Kippax Library

2 Kippax Group Centre Draft Master Plan 1. Introduction

In 2012, key strategic planning documents for the This draft master plan incorporates and builds upon ACT were introduced including the ACT Planning the outcomes of the strategic planning review, Strategy, Transport for Canberra and AP2: A New along with a number of more recent background Climate Change Strategy and Action Plan for the studies and ongoing stakeholder engagement, ACT. The ACT Planning Strategy encourages a more to recommend a new vision, spatial framework, compact city by focusing urban intensification in planning strategies and recommendations that will town centres, around group centres and along the enable Kippax to continue to grow and remain viable major public transport routes. The ACT Planning into the future. Strategy identified the Kippax group centre for investigation of urban intensification. Commencing in 2013, a number of background studies were undertaken as part of a strategic planning review of the Kippax group centre (the centre). The review was initiated by Riverview Projects, who are working with the ACT Government to develop up to 12,000 homes in the ACT and NSW over a 30-40 year timeframe. The ACT portion of the proposed development is located on undeveloped land adjacent to the suburbs of Holt and Macgregor. The proposal is subject to a current Territory Plan Variation and National Capital Plan Amendment to rezone the land for the proposed uses. If approved, the ACT portion of the development will contain up to 6,500 dwellings. It is expected that future residents of West Belconnen will rely on the Kippax group centre in the short to medium term, or until a commercial centre is built in West Belconnen. The purpose of the strategic planning review was to examine issues, challenges and opportunities that may arise from this anticipated demand.

Shared-use paths through the open space

planning.act.gov.au 3 Figure 1: The Kippax master plan study area

e iv r D y e G r in o l nin F d e rra C re e k

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4 Kippax Group Centre Draft Master Plan 1.1 Master plan study area This draft master plan provides a vision, spatial framework and strategies to guide development of The study area for the Kippax group centre master the Kippax group centre over the next 20+ years. plan is illustrated by the dashed red line in Figure 1. The centre is located in the suburb of Holt in the A master plan is a non-statutory planning document. Belconnen district, and is bounded by Southern It can recommend the following: Cross Drive to the north, Moyes Crescent to the east and Starke Street and Hardwick Crescent to • Planning policies the west. The adjacent district playing fields are Potential changes and inclusions in the Territory included within the master plan study area as they Plan take the form of a new precinct code. The are important sport and recreational facilities for the Territory Plan is the key ACT statutory planning area, and fulfill an important role in terms of their document that provides the policy framework relationship and interface with the centre. for the administration of land use and planning. It specifies what can and cannot happen on The centre was established in the 1970s. Its each block of land. A precinct code sits within intended function was to provide weekly shopping the Territory Plan and provides place specific opportunities for the surrounding ‘neighbourhood planning controls. This master plan is informed by group’ of suburbs, primarily Holt, Latham, community input and makes recommendations Macgregor and Higgins. for a new precinct code for the centre about appropriate land use, building heights, building Today, the centre continues to provide services setbacks and location of active frontages. and facilities for these suburbs, as well as accommodating the more recent growth generated • Opportunities for land eleaser by increased residential development in West Land release is the sale of Territory-owned land, Macgregor. Additionally, the future West Belconnen otherwise known as land release. development is anticipated to increase demand for • Public domain upgrades services and facilities at the centre, particularly in Infrastructure and public space improvements the short to medium term or until a commercial are required to realise the vision and some centre is developed in West Belconnen (www. of the strategies of this master plan. There lda.act.gov.au/en/west-belconnen). The Kippax are opportunities for the private sector to Group Centre Master Plan will seek to address this contribute to the public domain through additional demand, while providing flexibility to partnerships with the government or as part of enable the centre to adjust as services and facilities off-site works. Works undertaken by the ACT become available in West Belconnen. Government will involve further investigations by various government agencies and funding 1.2 Block and section map consideration through future government budget bids. Public domain upgrades undertaken by Blocks and sections are referred to in this document the ACT Government are based on a number of and defined in the glossary. Figure 2 provides a quick considerations including population growth, the reference to help the reader identify these sites age of existing assets and infrastructure and the within the study area. wider budget context within the Territory. • Further studies 1.3 What a master plan does These may be required to progress some strategies that are either outside of what a A master plan defines what is important about a master plan can achieve or may take more time place and identifies opportunities for preserving and to investigate. enhancing the quality of that place. A master plan offers town and group centres long-term planning frameworks for urban renewal and is guided by key actions and strategies identified in the ACT Planning Strategy for a more compact and efficient city by focussing urban intensification in these areas.

planning.act.gov.au 5 Figure 2: Block and section map

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69 So 49 uthe 25 rn 21 67 Cros 68 37 s D rive 18 46 70 86 60 1 65 1

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BLOCK AND SECTION MAP

6 Kippax Group Centre Draft Master Plan 1.4 Master plan process Figure 3: Master plan process The master plan process includes three main stages (Figure 3), with opportunities for stakeholders and Master Plan Process the public to provide input in stages 1 and 2 of the master plan process. Background The process commenced with Stage 1 and involved analysis and scope gathering and analysis of information, including project community engagement, to help inform the preparation of this draft master plan. For Kippax, this process was informed by the Strategic Planning Review. 1 Stage The draft master plan represents Stage 2 of the Project launch and process. Feedback on this draft master plan is sought discussion paper. from stakeholders and the community. Feedback will Seek community input for 6 weeks be used to inform Stage 3, the development of the final master plan for government consideration. Implementation of the master plan may include land release, capital works (subject to future budgets) Prepare draft and new planning controls in the form of a precinct Master Plan code in the Territory Plan. Figure 3 shows how the preparation of a precinct code can run concurrently with the master planning process. Stage 2 Stage

1.4.1 Community engagement Community The master plan process includes community engagement on engagement with a number of stakeholders at key draft Master Plan, stages of the master planning process. Community and directorates stakeholders with key Engagement for 6 weeks engagement forms a critical part of the analysis in the early stages of the master planning process and in refining recommendations in the draft master Prepare final plan. Master Plan considering input The background and analysis section of this draft from stakeholders master plan and the Community Engagement and community Snapshot – Stage 1 provides details of how community engagement has been undertaken and 3 Stage a summary of messages heard from the first stage of community engagement. See the snapshot at: Plan Territory to the variation and Precinct Code of draft Preparation www.act.gov.au/kippax Final Master Plan

Implementation Precinct code, land release, further studies and public domain upgrades which will be subject to future government budget processes.

planning.act.gov.au 7 Kippax Public Library 2. Planning context

2.1 Strategic planning Figure 4: ACT Planning Strategy focuses growth The draft master plan is a strategic policy document in town centres, around group centres and along transport corridors. that seeks to translate the ACT Government’s broader metropolitan policies at a local level. The following section outlines the policy context that applies to the Kippax group centre study area. 2.1.1 ACT Planning Strategy The ACT Planning Strategy (2012) responds to the changes in ACT’s economic, demographic and environmental circumstances. The strategy outlines a series of directions that will create a more sustainable city: • focusing urban intensification in town centres and group centres supported by public transport to improve the vibrancy of centres • improving the urban quality and liveability of Canberra • managing the land and natural resources of the area to conserve where appropriate and to manage growth to ensure a prosperous region • supporting convenient access to a range of facilities, services and opportunities for social interaction by reinforcing the role of group centres as community hubs. Strategy 1 is of particular relevance to this process and promotes a more compact and efficient city by focussing urban growth in town centres, around group centres and along main transit corridors (Figure 4). 2.1.2 Transport for Canberra Transport for Canberra (2012) is a companion policy 2.1.3 Climate change action plan to the ACT Planning Strategy. It seeks to integrate urban planning and transport to ensure that AP2: A New Climate Change Strategy and Action Plan Canberra grows in a way that is sustainable, compact for the ACT (2012) is the ACT Government’s strategic and vibrant and that maximises opportunities for policy on climate change. AP2 guides the Territory’s urban renewal. Key policy directions include: strategy to reduce greenhouse gas emissions by 40% • integrating land use and transport through the of 1990 levels by 2020 and to transition the ACT to Frequent Network of public transit corridors zero net emissions by 2060. • making walking and cycling the easiest travel AP2 provides a pathway to achieve emission options to encourage active travel reductions through energy efficiency and increased • strategically managing the road network and use of renewable energy. It also identifies parking. opportunities for improved environmental In addition the importance of building an Integrated performance of buildings and infrastructure. Transport Network will help to improve the The projections for the ACT and region are for an efficiency and effectiveness of Canberra’s transport increasingly hotter and drier climate with more network. Integrated transport networks generate extreme weather events. Since 2009 the ACT economic opportunities and jobs. They are also a Government has been taking mitigation actions and catalyst for creating vibrant and attractive urban assisting the community to increase its resilience. environments.

planning.act.gov.au 9 Examples of significant mitigation measures are: The proposed development is subject to a variation to the Territory Plan, an amendment to the National • legislating emission reduction targets for the ACT Capital Plan and a rezoning of the Yass Valley Local in 2010: zero by 2060; 80% by 2050; 40% by 2020 Environment Plan. In addition environmental (based on 1990 levels) approvals are required under both the • investing in renewable energy sources (solar and Commonwealth and ACT legislation for development wind) to meet the ACT’s renewable energy target in the ACT. of 90% by 2020 (introduced in 2013) Draft Variation 351 to the Territory Plan (DV351) • introducing the Energy Efficiency Improvement proposes to rezone the ACT land for urban Scheme obliging ACT electricity retailers to help development including residential, commercial and customers save energy community uses. DV351 also proposes to amend the • adopting the Carbon Neutral ACT Government Murrumbidgee River corridor boundary to reflect Framework with its target of zero net operational recent environmental surveys to protect Pink Tailed emissions by 2020 Worm Lizard habitat and Box–Gum Woodland and introduce a nature reserve overlay to the river • investing in public transport, including Capital corridor. Metro light rail, and improving the cycle networks. DV351 was released for public consultation from 2.1.4 ACT water strategy 22 May to 6 July 2015. The public consultation was The ACT Water Strategy 2014–44: Striking the undertaken in conjunction with the National Capital Balance was endorsed by the ACT Government in Authority’s consultation on Draft Amendment 85 July 2014. The strategy incorporates three themes (DA85) of the National Capital Plan. A recommended and a detailed implementation plan. It will guide the version of DV351 and a report on consultation is management of the Territory’s water supply, water being considered by the ACT Minister for Planning. resources and catchment practices over the next 30 years. It builds on the original ACT Water Strategy, The urban development proposal for West Think Water, Act Water. While the emphasis of the Belconnen covers an area immediately adjacent original strategy was on water security following to the existing suburbs of Holt and Macgregor the 2003 bushfires and the Millennium Drought, (Figure 5). Due to the location of the proposal, it is the new strategy is focussing on improved water anticipated the residential development will bring quality in lakes and streams and greater community transitional pressure on the Kippax centre until participation in a number of key components, such the main West Belconnen commercial centre is as improving catchment health. operational. The timing for the main commercial centre will be dependent on land release, 2.1.5 West Belconnen Urban Development population growth and housing demand. However the commercial centre’s full-line supermarket The ACT Planning Strategy provides the long-term is not permitted within eight years from the planning policy and goals to promote orderly and commencement of DV351. In the interim, West sustainable development, consistent with the Belconnen residents are expected to use other social, environmental and economic aspirations of centres for retail and services, particularly the ACT residents. In the ACT Planning Strategy, the Kippax centre. West Belconnen site is marked as a ‘future urban investigation area’ for future possible settlement. To ensure the long term viability of the Kippax centre, this draft master plan aims to recognise the The West Belconnen site is anticipated to possible impacts of the West Belconnen proposal accommodate approximately 6500 dwellings and on the Kippax centre, before and after West associated retail and community infrastructure. Belconnen’s main commercial centre and full-line A 360 hectare conservation corridor along the supermarket is built, and makes recommendations Murrumbidgee River is also proposed. The to address these impacts. There is an opportunity to development extends into NSW, in the area known plan for these impacts to ensure the Kippax centre as Parkwood, where there will be potential to is resilient to change and can retain its viability after accommodate a further 5000 dwellings and add 220 this transitional period. hectares to the conservation corridor.

