Submission

Draft Variation to the Territory Plan No 344

Woden Town Centre

September 2017

The Committee Secretary Standing Committee on Planning and Urban Renewal Legislative Assembly for the ACT GPO Box 1020 ACT 2601

1

Summary

Thank you for the opportunity to provide a submission to the Standing Committee on Planning and Urban Renewal’s Inquiry into Draft Variation to the Territory Plan No. 344: : Zone changes and amendments to the Phillip precinct map and code.

This submission builds on the Community Council’s June 2017 submission to the Chief Minister, Treasury & Economic Development Directorate’s consultation process.

The question is – Does the draft Precinct Code embody planning principles that reflect the desired outcomes for the current and future community?

The planning principles included in the Woden Town Centre Master Plan include:  community and educational facilities located strategically to strengthen the pedestrian network and create more diverse and lively areas;  parks and public spaces to make the centre a more attractive place for people and provide opportunities for play, physical activities and passive recreation;  a clear pedestrian and cycle network into the centre and along main routes to provide connections between the precincts and to public transport; and

Unfortunately, these planning principles have not been included in the draft Precinct Code which provides for residential towers but does not meet the community’s needs for community facilities.

In order to facilitate densification on the transport route, the WVCC supports residential development (using lower buildings) and the associated community facilities and open spaces required to support a growing population.

Woden is Canberra’s first Town Centre and is centrally located. It hosts Commonwealth Departments and is close to jobs in the Parliamentary Triangle - it should be thriving with activity built up over 50 years.

Instead facilities in Phillip have closed, for example, the CIT, stadium, bowling alley, bowling greens, tennis courts, pitch n putt, commercial buildings and night clubs. The future of the pool and the ice skating rink are at risk and Woden has never had a community/arts centre. Policies that have allowed the closure of significant community assets have left little activity in the centre and a lack of confidence in Woden, by both the community and the private sector.

Planning for Woden originally included an east west pedestrian link (from the library through the town square to the bus interchange) that hosted a number of Woden’s community facilities. The 2004 Woden Master Plan included a concept plan that continued the east west link and identified community and recreational facilities.

Although the vision in the Master Plan provides for the town square to be the place for the community to meet and socialise, this concept appears to be diminished with the precinct code including 28 storey buildings around the town square that will overshadow the square

2

and reduce ‘placemaking’ in the area. Consultation for stage 2 of light rail also overlooked the east west pedestrian link by locating the station south of the bus interchange.

To instil confidence in the policy settings for Woden the draft precinct code needs to be reconsidered with the community at the forefront of the plans. Attractive public places need to be created so 35,000 people in Woden and 30,000 people in and Molonglo have a place to meet in their Town Centre.

The policy framework included in the National Capital Plan and the Territory Plan include Town Centres that are relatively self-contained for the community to live, work, learn and socialise in their town centre.

Development of the business case for light rail stage 2 provides the opportunity to integrate transport and land use planning. It is vital that the community understands where stations will be, how densification will occur, how precincts will be connected and where community facilities, open spaces and entertainment areas will be.

The WVCC is pleased to participate in the Chief Minister’s vision for Canberra, as stated in his document - CANBERRA: A statement of ambition:

‘Celebrating our Centenary has helped us focus on what’s special about our city and confirmed our exciting future. As a government and as a community, we must build on that feeling, and create that future, together’. Cities don’t succeed by accident or by leaving things to chance – they require design, good governance and great collaboration’.

The WVCC notes that the Precinct Code contains many features that are not included in Woden’s draft precinct code, for example, an entertainment precinct, a community and recreation facilities precinct, sites for surface public car parking, a cycle network and public transport stops. See comparison of the Town Centre Precinct Codes at Attachment A.

The WVCC requests that stakeholders work together to identify sites for social and cultural facilities, including a community/arts centre, a CIT, a multi-purpose sports , a public pool, a cycle network and open green spaces to include in the Precinct Code. These assets are not commercial in nature and are unlikely to be provided by the private sector. Investment by the ACT Government in these assets will create activity and provide confidence in Woden, facilitating investment by the private sector.