10 Kippax Group Centre Draft Master Plan Figure 5: Proposed West Belconnen Urban Development

Proposed Parkwood Development DUNLOP

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Molonglo River

kilometres 0 0.5 1 1.5 2 2.5 3

planning.act.gov.au 11 Children’s playground

12 Kippax Group Centre Draft Master Plan 2.2 Statutory planning 2.3 Spatial context 2.2.1 National Capital Plan In the 1960s the National Capital Development Commission identified several districts outside of The National Capital Plan is the strategic plan for Canberra’s central area through the Metropolitan the ACT that is managed by the National Capital Plan for Canberra, a strategy developed to guide Authority. It ensures that Canberra and the Territory the city’s long-term growth. The strategy involved are planned and developed in accordance with their establishing a number of districts, or new towns, national significance. separated from one another by hills, ridges and The National Capital Plan includes ‘designated’ rivers. The district of Belconnen, located 10 areas, which are areas considered to be of national kilometres west of the city, was the second of the importance and include the central national area, new towns to be established. national institutions, diplomatic areas, Lake Burley Each district was planned within a hierarchy of Griffin, approach routes to the city and hills, ridges, commercial centres that includes town, group and and buffers. local centres. This structure was intended to help The study area associated with the Kippax Group Centre develop strong communities that had good access to Master Plan does not contain any designated areas. services and jobs. Town centres generally serve their wider district as the main commercial focus. Group 2.2.2 Territory Plan centres provide shops and services for a ‘group’ The Territory Plan is the key statutory planning of suburbs and local centres typically cater for a document in the ACT, providing the policy single suburb or precinct. The ACT Planning Strategy framework for the administration of land use and supports the centres hierarchy approach, and planning in the ACT. The purpose of the Territory encourages a more compact city by focusing urban Plan is to manage land use change in a manner intensification in town centres, around group centres consistent with strategic directions set by the and along the major public transport corridors. ACT Government, Legislative Assembly and the The Kippax group centre is located in the Belconnen community. district, in the suburb of Holt. The centre is one The Kippax group centre predominantly lies within of five group centres in Belconnen, along with commercial zonings (Figure 6). Land adjacent to Charnwood, Hawker, Kaleen and Jamison (Figure 9). Southern Cross Drive and Starke Street contains a mix of land use zones including: residential, Residential Zone 2: Suburban Core (RZ2: Suburban Core) and Residential Zone 1: Suburban Zone (RZ1: Suburban Zone); community (Community Facility Zone: Community Facility Zone (CFZ: Community Facility Zone); and urban parks and recreation (Parks and Recreation Zone 1: PRZ1: Urban Open Space Zone). A Territory Plan variation is a likely outcome of the master plan. The variation will implement a new precinct code into the Territory Plan to update the current Holt Precinct Code and Map, which includes the centre. A precinct code outlines place specific planning controls such as land use, building heights, building design elements, building setbacks and where active frontages should be located. Development applications for development in the centre are submitted and assessed against the Holt Precinct Code and other general codes of the Territory Plan.

planning.act.gov.au 13 Figure 6: Territory Plan land use zones

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l LEGEND o rey RZ1: Residential D RZ2: Suburban Core rive LATHAM CZ1: Core MACGREGOR CZ2: Business CZ3: Services 69 CZ6: Leisure and Accommodation Sout 49 hern CFZ: Community Facilities 21 25 67 Cros 68 37 s D rive PRZ1: Urban Open Spaces 18 46 PRZ2: Restricted Access 70 60 86 Recreation 1 65 TSZ1: Transport 1 66 12 2 61 51 88 47 22 13 52 64 11 3 4 36 10 4 59 6 e t 6 H re 5 a t r S t d ve Luke Stree w a ic h k C 1 C re 35 s 89 c e n

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TERRITORY PLAN LAND USE ZONES

14 Kippax Group Centre Draft Master Plan 2.4 Planning history Figure 7: Kippax Fair (1978) The Belconnen district was identified through the (courtesy Archives ACT) former National Capital Development Commission’s Y-plan, which focussed on establishing a structure for growth in Canberra through developing a series of relatively self-contained new towns and decentralising retail and employment opportunities to town centres. The towns were designed to form a linear corridor, radiating from a central area to form a central ‘Y’ shape. Development of the new towns commenced in the 1960s with the establishment of Belconnen, Woden and Weston Creek. The suburb of Holt is named after Prime Minister Harold Edward Holt. Harold Holt was Australia’s 17th Prime Minister and was in office between January 1966 and December 1967. Figure 8: Shops in Kippax Fair (1978) The street name theme for Holt is sportsmen and (courtesy Archives ACT) sportswomen and the suburb was developed as part of the y-plan’s first phase of settlement (1966–71), along with several other suburbs on the southern edge of the new Belconnen district. The development of the Kippax commercial centre followed, commencing with construction of the Kippax Health Centre, which opened in 1975. Kippax Fair, named after the prominent Australian cricketer Alan Falconer Kippax, opened shortly afterwards, in 1977 (Figures 7 and 8). Kippax Fair was developed in order to provide weekly shopping opportunities for the surrounding group of neighbourhood suburbs primarily comprising Holt, Macgregor, Higgins and Latham.

planning.act.gov.au 15 Figure 9: Spatial context for Kippax group centre New South Wales

Australian Capital Territory Proposed Parkwood Development

Charnwood group centre

Kaleen Kippax group centre group centre Lake Ginninderra

Proposed West Belconnen Belconnen town centre Development Hawker group centre Jamison 5 Kilometres group centre

Black Mountain

Lake Murrumbidgee National Burley River Aboretum Griffin Canberra

Molonglo Valley

kilometres 0 1 2 3 4 5

16 Kippax Group Centre Draft Master Plan 3. Background and analysis

3.1 Community engagement Further information on community feedback can be found in the Community Engagement Snapshot Consultation for the Kippax group centre master – Stage 1 available at www.haveyoursayplanning. plan includes two main stages. Each stage informs act.gov.au . All feedback was considered by the the master plan as it evolves. master plan project team. Where appropriate, key messages and relevant background information has 3.1.1 Stage 1 – February to May 2014 informed the development of this draft master plan. In 2013, a strategic planning review of the Kippax group centre was undertaken, in anticipation of 3.1.2 Stage 2 – Draft master plan the demand that the proposed West Belconnen Stage 2 community engagement is seeking development will place on Kippax. The purpose of community feedback on this draft master plan. The the review was to develop a greater understanding feedback will be used to further refine the master of how the Kippax group centre functions, as well as plan before it is presented to government for existing and future capacities to service the growing consideration. West Belconnen community. The Kippax group centre master plan will incorporate and build on this Community engagement will also be undertaken on work. any changes to the Territory Plan through a separate consultation process. Stage 1 engagement activities included community information and feedback sessions, a survey, stakeholder interviews, a lessee and traders meeting 3.2 Character and heritage and child and youth engagement. These activities helped to identify key issues from the community 3.2.1 Character and stakeholders, and challenges and opportunities The existing centre contains three distinct for the centre. A total of 118 survey responses character precincts (Figure 10). These precincts are were received. Many members of the community identifiable by their location, land use, built form also contributed through direct discussion with the and landscape character: strategic planning review’s project team. • The centre core precinct – contains a diverse mix Some of the key messages from Stage 1 of of retail, commercial, professional and community community engagement included: services, including Kippax Fair. The shopping centre itself is largely internally focussed but does • The centre is valued for its convenience, diversity include a number of active and dual frontages, of shops and suburban character. mainly along the western facade of the building. • General support exists for retail expansion. Building heights are generally one and two storeys. • General consensus is that the current layout and • The commercial, retail and residential precinct design of the centre, as a whole, is not effective – has a combination of mixed use (commercial/ and results in safety issues and fragmentation retail/residential), strip retail, community facilities within the centre. and commercial land uses. Building heights vary between one and three storeys. • Community service providers expressed a desire to reinforce their close collaboration and strong working relationships through the development of a community and health services hub. • Community members were eager to ensure that independent retailers and a wider variety of shops and services are catered for and encouraged into the future.

planning.act.gov.au 17 Figure 10: Current character precincts

Commercial, retail and residential precinct LATHAM

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Open space and sports precinct Holt District Playing Fields West Belconnen Kippax Kippax Centre core Child/ Family Library Fair precinct

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CURRENT CHARACTER PRECINCTS

18 Kippax Group Centre Draft Master Plan • The open space and sports precinct – offers 20–34 age range and family households accounting district level sport and recreation facilities and for 72% of all households in the Belconnen district. comprises a number of public playing fields and However, the area has also experienced growth two enclosed ovals. One enclosed oval is primarily in older adult age groups, indicating an ageing used for AFL and cricket, while the other is leased population; this is consistent with state and national by the Canberra Raiders club and is used for rugby trends. league. The population of the Kippax catchment area The ovals and playing fields are heavily utilised (comprising suburbs of Holt, Higgins, Latham, and for competition and training and accommodate Macgregor) was approximately 18,100 in June all codes of football, including soccer, touch 2014. The catchment has seen rapid growth in football and oz tag. Three smaller playing fields recent years, which is primarily attributed to recent in the south-eastern corner of the study area are development in West Macgregor. The suburb of currently switched off . These playing fields could Holt is the second largest in the catchment (after be reinstated in the future as the community’s Macgregor), supporting a population of nearly 5000 needs change. residents. 3.2.2 Heritage In 2013, the median age of Holt residents was 36, which was slightly higher than the Belconnen The buildings in the centre do not exhibit a high district median age of 34. Household composition is standard of architectural interest and there are no comprised mostly of couples with children (25.5%), nominated or registered heritage buildings, places couples without children (26%), lone person or artworks in the centre. households (31%) and one parent families (13%). Additionally, there are no known heritage places The need to support young families and an ageing and objects in the master plan study area and, as population has implications for the provision of the area is highly urbanised, it is considered by ACT community and recreation services and facilities, Heritage that the presence of unrecorded heritage as well as the design of the public domain. These sites is very unlikely. will need to meet the needs of a diverse population and respond to issues such as mobility, access and 3.3 Demographics connections with surrounding areas. Providing housing choice close to facilities and public 3.3.1 Population transport will be important aspects of responding to Growth and change in Canberra’s population will the needs of the local community. generate demand for housing, offices, retailing, 3.3.2 Employment services, community facilities and associated infrastructure. In December 2014, the population The labour force size and employment categories of the ACT was estimated to be 387,600 and, with within the Kippax group centre are commensurate a current annual growth rate of 1.1%, the ACT with, and typical of, its status as a group centre in resident population was assumed to be 390,000 the hierarchy of metropolitan centres. The primary in July 2015. The ACT population is projected to role of group centres is to provide weekly grocery reach 430,400 by 2021 and 493,500 by 2031 (ACT shopping opportunities and business, recreation and Goverment projections). community services to the neighbourhood group of suburbs, defined as a catchment of 15,000–20,000 The Belconnen district incorporates 25 suburbs in people. an area of 113.6 km² and in June 2014, supported a population of 96,934. This represents an 11% In 2011, there were an estimated 770 people increase, when compared to 2004 population data, employed within or close to the centre. The indicating that the Belconnen district consistently majority of employment opportunities fell within accounted for one quarter of the ACT population the following sectors: retail (31%), education and during this 10 year period. training (18%), accommodation and food services (14.9%) and health care and social assistance The Belconnen district primarily comprises young (12.6%). families, with the largest residents’ age cohort in the

planning.act.gov.au 19 Figure 11: Demographic snapshot for the Kippax group centre catchment area

TRANSPORT MODE TO WORK KIPPAX CATCHMENT AREA ACT

0.0% 10.0% 20.0% 30.0% 40.0% 50.0% 60.0% 70.0% 80.0% 90.0% 100.0%

DWELLING STRUCTURE POPULATION

HOLT (4,858) KIPPAX CATCHMENT AREA

KIPPAX CATCHMENT AREA (18,100)

BELCONNEN

BELCONNEN DISTRICT (96,934)

ACT HOUSING COMPOSITION

31%

26%

25.5%

13%

MEDIAN AGE 1%

4.2%

PROJECTED POPULATION

WODEN VALLEY 21,000

20,000 TUGGERANONG 19,000 HOLT BELCONNEN/CITY 18,000

17,000 GUNGAHLIN 16,000

15,000

14,000

13,000 1991 2031

KIPPAX CATCHMENT DEMOGRAPHICS (excludes proposed West Belconnen development)

20 Kippax Group Centre Draft Master Plan 3.4 Land use primarily comprise residential development, mixed commercial and retail, the Magpies Sports Club, 3.4.1 Land custodianship multiple eateries, and personal and professional The centre is leased by a mix of private lease holders services. Development in Commercial Zone 3: and the ACT Government (Figure 12) and comprises Services (CZ3: Services) consists of a mix of services, a number of land use zones. Each land use zone retail, trades, offices and depots. The allowable has zone objectives under the Territory Plan that floor space is generally limited for shops and outline the type and mix of uses and the associated supermarkets in this zone. character. CZ3 land use zone is currently in place on the A key function of the draft master plan is to identify western edge of the study area, adjacent to Starke opportunities for private leaseholders to redevelop Street. This area comprises a diverse range of and contribute to an improved public domain. existing land uses including the West Belconnen Considerations will include where it is appropriate Child and Family Centre, the YMCA early learning to sell unleased land and the types of land uses that centre (child care), a gym, various eateries, could occur on these blocks. The ACT Government professional services and strip retail. The land use manages unleased land in the centre, which is zone in this area allows for services and commercial primarily comprised of three large surface car parks facilities that encourage diversity and activities that support land uses in the commercial (CZ1 and CZ2) It is possible that areas of surface parking zones. within in the study area could be released for sale and subsequently developed for a range of Residential use is permitted in all three of the above land uses. Future development may need to commercial land use zones. replace existing public parking, as well as provide The study area also includes CZ6: Leisure and additional parking to meet future demand and Accommodation, which incorporates the Raiders the requirements associated with proposed land Belconnen Club and an area of surface car parking uses. Such development proposals will also need to adjacent to Hardwick Crescent. The purpose consider temporary parking arrangements during of this zone is to provide for the development construction and adhere to the requirements of the of entertainment, accommodation and leisure government’s parking policy at the time. facilities and to ensure they are protected against 3.4.2 Commercial and retail more traditional commercial uses. Residential development is not permitted within this zone. The Kippax group centre currently supports 11,500m² of retail and commercial space, 3.4.3 Community facilities approximately 8000m² of this is space located within Community facilities generally operate within a Kippax Fair. Retail analysis undertaken 2014 found hierarchy of provision, with different scales of that the Kippax group centre has the potential infrastructure servicing different sized catchments. to support an additional 10,000m² of retail and Defining where facilities align within catchments can commercial space and opportunities in this regard be challenging given the need to service changing are being explored through the master plan. communities and increasing populations. Existing development in the commercial core largely Provision of community facilities at the sub-district consists of Kippax Fair (including Aldi), smaller level is defined by a catchment comprising multiple commercial tenancies, the Kippax Library, surface suburbs. By their very nature, group centres carparks and the bus interchange on Hardwick therefore generally provide services at this level. Crescent. This precinct is zoned Commercial Core The provision of services at the district level is Zone 1 (CZ1: Core Zone), which provides the most defined by a larger catchment, as generally serviced flexibility in terms of allowable uses and restrictions by town centres. on floor space. The Kippax group centre, and its immediate surrounds, Land immediately north and south of Kippax Fair is fulfil an important role through the provision of currently zoned Commercial Zone 2: Business Zone community facilities at the sub-district (CZ2: Business Zone). Existing uses in these areas

planning.act.gov.au 21 Figure 12: Land custodianship

F

l LEGEND orey Leased Territory land

Drive Government Lease - LATHAM Public Land MACGREGOR Government Lease - Not Public Land Private Lease - Public 69 Land Sout Land Development 49 hern 21 25 67 Cros Agency 68 37 s D rive TAMS - Public Land 18 70 46 86 60 TAMS - Public Places TAMS - Vacant (other) 1 65 1 TAMS - Other Unleased 66 Assets 61 51 12 2 Other ACT Government 47 Agency - Not Public 22 13 52 88 64 Land 11 3 4 36 TAMS - Roads 10 4 59 6 e t 6 5 tre S e t v Luke Stree a h H C 1 a rd 35 w 89 i ck

S C 26 2 r et t e 34 re

a s t c S r e k nt 1 k

e 53 4 lac 3 F

S 2 t M

r 1 o

e ye

e t s C re 55 sc en t

Powell Street HOLT H 51 50 a rd w ic k C 45 re 52 s c e 54 n t

35

arke Street eet St tr

ghton S u a n c a

M HIGGINS

LAND CUSTODIANSHIP

22 Kippax Group Centre Draft Master Plan and district levels. District level facilities within 3.4.4 Sport and recreation facilities and close to the centre include the Kippax Library, The centre is immediately adjacent to the Holt the West Belconnen Child and Family Centre and district playing fields, which provide a high quality Cranleigh School. district level facility catering to a broad range of sports and user groups (Table 2). The playing While the centre includes a number of community fields are heavily utilised year round and contain a facilities, the study area includes only one block of mix of publicly available grounds, enclosed ovals, land which is currently zoned Community Facility Zone tennis courts and two inactive fields (Figure 13). (CFZ), the former Kippax Health Centre is located here. The inactive fields were ‘switched off’ by the ACT The majority of community facilities within the study Government some years ago because of water area are located within commercially zoned land. restrictions, but offer the potential to be reinstated Community facilities located within commercial and and build future capacity if required. community facilities land use zones are identified in Table 2: Sport and recreation facilities Table 1 and Figure 13. Facility type Description In the short to medium term, as demand from the proposed West Belconnen development increases, Sport Kippax Tennis Club (4 courts) urban intensification through population growth and the resulting increase in people utilising the Kippax Sport Holt District Playing Fields group centre is likely to result in additional demand (bounded by Southern Cross for community facilities. This may place pressure Drive [north], Hardwick Crescent on existing facilities or create demand for new or [west] and Starke Street [south]) different types of facilities. Sport Enclosed oval—supports AFL and cricket (ACT Government facility) Given the current mix of residents and future demographic and population projections for the Sport Enclosed oval—supports rugby Kippax group centre catchment and West Belconnen league (Leased by Raiders development, it is expected there will continue to be Belconnen Club) a high demand for services and facilities for children, Sport Pavilion—change rooms, storage families and the older generation. and other basic provisions Table 1: Community facilities within Kippax master (corner of Flack Street and Moyes plan study Crescent) Facility Location Sport Old ½ pipe—not functional

West Belconnen Child Block 10 Section 52 Club Raiders Belconnen Club and Family Centre Club Magpies Sports Club YMCA Early Learning Block 11 Section 52 Recreation Children’s playground— Centre immediately south of Kippax Kippax Library Block 4 Section 88 Library Belconnen Community Block 22 Section 51 The area associated with the playing fields also Service performs an important function as part of a broader water sensitive urban design and storm water Dental surgery (private) Block 22 Section 51 management strategy. This is most obvious through Ginninderra Catchment Block 22 Section 51 the presence of a number of grassed swales and Group floodways within the playing fields precinct, which channel water downstream towards a detention National Health Co-op Block 59 Section 51 basin north of Southern Cross Drive, where it Magpies Sports Club Block 25 Section 51 subsequantly discharges into Ginninderra Creek. Raiders Belconnen Club Block 55 Section 50

planning.act.gov.au 23 Figure 13: Community, sport and recreation facilities

LEGEND Aged care

Arts and culture G e in iv n Childcare r ind D er ra C After school care y ree e k r Community services o

l

F

Education

Licensed clubs MACGREGOR Medical facilities Places of worship Outdoor recreation LATHAM facilities Playgrounds Community facility zoned land

S out her n C ros s D rive

e t Kippax tre S Fair ve a H h a C rd w i ck C eet r tr es S

c

e k

n t

lac

F

S M

t o

a ye r

k s

e C

r

S

Powell Street e H s t c r HOLT a e e rd n e w t t ic k C r e s c e n t

t e e r t S n o HIGGINS

ght u a n

ac

M

COMMUNITY AND SPORT RECREATION FACILITIES

24 Kippax Group Centre Draft Master Plan 3.5 Transport and movement Primary connections to the centre from surrounding suburbs comprise a number of underpasses, 3.5.1 Public transport which also form part of the wider path network, The Kippax group centre is located immediately a signalised intersection on the corner of Florey south of Southern Cross Drive, which is identified Drive and Southern Cross Drive, and a number as a major public transport corridor in Transport of strategically located pedestrian refuges and for Canberra (2012) and is classified as part of the crossings in and around the centre. Frequent Public Transport Network. Accordingly, the While the centre is reasonably well connected centre acts as the major focus for bus movements in to adjacent suburbs, evidence suggests that low the area (Figure 14). numbers of people access the centre through The centre is currently serviced by two Blue Rapid cycling and walking. This could be due to a number bus routes on weekdays. These are supported of factors, including: by local and Xpresso services. Weekend services • large areas of centrally located surface parking are scaled back to provide lower frequency, local which can be difficult to navigate, particularly for services. people who are mobility impaired, resulting in a Park and Ride facilities are available within Hardwick sense of dislocation within the centre. Crescent and along Moyes Crescent. The Hardwick • concerns about personal safety Crescent facilities are heavily utilised and also contain a Bike and Ride facility (bike cage). The • insufficient cycle facilities and infrastructure (such Moyes Crescent facility provides more parking as on-road cycle lanes and bike racks) within the spaces but is not well utilised. This may be attributed centre to a number of factors including its location away • the playing fields currently present a barrier for from the group centre, lack of passive surveillance, cyclists and pedestrians due limited connections and the absence of Park and Ride signage. between Moyes Crescent, Starke Street (south) and the centre core. 3.5.2 Light rail Transport for Canberra (2012) establishes a The Kippax Group Centre Master Plan will Frequent Network of rapid public transport corridors explore opportunities to decrease reliance on car with high frequency, all day transport services. The commuting and encourage more active travel. The Frequent Network is integrated with a coverage existing active travel network is illustrated in Figure bus network, which ensures that all Canberrans 15. Barriers to walking and cycling are illustrated in have access to public transport. The government Figure 16. is currently investigating how public transport on the rapid Frequent Network can be improved by Provision for future cycle and pedestrian transitioning the service from buses to light rail infrastructure must respond to the targets set out as the city grows. These investigations will inform in Transport for Canberra and enable all members future decision-making about extensions to Capital of the community to access the centre through Metro and deliver on key government policies, walking and cycling by providing a network of safe, including Transport for Canberra, the ACT Planning convenient and attractive connections to encourage Strategy and the City Plan. greater active travel participation.