Woden is on the cusp of change due to development and in order to realise our potential we recommend that the Minister declares the Woden Town Centre as an Urban Renewal Precinct under the City Renewal Authority and Suburban Land Agency Act 2017.

3

Issues with the July 2017 draft Precinct Code

The WVCC recommends the following changes to the draft Variation. See Attachment B:

1. Densification (building heights should be lower and stated in metres) 2. Town Square – as the central activity point, retention of the current buildings on the perimeter for solar access in the cooler months; 3. East west spine – retention of solar access; 4. Agglomeration of activity in a central area - identification of sites so the area is not built out: a. an entertainment precinct; b. a higher education facility; c. a community/arts centre; d. a pool; e. a multi-purpose sports hall; 5. Active living/ connectivity - identification of alignments for cycle paths; 6. Identification of open green spaces, including. a. retention of Arabanoo Park as open space

Comments on the Draft Variation to the Territory Plan No 344

Comments about the precinct code are provided on the draft Precinct Code at Attachment X

1 Explanatory Statement

The opening statement that the draft variation incorporates the recommendations of the 2015 Woden Town Centre Master Plan, which builds on the 2004 Master Plan, is dubious.

Recommendation 6.2 states that the Precinct Code will provide the opportunity for the building heights, setbacks and land uses outlines in the Master Plan to be realised as development occurs. Section 3.4 of the Master Plan outlines land use, including zones, community facilities, sports and recreation facilities, the northern entertainment, accommodations and leisure precinct, town centre living and commercial and retail centre.

The draft Precinct Code provides for building heights and setbacks however it does not provide for community facilities. The 2015 Master Plan diminishes the benefits of the 2004 Master Plan by ceasing to provide a map that identifies community facilities. See 1970 map at Attachment C and the 2004 map at Attachment D.

The Master Plan states that ‘in the In the short to medium term it is likely that urban intensification through population growth and the increase in people working in the master plan area will create additional demand for community facilities and service provision’.

The draft Precinct Code does not explain the context in which the Precinct Code is developed such as the government’s commitment to stage 2 of light rail. This is important as it will have implications for densification along the transport alignment and population

4

growth. This will mean that residential towers will be built, however there is no identification of sites for community facilities, open spaces or a cycle network.

The Site Description in the draft Precinct Code states that the Centre contains a number of important community, education and recreation uses, including the Canberra Institute of Technology. This facility is closing in Woden and to refer to it as a part of the site is inaccurate.

2 Draft Variation

2.1 Variation to the Territory Plan map - Rezoning – see Attachment E

The WVCC does not support rezoning /Arabanoo Park as the Town Centre is abundant with empty blocks and carparks that could be used for community facilities and the case to rezone this open space has not been made.

Before any open spaces are rezoned, a review of the requirements for open space should be undertaken.

There has been a reduction of open green space in Woden with the loss of: the green courtyards in the Alexander and Albemarle building, Athllon Drive open space for densification, the proposed expansion of the cemetery into 3 hectares of Eddison Park and the pitch n putt is likely to be developed.

It is a great concern to the WVCC that open space can be sold or rezoned without any plan for the community’s requirements for open space. Aside from Eddison Park, there is now very little green open space in the Woden Town Centre and we note that the pocket park north of the library is zoned as CZ2 and could be developed.

2.2 Variation to the Territory Plan written statement

Precinct Code Attachment A – Assessment Tracks

There is no explanation of the need for the prohibited developments in Table 1 and the additional merit track development in Table 2. It is not clear why: - PD1 – prohibited residential development is where it is and the size it is? - PD2 – a variety of developments are prohibited in this area? - PD3 – residential use is prohibited in Table 1 but Figure 2 allows 4 storeys in area ‘f’? - MT1 – the existing cemetery requires the additional merit track? - MT2 – a scientific research establishment is identified? - MT3 – a produce market requires additional assessment?

Although the RC2 Corridor Site is identified in Attachment A of the Precinct Code there are no longer any additional rules and criteria about the number of storeys, setbacks and materials and finishes. There is no explanation about why these rules and criteria have been removed.