3.5.3 Active travel Active travel involves physical activity such as walking and cycling. More Canberrans will lead fitter and healthier lives if active travel options are seamlessly integrated into everyday life. The city will also become more vibrant and safer through increased pedestrian activity.

planning.act.gov.au 25 Figure 14: Public transport infrastructure

LEGEND Rapid Bus Route

Local services G e in iv n Rapid Bus Stop r ind D er ra C Local bus stops y ree e k r P Bike and Ride o

l

F P

Park and Ride

Underpass MACGREGOR

LATHAM

Sou thern Cro ss D rive

Holt District Playing Fields

P e t tre S ve H a a h r et C d e w tr i S ck P C k r lac

es F

c

e

n

t

Kalparrin

Aged Care

S M

t o a Holt District ye r Cranleigh k Playing Fields s e Cres School

S Powell Street P t c r HOLT H ent e a e rd t w ic k

C r e s c e

n Kingsford t Smith School

t e e r t S

on t HIGGINS gh u a n

ac

M

PUBLIC TRANSPORT

26 Kippax Group Centre Draft Master Plan Figure 15: Existing pedestrian and cycle movement

LEGEND On-road cycle lanes

Shared-use path G e in (pedestrian and cyclist iv n r ind path) D er ra C y re e ek Formal pedestrian paths r

o l Informal dirt track

F

Car-free squares Pedestrian crossing MACGREGOR P Bike and Ride Underpass Pedestrian bridge LATHAM

S out her n C ros s D rive

Kippax t P Fair Holt District ree St

Playing Fields e

v a

t h

Luke Stree

C

S

t

a r k et e re Kalparrin t S S t Aged Care k r M e lac o e F ye t s Cranleigh C H r School a Holt District esc Powell Street rd HOLT w Playing Fields ent ic k C r e s c e n t

Kingsford Smith School

t e e r t S

on t HIGGINS gh u a n

ac

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PEDESTRIAN AND CYCLIST MOVEMENT

planning.act.gov.au 27 Figure 16: Pedestrian and cyclist barriers

Fl LEGEND o rey Poor connections

D On-road cycle lane ends rive LATHAM Floodways MACGREGOR Level changes Kippax Fair barrier Area of pedestrian traffic conflict S outher n Cro Car park ss D rive

Kippax Fair t ee tr S ve a h C

H a rd w ic

S k t C

a re

r sc k en et e t re

t S S

t Kalparrin k M r o e Aged Care ac ye

e Fl t s C re sc en t

Powell Street HOLT H a Holt District rd w Playing Fields ic k C re s c e n t

Kingsford Smith School

treet et arke S e St tr

ton S h g au n c a M HIGGINS

PEDESTRIAN AND CYCLIST BARRIERS

28 Kippax Group Centre Draft Master Plan 3.5.4 Road network and traffic The Hardwick Crescent carparks are well utilised, The Kippax group centre is convenient to access with peak occupancies at about 75% during by car and the majority of people visiting the the weekday and Saturday peaks. There is also centre arrive in this way. The centre’s proximity to underutilised parking on Moyes Crescent which is Southern Cross Drive and the western end of Starke not reflected in the occupancy rates (Table 3). Street supports vehicular access from the nearby Table 3: Occupancy rates at times of peak demand suburbs of Latham and Macgregor, while Starke Street and Hardwick Crescent support access from Parking restriction Typical Typical Higgins and Holt. weekday Saturday demand demand Hardwick Crescent is vitally important to the current (%) (%) layout and legibility of the centre. It fulfils a number of roles, functioning as the centre’s main internal Kippax group centre core area access road, and supporting the bus layover and centrally located library. It also provides access to a Short stay 78% 86% number of shops and the majority of public parking Unrestricted 28% 25% within the centre. Other public (includes 62% 74% A similar volume of traffic currently enters the Hardwick Crescent Park centre from the north (via Starke Street) and from and Ride and 24 disabled the south (via Hardwick Crescent). However, as the spaces) West Belconnen development grows, more traffic TOTAL 41% 36% is expected to access the centre from the south via Drake Brockman Drive and Macnaughton Street. NOTE: Typically, parking demand in publicly Background analysis found that there may be a need available parking areas greater than 85% for to update the Southern Cross Drive/Starke Street on-street parking and 90% for off-street parking and Drake Brockman Drive/Macnaughton Street represents a situation where drivers cannot easily intersections to include traffic signals in the future. find a car park. These upgrades will assist with safe and efficient traffic movements in these areas. 3.6 Public domain

3.5.5 Car parking 3.6.1 Streets, parks and public spaces The centre currently contains approximately 675 Key public spaces and streets within the centre on and off-street public parking spaces. The vast include the central area associated with the majority are located on or within Hardwick Crescent, library, children’s playground and pedestrian plaza, with an additional 123 parking spaces on nearby Hardwick Crescent, Kippax Fair and the Holt district Moyes Crescent. playing fields. One of the strong messages arising from the first The centre generally contains a reasonable number stage of community and stakeholder engagement of active frontages (Figure 17). This is an indication was that people value the free, efficient and that the centre is functioning well. The majority convenient access associated with current parking of shops in the centre are open during the day arrangements. However, there was also strong only, resulting in less activity in the centre core consensus that certain aspects of the current after hours and on weekends. Current night-time parking situation do not function well, particularly uses within the group centre are predominantly within Hardwick Crescent, resulting in a fragmented associated with the playing fields, supermarkets, and non-pedestrian-friendly layout. restaurants and licensed clubs. While these uses provide some night-time activity, their locations An analysis of parking demand in the centre result in dispersed areas of focus, leaving these undertaken in 2014 found that peak demand occurs spaces feeling isolated and unsafe after hours. on a Saturday at about 12.30pm, and on weekday evenings from about 4pm.

planning.act.gov.au 29 Figure 17: Existing active frontages

F

l LEGEND orey Active frontages

Drive LATHAM Inactive frontages MACGREGOR

S outher n Cro ss D rive

e t tre S e v Luke Street a h Kippax H C a Uniting rd w Church i ck

S C r et t e re

a s t c S r e k nt k e lac

F S

t Kalparrin M r o

e Aged Care ye e

t s Cres Holt District c Playing Fields ent

Powell Street HOLT H a rd w ic k C re s c e n t

Kingsford Smith School

arke Street eet St tr

ghton S au n c a M HIGGINS

ACTIVE FRONTAGES

30 Kippax Group Centre Draft Master Plan 3.6.2 Open space apartments above is located in the north-east of the The existing open space network mainly consists of study area, adjacent to Hardwick Crescent. This is the the Holt district playing fields, which provide valuable tallest building in the centre. physical and visual connections with the group centre The design of the lower floors of buildings in the and provide open space links to the north, east and centre needs to be carefully considered. Lower floors south. influence the character and amenity of the streets The master plan offers the potential to improve the and public spaces. New development should provide interface between the group centre and the playing shade and shelter for pedestrians, provide active fields through incorporating active frontages and uses at ground floor, consider the relationship with opportunities for outdoor dining along the eastern surrounding development and landscape, and consider interface of the main commercial centre, and providing shadowing onto the public spaces. new connections across the playing fields. Any proposed increase to building height and mass will The playing fields are located upstream of Ginninderra need to consider: Creek and also incorporate water sensitive urban • compatibility with the built form and context of design features which assist with managing water adjoining buildings quality and overland flows and function as part of a wider catchment management strategy (Figure 18). • retaining an appropriate scale and relationship with the established streetscape 3.6.3 Landscape Character • providing a transition to lower density residential Despite being highly urbanised, the centre is well and areas of open space treed. It has a variety of exotic and native species that provide valuable shade, cooling and aesthetic benefits. • visual impacts from surrounding areas • avoiding adverse impacts on solar access to public The main commercial area contains a combination of spaces and existing buildings. exotic (mostly deciduous) and native trees, generally planted in formal, linear arrangements. In its present form, the centre does not have a well- Native tree species dominate the Holt district defined built form hierarchy and the Holt Precinct playing fields. They are generally planted in informal Code, which includes the Kippax group centre, arrangements and clusters around the periphery of currently provides no controls in this regard. The the fields and along the grassed floodway. Groups master planning process will provide an opportunity to and rows of trees mark the extent of many individual revise the Holt Precinct Code and building controls to playing fields, creating a sense of enclosure and ensure future development is undertaken in a manner providing a distinctive landscape character. that achieves a defined ‘desired character’ for the centre as a whole. 3.7 Building design and height 3.8 Public safety The buildings in the Kippax group centre core were constructed in the 1970s and have a look and feel that An assessment of community safety was undertaken is reflective of that era. Kippax Fair provides the main in August 2015. The assessment involved the retail and commercial offering within the centre and analysis of crime statistics for Holt in 2014–15 and is distinguished by its wide awnings, solid columns site visits at different times of day and night to and active frontages onto Hardwick Crescent. This assess how the centre performs from a community architectural theme is reflected in much of the building safety perspective. The assessment identified a design within the centre. number of issues including: As illustrated in Figure 19, the majority of buildings • a general sense that the centre feels rundown and are one to two storeys with frontage onto Hardwick many public and semi-public areas are dark and Crescent or the Holt district playing fields. A three poorly maintained storey mixed-use residential building that combines . commercial and retail uses on the ground floor and

planning.act.gov.au 31 Figure 18: Existing open space network

LEGEND Enclosed ovals

Public open spaces and G e in parks iv n r in de D r Stands of trees ra C y ree e k r Existing floodway

o

l

F Existing swale

MACGREGOR

LATHAM

S out her n C ros s D rive

Kippax Library e t Kippax tre S Fair ve Lu eet a ke Str H h a C rd w ic k et C e r tr es S