5

Precinct Code Attachment B – Additional Rules and Criteria

RC1 – Woden Town Centre

1.1 Figure 1 - Existing car parks, active frontages and community recreation facilities

Primary active frontages are welcome however a central area for activity should be identified in this Figure. The Master Plan identifies the Town Square for the central focal point for community activity.

The vision in the Master Plan is:

‘Woden Town Centre is a major community and commercial hub for the Woden Valley and wider Canberra region. It will be a place that attracts people to live, work, socialise and enjoy throughout the day and evenings. The town square is the central focal point for social and community activity that will connect people to a network of safe and active streets and public parks’.

The draft Precinct code provides for 28 storey buildings around the Town Square which will make it difficult for the Square to become ‘attractive’ and ‘comfortable’ for the community. The overshadowing is likely to continue the current situation of people moving through the square and not stopping, leading to a continuation of the lack of activity in the square.

The 2004 Master Plan included a new entrance to Westfield from the Town Square. This has not been implemented and it is not clear why Westfield does not activate the northern side of its building that faces the Square. This is the sunny side of the Square, but with overshadowing and no activation of the frontage, the vision of the Town Square as the central focal point for social and community activity is unlikely to eventuate.

Similarly, if the east west link does not host community facilities as was planned in the 1960s, and is overshadowed by tall buildings on its north side, activity will be reduced.

This will provide very poor outcomes for Woden residents. Overshadowing map at Attachment F.

The title of Figure 1 includes community recreation facilities but does not identify any. This is an oversight and we request that the community recreation facilities be included in the diagram. The WVCC supports the statement in the Master Plan that community and educational facilities should be located strategically to strengthen the pedestrian network and create more diverse and lively areas. Figure at Attachment G.

Entertainment precinct

The draft Precinct Code needs to identify where the focal point for community activity will be so that activity is not scattered across all active frontages with no focal area of vibrancy.

An alternatives site for an entertainment precinct should be identified for the community to meet in a comfortable environment. The WVCC recommends that the car park between the Hellenic Club and the bus interchange be designated as an entertainment precinct, where

6

(noise) is allowed, and should be included in the draft Variation. Development of residential buildings in this area should be subject to the noise attenuation requirements contained in the multi-unit housing development code.

Community Facilities

Co-location of community facilities and services in a highly accessible Town Centre will contribute towards diverse and active precincts.

Repurposing of buildings should be considered, community facilities are preferable to high rise buildings on the north side of the east west pedestrian connection which requires maintenance of the human scale and solar access for social and community activity in the Square. For example, rather than demolition, Borrowdale House could be a Community Centre and the Medibank building a CIT.

R4 - Areas 'c' of Figure 2? Why is residential use allowed on the ground floor on Callum St when it is primary active frontage and is on the light rail corridor?

R5 – The Master Plan states - To secure the centre as a major employment base, larger sites in the Town Centre core must be retained for new office development in the long term, such as Block 1 Section 7'. Section 7 is a large block and should be used for the best use for the community, given that the town square is to be overshadowed, this block could be considered for the entertainment area ' a piazza'.

R7 – We note that all surface car parks can be developed. It becomes vital to identify open spaces so all sites in Woden do not become high rises. The WVCC recommends that a plan be developed to identify land use prior to selling all government owned land to the private sector for residential towers.

R8 – requires development of the swimming pool and ice skating centre comply with all of the following: a) provides or retains an ice skating rink suitable for national competition b) provides or retains a 50–metre public pool with direct public address to Irvine Street c) development for other uses involves redevelopment of the pool as an indoor facility.

The government is currently planning a new pool at and new ice skating rink. If a new ice skating rink is built elsewhere in Canberra it is unclear that the existing ice skating rink or construction of a new one on the site will be financially viable. As the ice skating rink subsidises the pool, both facilities are at risk of closure and the facility being boarded up because it cannot meet the rule.

This rule needs to be reconsidered to ensure the community is provided with a great outcome for a pool and ice skating rink.

7

2.1 – Figure 2 - Building heights

R9 - In order to increase the population in Woden to support the sustainable demand for commercial activities, the WVCC supports urban infill. Residential developments must minimise overshadowing and maintaining human scale. Taller buildings up to 16 storeys should only be sited where they do not overshadow community amenity, eg overshadow or Westfield.