c

e k

n t ac

l

Kalparrin F

Aged Care

S M

t o a Holt District ye r Cranleigh k Playing Fields s e C School r

S

Powell Street e H s t t c r HOLT a e ee e rd n tr e w t S t ic ke k r ta C S r e s c e n t Kingsford Smith School

t e e r t S n o HIGGINS

ght u a n c a

M OPEN SPACE NETWORK

32 Kippax Group Centre Draft Master Plan • while there are a number of night-time uses within • Adaptation – adapt our urban environments to be the centre, they are currently dispersed and offer resilient to the risk of a changing climate. limited opportunities for passive surveillance Resources consumption • there are dark and isolated pedestrian routes and underpasses leading to nearby suburbs • Reduce the amount of land used for the growing • large shrubs around Hardwick Crescent car parks city with urban renewal and intensification. limit visibility and sightlines • Reduce the amount of energy and water used in urban environments and invest in green Within the retail core, areas adjacent to the former infrastructure. Kippax Health Centre and inactive frontages on the eastern and southern sides of Kippax Fair are • Natural and cultural heritage conservation. considered to be of particular concern due to poor • Enhance biodiversity with habitat connectivity. passive surveillance, limited lighting and the potential • Respect and conserve the significant landscapes for entrapment. and its features from past eras. As the residential and employment population in the Buildings centre increases, there is likely to be a greater demand for a range of after-hours uses such as recreation and • Improve the design and construction of buildings. social activities and late night venues. To improve public • Increase choice in housing to meet diverse needs. safety in the centre, new development should: • encourage night-time uses, with varied closing Urban planning and design times, in concentrated locations within the centre • Reduce reliance on private vehicles. to reduce dispersal • Create opportunities for social interactions. • ensure main pedestrian and cycle routes are well lit and have passive surveillance from adjacent • Integrate passive solar design principles into development wherever possible building and site design. • ensure routes to and from clubs and • Reduce the heat island effect in urban areas. entertainment facilities do not lead directly • Improve microclimate through landscape design. through residential areas • provide alternative routes, away from underpasses Master plans provide opportunities to address wherever possible, to ensure pedestrians and cyclists climate change adaptation at a place-specific scale. are not required to use an underground route. The projections for the ACT and region are for an increasingly hotter and direr climate with more 3.9 Environmental sustainability extreme weather events. The place-based risks to people and assets from a hotter and drier climate Sustainability is critical to the landscaped and are heat, severe storms (flash flooding) and bushfire. built environment. ACT Government policies and strategies provide guidance for integrating To address these risks, the interventions may include: sustainability measures into our urban environment. 1. Reduce city heat and increase amenity in The following are key environmental sustainability outdoor spaces for healthy living principles to be considered in the Kippax master • Increase shade trees to roadways and car parks. plan and its implementation. • Use light coloured pavements. Climate change • Increase shade to pathways and parklands for Responding to climate change takes two forms: human comfort and wellbeing. • Mitigation – reduce greenhouse gas emissions by • Include seats and drinking fountains with water minimising use of fossil fuels for heating, cooling and bottle recharge taps. transport, and increase the efficiency of energy use. • Increase use of vegetation.

planning.act.gov.au 33 Figure 19: Figure Existing building heights

F

l LEGEND orey 3 Storeys

Drive LATHAM 2 Storeys 1 Storey MACGREGOR

S outher n Cro ss D rive

Kippax Kippax Library West Belconnen Fair Child/ Family e t tre S Centre e v Luke Street a h Kippax H C a Uniting rd w Church i ck

S C r et t e re

a s t c S r e k nt k e lac

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t Kalparrin M r o

e Aged Care ye

e t s C r Holt District e sc Playing Fields en t

Powell Street HOLT H a rd w ic k C re s c e n t

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M HIGGINS

EXISTING BUILDING HEIGHTS

34 Kippax Group Centre Draft Master Plan 2. Reduce city heat and achieve cooler buildings The use of such energy systems can achieve social, economic and environmental benefits. A • Design buildings, streets and parks to be district energy system in Belconnen could provide ‘climate wise’. This means improving the an alternative cleaner energy for the centre design and choice of materials for the built and contribute to a sustainable future. Further environment that can lessen the effects of investigations would be required to determine if a climate change. district energy system would be viable, how it could • Use solar passive design. be delivered, and in context of future budgets. • Use light coloured materials. 3.9.2 Water • Introduce green infrastructure such as green Water is an important natural resource that is under roofs and walls. significant pressure from population growth and 3. Intense rain events climatic conditions. There is also a need to reduce broader social, economic and environmental costs • Reduce runoff from impermeable surfaces associated with potable water distribution. within the sub-catchment. • Capture and use rainwater/stormwater in The irrigation for a number of playing fields in the redevelopment projects. ACT, including the Holt District Playing Fields, has been switched off due to water restrictions for • Retrofit roadside kerb and gutter systems using potable water. The potable water consumption for water sensitive urban design. domestic or commercial use could be minimised if 4. Reduce the risk of bushfire in urban areas other solutions were investigated, such as the re use of stormwater and rainwater. • Initiate an asset protection zone. • Ensure no continuity of fuel from the ground to 3.9.3 Heat island effect the crown of the tree. An urban heat island is a metropolitan area which • Plan for emergency service access. is significantly warmer than its surrounding areas. The main cause of the heat island effect is from the The following opportunities were identified to use of materials—such as concrete and bitumen— incorporate environmental sustainability measures which store and radiate heat to surrounding areas. in the master plan. Thermal comfort can significantly change the way 3.9.1 Energy we use outdoor areas in the public domain. Urban The stated objectives of the ACT Sustainable Energy environments, such as the Kippax group centre, Policy 2011–2020 are to achieve reliable and contain significant areas of concrete and asphalt affordable energy, smarter use of energy, cleaner in the roads and footpaths. Higher temperatures energy and growth in the clean economy. may be acceptable in the cooler months, but some urban environments can become uncomfortable in A district energy system could contribute summer. to achieving these objectives and could be commercially viable with a commercial/residential The built environment can be designed to reduce development or expansion. District energy systems the urban heat island effect with the use of lighter produce electrical energy locally and use ‘waste building materials and permeable paving materials. heat’ from electricity generation to heat and cool Increasing shade for summer by providing shading buildings. structures and trees on main pedestrian routes and public places will also help to cool urban areas. Electricity and/or thermal energy are generated close to where it is used. Energy systems such as cogeneration (electricity and heat) or trigeneration (electricity, heat and cooling) need the combination of commercial and residential uses to be efficient, as the load for commercial is during the day and the load for residential is generally out of hours.

planning.act.gov.au 35 View along Southern Cross Drive towards the Kippax group centre

36 Kippax Group Centre Draft Master Plan 4. Challenges and opportunities

The main challenges and opportunities identified 4.1.4 Lack visual identity and ‘branding’ for the Kippax group centre are outlined below The centre is fortunate to support a vibrant and and illustrated in Figures 20 and 21. This list is not highly engaged local community. The role of the exhaustive, but provides a basis for the development centre and its relationship with the community of the draft master plan. could be reinforced and better reflected through Certain items identified as challenges also present enhancing its functioning and visual identity. opportunities, resulting in some overlap. The centre’s current lack of branding is exacerbated by low building heights, lack of outdoor meeting 4.1 Challenges spaces, absence of location-specific signage, and lack of distinctive entry and arrival markers. 4.1.1 Poor pedestrian and cycle connections within the group centre 4.1.5 Large expanse of blank walls and poor interface with playing fields While the centre enjoys relatively good connections to surrounding areas through the wider pedestrian Large areas of blank walls along main streets and and cycle network, challenges arise for pedestrians pedestrian links prevent active frontages that and cyclists within the centre itself. encourage pedestrian traffic, general activity and enable passive surveillance. The challenges include: the layout of the centre around the perimeter of the Hardwick Crescent While a number of inactive frontages exist in carparks; poor pedestrian access through the key locations within the group centre, they are Hardwick Crescent carparks; and the lack of formal particularly apparent along the east and west connections between the Holt district playing fields facing walls of Kippax Fair, fronting Kippax Place and and the centre. Hardwick Crescent respectively.

4.1.2 Lack of outdoor meeting spaces 4.1.6 Floodways and stormwater There are currently few public spaces that management provide opportunities for people to meet and The Holt district playing fields support a number of gather outdoors. A central area with seating and grassed floodways and other water sensitive urban established trees exists in conjunction with the design features. These assist with managing water children’s playground in Hardwick Crescent. There quality and overland flows within the area. These is also a small, isolated courtyard with a single features also function as a critical part of a wider bench seat behind the former Kippax Health Centre catchment management strategy. building. Additionally, the master plan study area is located The eastern wall of the existing Kippax Fair building within one of six priority catchment areas (West offers no active frontage and limited access to Belconnen), identified through the ACT Basin Priority Kippax Place and the playing fields beyond. These Project. This project is being facilitated through a areas experience limited activity during the day and partnership between the Commonwealth and ACT evenings and can feel unsafe for users of the centre. Governments and is exploring opportunities to enhance water quality within the six catchments, 4.1.3 Layout and design of Kippax Fair in order to improve the quality of water entering Kippax Fair is linear and largely internally focussed the Murrumbidgee River. This project identifies an in design. Significant level changes within the centre option to explore the construction of a pond or result in slopes that are particularly challenging for detention basin in association with the Holt district patrons who are mobility impaired and those trying playing fields. to negotiate trolleys, prams, wheelchairs and the like. Stage 1 community engagement found that there is poor legibility upon arrival at the centre and suggested that Kippax Fair would benefit from a single main entrance.

planning.act.gov.au 37 Figure 20: Challenges

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l LEGEND orey Poor connections

Drive Grassed floodways LATHAM Carparks cause MACGREGOR fragmentation Dispersed after-hours activities Pedestrian and traffic South conflict Club ern C ross V Vacant tenancies Dri ve Location and size of existing sports pavillion Level changes Flood-prone areas

Kippax Fair t ee tr S ve a h C

H a rd w V ic

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CHALLENGES

38 Kippax Group Centre Draft Master Plan Flows currently enter the master plan study and three storey apartments and is surrounded by area from Starke Street and are conveyed via medium and low-density residential development. underground pipes and overland flow paths (grassed Such locational advantages position the centre swales or floodways) across the playing fields to as an attractive location for consideration about stormwater infrastructure located north of Southern incorporating greater housing diversity, which will Cross Drive into Ginninderra Creek, and ultimately also assist in creating new retail and commercial the Murrumbidgee River. opportunities, building a stronger night-time economy and increasing the centre’s long term A recent flood study identified areas of the playing viability. fields that are flood prone and recommended a suite of mitigation measures that should be implemented 4.2.2 Build on the centre’s diverse economic to alleviate flooding issues. Measures applicable to base the playing fields include clearing and regrading of swales and constructing a detention basin on the A key objective of the master plan is to consider how corner of Flack Street and Moyes Crescent (a sports the centre could support new jobs and a diverse pavilion is currently located in this area). range of economic opportunities. To achieve this, potential businesses and retailers must perceive 4.1.7 Transitional impacts from future West the centre as an attractive place to do business. A Belconnen development greater variety of businesses operating after 5pm would promote increased after-hours activity. The future West Belconnen development is proposed to ultimately support a population of up The centre is close to the Belconnen town centre, to 30,000 people over a 30–40 year timeframe. so it is important to ensure Kippax does not try to Land release in West Belconnen is scheduled to compete with, but rather complements, the town commence in 2015–16 and is subject to a rezoning centre by maintaining its convenience, unique retail proposal through a draft Territory Plan variation, and commercial offerings and suburban scale. which is currently underway. In addition to providing opportunities for new The master plan and the West Belconnen rezoning mixed-use development, retail analysis suggests proposal consider ways the Kippax group centre that the centre could also support up to 10,000m² can develop to meet the needs of the growing West of additional commercial space. The draft master Belconnen community while retaining the flexibility plan is considering a number of alternatives to to adjust to changes in demand as future services accommodate these uses including a possible and facilities become available in West Belconnen. redevelopment of Kippax Fair; development of some surface car parks in Hardwick Crescent; and retail expansion to the east of Kippax Fair. 4.2 Opportunities . 4.2.1 Provide suitable and appealing locations for new mixed-use residential development The ACT Planning Strategy supports the inclusion of mixed-use development in Canberra’s commercial centres to support their viability, encourage more night-time uses, provide new commercial opportunities and offer greater housing choice; this will result in a more compact and energy-efficient city. The Kippax group centre is very close to Southern Cross Drive, which Transport for Canberra identifies as a rapid transit route. Community facilities are located within or close to the centre including aged care, schools, places of worship, a child and family centre and child care. The centre contains some two

planning.act.gov.au 39 Figure 21: Opportunities

Fl LEGEND o rey New pedestrian and

D cyclist connections rive Potential expansion LATHAM Proposed new roads of tennis courts MACGREGOR Floodway improvements Create community hub Development and and pedestrian plaza redevelopment opportunities (including S carparking) outher n Cro Construct detention basin ss D rive or pond Proposed new community facility building Proposed structured carpark Existing playing fields Explore for alternative recreation uses West Belconnen Kippax Relocate and improve Child/ Family Fair Park and Ride facilities

Centre Relocate bus layover

Improve bus stop Kippax H a Uniting rd w Church i ck S C Relocate and

t re a upgrade sports sc r e pavilion k nt eet e tr

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OPPORTUNITIES

40 Kippax Group Centre Draft Master Plan 4.2.3 Create attractive and inviting new 4.2.5 Maintain convenience and accessibility public spaces – Public transport and parking The centre possesses a number of existing The centre is considered to be readily accessible attributes, which can be further explored through due to its proximity to Southern Cross Drive, which the master plan, to facilitate the creation of is identified as a rapid transit corridor. The centre new public spaces. These include potential to is evolving as a public transport hub for West develop the central square and pedestrian walk Belconnen and the master plan will seek to build on in Hardwick Crescent; informal green spaces; the this potential. interface between Kippax Fair and the Holt district playing fields; and the presence of many healthy, The existing provision of convenient and accessible established native and exotic trees. parking is considered by the community to be a major drawcard for the centre and should be There is the potential to elevate the status of retained as development and redevelopment occur. the central square in Hardwick Crescent through developing this space as a community hub and 4.2.6 Sustainable development and design pedestrian plaza, at the heart of a new Family and to reduce energy, water and car use Community Precinct. This would reinforce the role Opportunities for incorporating new water sensitive of the library as a valuable community asset and urban design solutions within the centre may assist provide new opportunities for the provision and co- with filtering pollution from stormwater run-off and location of community and health facilities. It is also support new plantings. These may include a pond envisaged that this would provide opportunities to or a detention basin in association with the playing improve pedestrian access between the centre core fields as well as the clearing and regrading of swales, and playing fields and improve connections between point of source controls and stormwater harvesting Hardwick Crescent east and west. measures within the centre. 4.2.4 Improve pedestrian and cyclist The built environment can be designed to reduce connections urban heat island effects through the use of a light A key priority for the master plan is to identify coloured materials palette, awnings and permeable opportunities to improve pedestrian and cyclist paving. Shade structures and trees should be connections within the centre. This involves integrated on main pedestrian routes and in public considering how best to: improve or reinforce spaces for cooling benefits and increased access to existing pedestrian links through Hardwick Crescent; shade. Providing drinking water fountains, public enhance permeability, particularly within the centre seating and exercise equipment may also encourage core; and strengthen links between Starke Street, more people to walk and cycle to the centre. Moyes Crescent and the centre core. The master plan will also identify opportunities to encourage fewer car-based trips to the centre through the provision of new infrastructure to facilitate active travel.

planning.act.gov.au 41 Kippax Fair shopping centre

42 Kippax Group Centre Draft Master Plan 5. The master plan

5.1 Master plan structure 5.2 Vision The master plan structure indicates how The vision for the Kippax Group Centre Master Plan the planning strategies and policies support has been informed by feedback from stakeholders achievement of the vision and principles (Figure 22). and the community. It captures what is valued about Kippax group centre and sets out what the centre Figure 22: Master Plan Structure could be in the future. The Kippax Group Centre will be an inviting, safe and accessible centre that connects Vision people with community. It will reflect the values and aspirations of the people it serves and provide opportunities for diversity and choice through offering a range of shops, services, transport and housing options. Character statement 5.3 Character statement The Kippax group centre is a busy and vibrant community-focussed centre offering a vast range of services and facilities to people in surrounding suburbs and beyond. The centre is well located, Planning principles close to the Belconnen town centre and immediately adjacent to a major transport corridor. It offers a mix of retail, employment, residential, community and recreation uses. The centre currently contains three distinct character precincts (Figure 10) and offers the potential to incorporate a fourth, through the Spatial framework development of a Family and Community Precinct (Figure 23). This fourth precinct would build upon the already strong associations between health and community service providers in the area and create new opportunities for collaboration, innovation and increased service provision. Planning strategies The Kippax group centre supports, and is supported by, a highly engaged and diverse community which and policies values the centre for its convenience, community and health facilities, retail mix and connections with open space. These attributes provide a strong framework for the master plan to build upon to guide the centre’s growth and development over the Implementation next 20+ years.

planning.act.gov.au 43 Figure 23: Proposed character precincts

LEGEND 1 Mixed-use precinct 2 Centre core precinct LATHAM 3 Family and community MACGREGOR precinct 4 Open space and sports precinct

S outher n Cro 1 ss D rive

2

3 4 Kippax Kippax 2 Holt District West Belconnen Library Fair Child/ Family Playing Fields

3 Centre eet t Str e Luke re Kippax H t 3 a S Uniting rd e w av Church ic h 2 k C C S re t s a c e t r n e k t

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PROPOSED CHARACTER PRECINCTS

44 Kippax Group Centre Draft Master Plan Figure 24: Table of assumptions POPULATION WEST BELCONNEN PROPOSAL

Population growth in Holt Potential population growth 2021 5,500 2021 4,000 2031 5,450 2031 11,700

Population in Belconnen An additional commercial 2021 100,410 centre in West Belconnen is 2031 102,180 anticipated after 8-10 years of not including West Belconnen proposal new development

A commercial centre in West Population in ACT Belconnen could include a 2021 430,400 supermarket, retail, commercial 2031 493,500 and community facilities

EMPLOYMENT ENVIRONMENT

Employment in the ACT/Queanbeyan 0.7% increase 260,000 2021 in temperature 280,000 2031 in the near future (2020–2039) Current retail catchment of ACT Climate Change Snapshot (2014) Kippax group centre is approx 18,100 people Reduce greenhouse Additional commercial gas emissions floor space (up to 10,000m2) 40% from could be viable in 1990 levels, by 2020 the long term AP2 (2012)

planning.act.gov.au 45 5.4 Planning principles 5.4.4 Encourage equity and diversity through the provision of accessible The following planning principles are applied to public transport, housing choice, and guide the implementation of the draft master plan, its vision and strategies. The principles reflect the recreational areas and open space to future desired outcomes for the centre. Table 4 suit all user groups shows how the planning principles are reinforced by Continue to provide for the diverse needs of young the planning strategies. Figure 24 illustrates some people, the elderly, singles and families. Ensure the of the assumptions that were used to develop the centre is developed in a manner that supports the planning principles and strategies. most vulnerable in the community by encouraging a range of housing options close to shops, services, 5.4.1 Create a centre with a unique identity public transport and outdoor recreation facilities. that provides for the needs of a diverse and active community 5.4.5 Develop the centre in a manner that Reinforce the role of Kippax as a group centre and is flexible and adaptable to meet the a place for people through building on its existing needs of a changing community attributes and character. This can be achieved Encourage the centre to develop in a manner that through measures such as location specific signage, enables it to respond to the needs of the growing increased building heights, providing safe and West Belconnen community, while offering the inviting public spaces, and strengthening the flexibility to adjust to changes in demand as new centre’s distinctive landscape character. services and facilities become available in West Belconnen. This can be achieved through measures 5.4.2 Ensure the centre is well connected to such as encouraging a range of land uses including surrounding areas and is safe and easy mixed-use residential development and flexible to move around building design, providing opportunities for co- Provide a pedestrian-friendly environment by location and shared use of public spaces and creating attractive and walkable public open facilities, and strengthening the role of Kippax as a spaces and prioritising pedestrian movement in public transport hub for West Belconnen. key locations. Encourage walking and cycling to the 5.4.6 Encourage the centre to develop centre by strengthening connections with the wider shared path network and through establishing the in a manner that is attractive to centre as an attractive destination for non-car-based new businesses and encourages trips. Public domain improvements and sensitively investment designed new developments will help create safe Permit a range of land uses to encourage and legible pedestrian connections to and around diversity and attracts private investment through the centre. providing new development and redevelopment opportunities. This will also enable the centre to 5.4.3 Build on the centre’s growing function maintain a broad retail offering that is relevant and as a public transport hub for West appealing to its increasing trade area. Belconnen Encourage the continued growth of the centre as 5.4.7 Ensure the centre is resilient to a a public transport hub for West Belconnen and changing climate build opportunities for the commercial operations Improve the efficiency and resilience to climate of the centre to benefit from passenger trade. This through providing opportunities for people to relationship can be strengthened through providing shop, live and work in a more sustainable urban opportunities for new residential development environment. This can be achieved through in the centre and requiring new developments to measures such as sustainable and energy-efficient support safe, direct and pleasant connections with building design and construction, incorporating the group centre and the public transport hub. ‘living infrastructure’ and making the centre an attractive destination for walking and cycling.

46 Kippax Group Centre Draft Master Plan The built environment can also be designed to reduce urban heat island effects through the introduction of measures such as reflective roofs, light-coloured building materials and planting large canopy trees.