Building heights on the perimeter of the Town Square should remain at 3 storeys to provide sun into the Town Square. Higher buildings cause unacceptable overshadowing. Proposed building heights are at Attachment H.

Wind shear is a major problem in the Woden Town Square and every building must have mechanisms to mitigate its impact on the community’s comfortable access to the area.

We note that community consultation on the draft Master Plan provided mixed views on the proposed building heights in the Town Centre and that most submissions supporting higher building heights have been from the private sector.

C9 - Additional four storeys

The final Master Plan provides for additional storeys to be considered when the development:  is supported by a visual impact assessment that addresses landscape setting, town centre urban form and relationship to surrounding development  maintains the building height hierarchy of the centre  does not increase overshadowing on nearby residential development or key public spaces such as the town square  provides an increase in the required number of adaptable units to provide for an aging population  provides off-site works as part of the development; this could include verge works or upgrades to adjoining areas of open space, and  provides a mix of residential units.

Unfortunately the spirit of this paragraph has not been included in the draft Variation which provides the following at Criteria 9:

The maximum height of building, for one building tower element per block, in areas ‘a’, ‘b’ and ‘c’ may be increased by an additional four storeys where development achieves all of the following:  the development maintains the building height hierarchy of the centre by retaining the taller buildings at the middle of the town centre; and  development is close to public transport stops and stations.

The similarity between the Master Plan and the draft Variation has been underlined. Rather than provide some public policy and scrutiny to ensure better outcomes, the draft Variation

8

appears to allow a development application to be ‘ticked off’ as every development put forward will meet the building hierarchy criteria and be close to public transport.

The WVCC considers should retain its status as the tallest building in Woden and does not support any building that would be higher than the Lovett Tower. The WVCC does not support the general rule of an additional four storeys on the building heights due to the human scale and overshadowing.

C10 – cycle networks

For development that is 12 storeys and above, the applicant shall provide a visual assessment that: a) Provides a description of the project and assessment of the physical and visual environment (local context) for the site and surrounding areas including existing landform, vegetation, land use, cycle and pedestrian connections, streetscape and nearby developments. b) Provides analysis and relevant illustrations of the key views and approach roads to the proposed development that addresses potential impacts that the development could have on the surrounding landscape character and visual amenity.

The visual assessment does not guarantee that the existing cycle network will align with a proposed cycle network. A cycle network is not defined in the draft Precinct Code and any alignment required for a cycle network in Woden is at risk of being built out by a developer.

The cycle network should be identified in the draft Precinct Code in order to provide active transport and confidence in the development of the cycle networks in Woden.

C11- C13 - Marker buildings

The Master Plan states that ‘opportunities for marker buildings in strategic locations are promoted to help people identify that they have entered the centre or to assist them to orient themselves as they move though the centre’. The WVCC rejects this concept, visitors can use GPS technology or a map. This policy values visitors more than the community living in the district.

C11 – This site (Tradies) has been approved at 17 or 19 storeys, the draft Precinct Code should acknowledge the reasons why the height was reduced?

C13 - A marker building in section 81 is permitted up to RL670AHD. The draft Precinct Code should provide the height in metres and reduce to 12 storeys to retain humans scale in this area.

R14 – should ensure that the open spaces in Colbee Court and Dundas Court are not overshadowed.

R16 – solar access in the Town Square should be ensured for business confidence and the enjoyment of the community as this area as it is supposed to be the focal point for

9

community activity. Although the Code now includes a minimum of 3 hours solar access to at least 1,000m2 of the town square, this is still not adequate for a public area of such importance. Cafes need certainty of patronage throughout the entire day and the entire year.

Developments in the wrong place will impact the vibrancy of Woden for decades to come, particularly on the Town Square, where 28 storey buildings will cast shade onto the Square for most of the year.

R22 – Section 7 is a significant central area in Woden. A road through it was not included in the Master Plan which says: To secure the centre as a major employment base, larger sites in the town centre core must be retained for new office development in the long term. The Master Plan also identifies a car park and a linear park on section 7. The best use for this significant car park needs to be determined so opportunities are not lost.