Table 4: Summary of planning principles and strategies Planning Principles Planning policies that support the planning principles Create a centre with a unique • Continue to encourage a diverse mix of uses and provide an active identity that provides for the needs and inviting public domain of a diverse and active community • Enhance Hardwick Crescent (east) as a pedestrian-oriented main street • Improve the centre’s character and sustainability through the design of buildings that compliment the public domain Ensure the centre is well connected • Provide a centre that is convenient, well connected and accessible to surrounding areas and is safe and • Ensure public spaces are well connected, safe and attractive easy to move around Build on the centre’s growing • Provide a centre that is convenient, well connected and accessible function as a public transport hub for • Ensure public spaces are well connected, safe and attractive West Belconnen Encourage equity and diversity • Continue to encourage a diverse mix of uses and provide an active through the provision of accessible and inviting public domain public transport, housing choice, and • Provide a centre that is convenient, well connected and accessible recreational areas and open space to suit all user groups. • Improve the centre’s character and sustainability through the design of buildings that compliment the public domain • Ensure public spaces are well connected, safe and attractive Develop the centre in a manner that • Improve the centre’s character and sustainability through the is flexible and adaptable to meet the design of buildings that compliment the public domain needs of a changing community • Continue to encourage a diverse mix of uses and provide an active and inviting public domain Encourage the centre to develop • Ensure public spaces are well connected, safe and attractive in a manner that is attractive to • Continue to encourage a diverse mix of uses and provide an active new businesses and encourages and inviting public domain investment Ensure the centre is resilient to a • Improve the centre’s character and sustainability through the changing climate design of buildings that compliment the public domain • Ensure public spaces are well connected, safe and attractive

planning.act.gov.au 47 Figure 25: Spatial framework

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l LEGEND MACGREGOR o rey Hardwick Crescent as

D main street rive LATHAM Mixed Use Proposed new roads Precinct Community hub and pedestrian plaza Development and redevelopment potential S (including carparking) outher n Cro Car-free space ss D rive Pedestrian spine Proposed new Open Space and C community facility Sports Precinct building Set-down and pick-up Create new green space Potential recreation facilities Proposed structured Centre Core carpark t Kippax Precinct Upgradee and expand tre S t C Fair sports pavillion tree ve e S Holt District M a Luk H o h Kippax a Playing Fields ye KeyC laneways and rd s Uniting w C pedestrian routes i res Church ck cen C Proposed park and ride re t S sc t e Proposed bus layover

a nt r

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SPATIAL FRAMEWORK

48 Kippax Group Centre Draft Master Plan 5.5 Spatial framework The public domain could be activated through the following planning strategies and policies. The spatial framework (Figure 25) sets out how the broad structure of the centre could be arranged in Recommended planning policies the long term. The spatial framework shows how land use, public domain and connections could be • Facilitate a greater mix of uses throughout the arranged and delivered. centre to encourage diversity and increased dispersal of pedestrian activity. The spatial framework recognises the challenges in • Strengthen the role of the central area adjacent the centre and brings together the opportunities, to the Kippax Library as a community hub and vision and planning principles to illustrate how the pedestrian plaza. This area will function as the ‘heart’ Kippax group centre could change over the lifetime of the new community and family precinct, including of this master plan. a new community facilities building. This will also provide a central focus for the centre by linking the 5.6 Planning strategies areas currently separated by Hardwick Crescent. These planning strategies are informed by the vision • Identify Hardwick Crescent (east) as a pedestrian- and planning principles in the previous section. oriented main street. They provide direction and guidance for the future • Enhance the public domain along main pedestrian development of the centre over the long term, routes through the incorporation of lighting, taking into consideration the broad range of issues large canopy trees and generous path widths. identified in the background and analysis. Pedestrian movement and concentrations of The planning strategies identify opportunities for activity will be important in these areas and private sector investment and improvements within encouraged through development fronting streets the centre. Where capital investments are identified, and the provision of active frontages (Figure 29). they will be subject to consideration by the ACT • Activate the eastern side of Kippax Fair and Government through future budget processes. provide opportunities for outdoor dining and recreation overlooking the playing fields. 5.6.1 Continue to encourage a diverse mix of • Develop a primary and secondary hierarchy to uses and provide an active and inviting articulate the intention for active frontages within public domain the centre (Figure 29). This will be based on the The Kippax group centre currently provides a diverse location of the space and its role in contributing to mix of uses and supports a number of small and public amenity and achieving the vision set out for independent retailers. These attributes are valued the centre. by the local community and set Kippax apart from other commercial centres. The draft master plan • Establish four character precincts within the seeks to keep this mix (Figure 26 and 27) and to centre, as identified in Figure 23. encourage growth in a staged and sustainable • Introduce new development controls into the manner. Accordingly, active uses such as shops, Territory Plan to encourage development to build restaurants, cafes and community uses should be to the front property boundary, with the ability to maintained at ground level, with commercial and provide building setbacks for building entries and residential uses above. active uses. Night-time uses such as restaurants and small-scale • New buildings on streets identified for primary entertainment venues could be located in the centre active frontages, as shown in Figure 28,will: core and in the development and redevelopment sites identified on and adjacent to Hardwick Crescent. »» be oriented towards the street »» incorporate a minimum of 70% transparent There are also opportunities to enliven the public frontage domain by ensuring active uses front onto key streets, such as Hardwick Crescent east, and public »» have active uses such as shops, restaurants, spaces within the centre core and investing in the cafes, community facilities fronting the street public areas.

planning.act.gov.au 49 Figure 26: Proposed land use zones

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l LEGEND orey RZ1: Residential

Drive LATHAM RZ2: Suburban Core CZ1: Core MACGREGOR CZ2: Business CZ3: Services 69 CZ6: Leisure and Accommodation Sout 49 hern CFZ: Community Facilities 21 25 67 Cros 68 37 s D rive PRZ1: Urban Open Spaces 18 46 PRZ2: Restricted Access 70 60 86 Recreation 1 65 TSZ1: Transport 1 66 12 2 61 51 88 13 22 52 64 47 11 3 4 36 10 4 59 6 e t 6 H re 5 a t r S t d ve Luke Stree w a ic h k C 1 C re 35 s 89 c e n

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PROPOSED LAND USE ZONES

50 Kippax Group Centre Draft Master Plan Figure 27: Proposed land uses

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l LEGEND orey Drive Mixed use: residential, retail, commerial LATHAM Mixed use: commercial, retail, leisure MACGREGOR Community facility

S outher n Cro ss D rive

Kippax Kippax Library West Belconnen Fair Child/ Family e t tre S Centre e t v Luke Stree a h Kippax H C a Uniting rd w Church i ck

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PROPOSED LAND USES

planning.act.gov.au 51 Figure 28: Proposed pedestrian and cycle routes

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l LEGEND orey Drive Key pedestrian routes Improved pedestrian LATHAM crossing points MACGREGOR Pedestrian-only area Pedestrian spine Key public spaces South ern Cros Proposed new road s Drive On-road cycle lane Underpass

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PROPOSED KEY PEDESTRIAN AND CYCLIST ROUTES

52 Kippax Group Centre Draft Master Plan »» restrict residential use on the ground floor Identifying areas suitable for development and redevelopment will provide opportunities for new »» provide awnings designed to shelter investment and enhance the centre’s character and pedestrians and create a sense of human scale built form. The building heights proposed for the and enclosure. centre are identified in Figure 30. These heights • New buildings on streets identified for secondary have been considered in terms of their relationship active frontages, as shown in Figure 29, will: with surrounding land uses, impact on streets and »» be oriented towards the street public spaces and suitability with proposed uses. »» be permitted to include residential uses on The draft master plan proposes six storey buildings the ground floor, provided there are many in some areas of the centre to accommodate retail individual entries at street level to allow for expansion and future mixed-use development. New physical interaction and passive surveillance buildings fronting onto Hardwick Crescent will be built to the site boundary to create an urban edge »» be adapted at the ground floor for residential along the main street and be stepped back at higher or commercial uses. For example, buildings will levels to enable solar access and retain a human have a floor-to-ceiling height that is suitable scale. New buildings fronting the playing fields will for either use. This flexible design also provides maintain a lower profile to retain views to open scope to enable future retrofits to occur without space to the east and provide separation between requiring major structural adjustments. residential uses and sporting facility activities. • Explore the potential for retail expansion to the east of Kippax Fair, in association with the former The most significant change to building heights Kippax Health Centre building and Kippax Place. within the centre is proposed in association with a number of six-storey mixed-use buildings fronting Recommended public domain upgrades Hardwick Crescent and the new community hub • Encourage active uses at ground level for new and pedestrian plaza. Increasing building heights in development along the main pedestrian routes strategic locations and diversifying the existing mix including the community hub and pedestrian plaza of land uses will result in a concentration of activity fronting Hardwick Crescent and Kippax Place and at different times of day and night, providing a any development overlooking the playing fields. central focus to draw people from other parts of the centre and encourage community interaction and • Develop a design manual to establish a design natural surveillance. standard for the public domain. This will ensure a consistent, functional and attractive public domain New development and redevelopment also provides and can include elements such as street furniture, an opportunity to improve the centre’s overall lighting standards, light poles, signage, pavement sustainability. New buildings can be designed to types and locations and street trees. provide optimal solar orientation and capture cool summer breezes. The use of sustainable building 5.6.2 Improve the centre’s character and materials, energy-efficient fittings and water- sustainability through the design of efficient innovations can be incorporated into newly buildings that complement the public developed and redeveloped buildings. domain Incorporating measures such as permeable paving, Built form describes the mass, form and scale of light coloured building materials and planting buildings that shape and define public spaces. New deciduous trees along main pedestrian routes to buildings should complement and enhance the allow for summer shade and winter sun, will help existing environment and create places that people increase the centre’s resilience to climate change can relate to and feel comfortable in. and mitigate the impacts of the urban heat island effect.

planning.act.gov.au 53 Figure 29: Proposed active frontages

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l LEGEND orey Drive Primary frontage Secondary frontage LATHAM Key pedestrian links MACGREGOR

S outher n Cro ss D rive

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PROPOSED ACTIVE FRONTAGES AND KEY PEDESTRIAN LINKS

54 Kippax Group Centre Draft Master Plan Upgrading public squares and main pedestrian 5.6.3 Provide a centre that is convenient, routes to include features such as drinking well connected and accessible fountains, high quality lawn and comfortable In order for the centre to continue to thrive, it must outdoor furnishings will improve urban amenity and keep its reputation as an accessible and convenient encourage people to use these spaces and make shopping destination. A strong message from the more non-car-based trips to the centre. first stage of engagement was the importance of Recommended planning policies parking immediately adjacent to the centre as a key attractor for visitors to Kippax. • Provide a building height transition between the centre core and playing fields to maintain views While the government is committed to encouraging to open space and minimise potential for conflict more sustainable transport options into the future, between existing and future uses. it is recognised that accessibility and convenient • Maintain and strengthen the role of Hardwick parking are major drawcards for group centres in Crescent as the primary focus of commercial Canberra. Therefore, providing clear and effective activity and traffic and pedestrian movement by traffic and parking strategies are important concentrating taller buildings in areas with direct considerations for the centre. frontage to Hardwick Crescent. This master plan provides an excellent opportunity • Enhance permeability and encourage people to to consider the efficiency of the local and internal move through spaces by providing mid-block road network and make recommendations for future access through large blocks, designing buildings upgrades and changes. to maintain a human scale and minimising shadowing and wind tunnel effects on pedestrian To respond to projected growth from the future routes and public spaces. West Belconnen development, traffic analysis • Provide for medium-rise mixed-use development indicates that intersection upgrades are likely to of up to six storeys on key sites adjacent to be required at the intersections of Southern Cross Hardwick Crescent (Figure 30). Drive/Starke Street and Macnaughton Crescent/ Drake Brockman Drive. These will help ensure safe • Introduce new planning controls, through the Holt and efficient traffic movements into the future and precinct code, to mitigate the potential for adverse provide opportunities to improve pedestrian and impacts on the centre’s microclimate, such as cyclist access in these areas. shadowing of adjacent residential development and public spaces. There is an opportunity to enhance connections • Require new development to be oriented and between areas to the east of the centre through designed to maximise the benefits of solar passive providing pedestrian and vehicular access in design. This includes providing solar access to association with the playing fields. The draft master living spaces in winter and shade in summer plan will also explore the possibility of an integrated through landscaping and sun-shading devices. retail expansion to the east of Kippax Fair. This • Ensure new developments are designed with would involve redeveloping the former Kippax community safety in mind through measures such Health Centre building and Kippax Place. It is also as incorporating natural surveillance, providing proposed that the eastern side of Kippax Fair would adequate lighting in public areas and landscaping incorporate primary active frontages, providing in a manner that retains visibility and sightlines. areas for outdoor dining and recreation. Recommended public domain upgrades • Optimise the centre’s relationship with the Holt district playing fields by providing primary active frontages along the eastern side of Kippax Fair, incorporating a pedestrian spine to enhance connectivity and strengthen the relationship between the playing fields and centre core, and exclude forms of development that may conflict with playing field activities, i.e. residential.

planning.act.gov.au 55 Figure 30: Proposed building heights

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56 Kippax Group Centre Draft Master Plan There are also opportunities to redesign the Recommended public domain upgrades carparks on Hardwick Crescent to provide greater capacity, shade, achieve a more efficient layout and • Provide a three storey structured carpark on encourage a low-speed environment. Key areas of the northern most surface carpark on Hardwick focus will include constructing a structured carpark Crescent (Figure 25). on the northern surface carpark and improving • Redesign Hardwick Crescent carparks to safety and connectivity through ensuring pedestrian »» optimise layout and encourage a environment crossings are appropriately located, align on either through rotating parking bays to 45° side of Hardwick Crescent, and extend through the carparks to provide clear and continuous access. »» align pedestrian crossings on either side of Hardwick Crescent and extend crossings The centre is located immediately south of Southern through car parks to provide clear and Cross Drive, which is identified in Transport for continuous pedestrian links (Figure 28) Canberra (2012) as a rapid transport corridor. The centre is serviced by Blue Rapid and peak express »» identify space on Hardwick Crescent, adjacent services and contains Park and Ride and Bike and to Kippax Fair, suitable for pick up and set down Ride facilities. Accordingly, the centre is emerging as arrangements. a transport hub for West Belconnen and the master • Include provision for frequently spaced, deep plan offers opportunities to reinforce and build on rooted, large tree plantings. this role. • Consider two new minor roads with pedestrian Recommended planning policies and cycle access (Figure 31)-one linking Moyes Crescent with Hardwick Crescent and the other • Ensure that any development that removes running parallel with the playing fields along the surface parking provides for replacement of eastern side of Kippax Fair. existing parking spaces and additional demand so to reduce any potential adverse affect on the • Provide an at-grade shared path across the playing function of the centre. fields, immediately north of Flack Street, to strengthen the link between Moyes Crescent and • Maintain convenient and accessible surface the centre. parking on Hardwick Crescent and close to the centre core. • Identify alternative bus layover locations within or close to the study area. • Provide space for pick up and set down activities adjacent to Kippax Fair. • Provide new bus shelter, cycle facilities and signage to support the Park and Ride facilities on • Optimise the layout of Hardwick Crescent surface Moyes Crescent. carparks and encourage a low-speed environment. • Consider increasing the availability of parking • Strengthen connections through Hardwick within the centre core through relocating Park and Crescent carparks and encourage a low- Ride and Bike and Ride facilities from Hardwick speed environment that prioritises pedestrian Crescent to Moyes Crescent. movement. Recommended further studies • Incorporate large tree plantings into future carpark designs to provide shade, contribute to landscape • Comprehensive traffic, transport and parking character and improve pedestrian amenity. study to test proposed strategic framework. This would incorporate access and mobility analysis • Identify options to enable expansion and and build on the Preliminary Traffic, Transport and relocation of the bus layover and appropriate Parking Study (2014). platform locations.

planning.act.gov.au 57 Figure 31: Proposed roads

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PROPOSED ROADS

58 Kippax Group Centre Draft Master Plan Figure 32: Proposed green space

Fl LEGEND o rey Community hub D Green streets rive GPT LATHAM P New park MACGREGOR T Expand tennis courts Existing tennis courts Opportunities for additional recreational S outher uses n Cro ss D Construct detention basin rive T or pond Existing floodway Regrade swale Regrade through underpass and grassed swale GPT Existing major gross pollutant trap Kippax Kippax Underpass Library Fair e t tre S e t v Luke Stree a H h Kippax P a C rd Uniting w ic Church k C S re

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PROPOSED GREEN SPACE AND WATER SENSITIVE URBAN DESIGN

planning.act.gov.au 59 5.6.4 Establish Hardwick Crescent (east) as • Buildings fronting Hardwick Crescent (east) will a pedestrian-oriented main street be built to the site boundary to create an urban The importance of establishing Hardwick Crescent edge and be stepped back above the first floor to as a pedestrian-friendly environment has been ensure Hardwick Crescent retains a human scale. recognised and accordingly, the majority of • Permit building heights of up to six storeys for Hardwick Crescent already functions as a low- buildings fronting Hardwick Crescent to encourage speed environment and is signposted at 40 km/h. A a range of active uses and enable mixed-use number of strategically located pedestrian crossings development in accordance with Figure 30. are also located within Hardwick Crescent to prioritise non-vehicular movement. This approach Recommended public domain upgrades also helps improve safety for all road users and • Develop a public domain and landscape program encourages pedestrian activity to the area. to stage works identified through the public An opportunity exists to formalise the role of domain and landscape standard. This may include Hardwick Crescent (east) as a pedestrian-oriented elements such as new tree plantings, landscaping, main street with a high quality public domain and lighting upgrades and new street furniture. an emphasis on movement, activity, community and Recommended further studies recreation uses. • Develop a public domain and landscape standard This area will incorporate the pedestrian plaza for Hardwick Crescent and the community hub. associated with the new community hub and a The standard will specify requirements to maintain pedestrian spine providing mid-block access through a landscape character and quality of public realm Kippax Fair and forming a continuous link from the conducive to the important role and function of playing fields through the commercial core and these spaces. joining with the community hub. The pedestrian plaza and spine will also form an important visual 5.6.5 Ensure public spaces are well connection between Hardwick Crescent west and connected, safe and attractive Hardwick Crescent east. This will be particularly Public spaces provide sanctuary, social and prominent at the Luke Street entry to the centre. recreational opportunities in urban environments It is envisaged that the function of Luke Street will and the centre offers excellent opportunities to emerge as a key approach route to the centre and build on existing attributes and create inviting and through its location as a primary access road within attractive public spaces for residents and visitors. the family and community precinct. This will include consideration of open space, paved courtyards, streets, parks and playgrounds. New buildings should be developed in a manner that is adaptable to accommodate a variety of uses as The central courtyard, adjacent to the Kippax community needs and demands change over time. Library and currently associated with the children’s This could be achieved through ensuring floor to playground and bus layover, is ideally located to fulfil ceiling heights in new buildings can be adapted to an important role as part of a diverse community accommodate a range of uses. hub and pedestrian plaza. The courtyard is well located in terms of its connections with the rest of Recommended planning policies the centre, contains a number of established trees • Identify Hardwick Crescent (east) as a main street and is large enough to support a range of uses. This and investigate the incorporation of a shared zone area could incorporate uses and activities such as a to ensure low traffic speeds and pedestrian-only cafe with outdoor seating, a children’s playground, areas. an area of high quality lawn, busking, markets and community events (Figure 32). • Active frontages along Hardwick Crescent (east) are to be provided in accordance with Figure 28. Pedestrian pathways and cycleways from surrounding areas could be enhanced through improvements to lighting, landscaping, signage and infrastructure.

60 Kippax Group Centre Draft Master Plan Recommended planning policies Recommended public domain upgrades • Identify and protect public spaces that will • Formalise pedestrian connections at key locations contribute to the public amenity, place-making within the centre (Figure 24). and community building aspirations of the draft • Improve lighting, signage and pedestrian/cycle master plan. infrastructure along key pedestrian pathways and • Strengthen east–west and north–south cycleways throughout the centre, in accordance connections to better link the centre with areas with an agreed public domain and landscape currently separated by the playing fields. This standard. mostly applies to areas east of Moyes Crescent • Provide additional lighting in pedestrian and south of Starke Street. underpasses. • Provide high quality open spaces, particularly in association with the community hub and pedestrian plaza, to encourage a diverse range of activities and provide a strong focal point for the centre (Figure 32).

Shops facing on to Hardwick Crescent space Public artwork behind Kippax Library

62 Kippax Group Centre Draft Master Plan 6. Recommendations for implementation

6.1 The process of change 6.4 Public domain upgrades This draft master plan is being released for public Infrastructure and public space improvements comment. Following community engagement and are required to realise the vision and some of the feedback, a final master plan will be produced strategies of this master plan. This will involve for consideration by the ACT Government. further investigations by various government Implementation will be through: agencies and funding consideration through future government budget bids. • a Territory Plan variation, including a revised Holt Precinct Code • capital works to be considered in context of future 6.5 Commercial opportunities budgets Business, commercial developers and the wider • uptake of opportunities by private developers and community have the responsibility to take advantage the community. of opportunities identified within the master plan. A number of changes indicated in the master plan Implementation of development set out in the are on existing developed sites or require substantial master plan will be progressive over the longer term investment. Therefore, implementation of the as it is dependent on capital works funding from the master plan will be progressive over time. ACT Government, investment decisions by private business and land availability. 6.6 Further studies 6.2 Territory Plan variation Potential further studies include: A variation to the Territory Plan to revise the existing • A comprehensive traffic, transport and parking Holt Precinct Code will realise some of the planning study to test the strategic framework. It would policy recommendations. The precinct code will incorporate access and mobility analysis and build provide the opportunity for the building heights, on the preliminary analysis. setbacks and land uses outlined in the master plan • Develop a design manual that outlines a to be realised as development and redevelopment consistent design palette for the public domain occurs. in the Kippax group centre. It will specify public There will be opportunity for the community to domain elements such as street furniture, lighting provide feedback on the precinct code through a standards, light poles, signage, pavement types separate community engagement process. and locations, and street trees.

6.3 Land release Block 12 Section 52 (within the study area) is nominated on the ACT Government’s Indicative Land Release Program for release in 2015-16. Additionally, this master plan proposes the staged release of Block 3 Section 53 and Block 1 Section 89. Figure 33 illustrates a possible land release sequence beyond that outlined in the Indicative Land Release Program. The land release sequence could vary as circumstances and needs change for the centre.

planning.act.gov.au 63 Figure 33: Possible sequence of land release

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INDICATIVE DEVELOPMENT SEQUENCE

64 Kippax Group Centre Draft Master Plan