Figure 3 – the Figure does not include the east west link that has been a part of the planning for Woden since the 1960s.

Identification of open green spaces

The WVCC notes the significant loss of open green spaces in an ad hoc manner and without a plan for the requirements for open space in the future. Once open space is provided for other activities, for example, a development or a cemetery, it cannot be retrieved and reinstated as open space again.

The WVCC does not support:  the rezoning of the Arabanoo Park to community facilities land until a plan for the siting of community facilities is developed;  the use of 3 hectares of Eddison Park to expand the cemetery;  the loss of all the open green areas along Athllon Drive;  the loss of the open green courtyards at the Alexander and Albemarle sites; and  the loss of the pitch n putt site.

The WVCC supports the development of a long term solution in the south of Canberra for our burial needs. The loss of our loved ones is a very important issue and should be prioritised as such with a Budget commitment to build the Southern Cemetery.

Environment

The Master Plan states that better quality green spaces in the centre will provide attractive spaces for people to linger and enjoy. Large canopy trees will provide shade and improve pedestrian amenity. Trees also provide the canopy for birds.

In light of the closure of the CIT, the WVCC supports identification of community facilities, the inclusion of cycle paths, open green spaces and deep rooted trees in the draft Variation to ensure they are protected from future development.

10

Light rail

The WVCC requests the ACT government establish a team to undertake studies to integrate transport and land use planning and work across all areas of government to ensure the needs of the community are met.

In response to a question from Ms Caroline Le Couteur MLA in the Legislative Assembly on 31 March 2017, Ms Meegan Fitzharris MLA responded as follows:

‘The current master plan for the interchange assumed the participation of the owners of Plaza in the redevelopment of the bus interchange precinct. The redevelopment of Woden Plaza to support the new interchange, as envisaged in the master plan, is unlikely in the foreseeable future. The design of the interchange precinct therefore needs to be reconsidered.

The design of the second stage of light rail will be integrated with the ongoing modernisation of the Woden Bus Interchange. The design of the new public transport node will progress as part of the current light rail master plan. The master plan will inform the funding and timing of future improvements’.

The current bus interchange may no longer be required and a better use for the area should be identified. We have a unique opportunity to provide a fantastic area between the Hellenic Club and the structured carpark to the south. This is a large area on the light rail alignment and could be planned to provide an entertainment precinct for the people of Woden, Weston and Molonglo.

The key is to design the area, inclusive of community facilities (that are not revenue raising) and allow the private sector to compete for development rights.

Community Facilities

Community / Arts Centre

The Woden Town Centre is in critical need of a Community / Arts Centre. For too long the community has not had a facility to gather to hold events and celebrations. The only community meeting room in the Woden Town Centre is the Library and this room is very small with no out of hours access.

The Woden Community Services are working from substandard accommodation which has no access for drop off and pick up for the child care and sees the staff scattered across four buildings to deliver their valued services. This is not a sustainable proposition.

CIT

Education is important to a community, there is an imbalance in the location of higher education (and the economic activity from 16,000 jobs) in Canberra.

11

The Woden CIT is in the process of closing. We have concerns about the impact this could have on the economy of Woden from the reduction of:

 jobs - the sector employs 16,000 people  access to higher education for the residents  vibrancy from young people located in the area – patronage of cafes etc…  confidence in the region  wider economic benefits from the knowledge economy

It is not clear why synergies with the are not explored and fantastic courses for all of Canberra's residents delivered from the Woden CIT.

The 2015-16 Budget (BP 3 Ch 3 New Initiatives) contains the following measure:

CIT Modernisation – , Bruce and Reid campuses

The Government is delivering a new Canberra Institute of Technology (CIT) campus at Tuggeranong and upgrading the existing Bruce and Reid campuses as part of the CIT Campus Modernisation Strategy. The initiative will support increased utilisation of facilities and allow CIT to deliver courses where there is the greatest community demand. Part of the CIT Campus Modernisation Strategy, and linked to this initiative, will be a transition out of CIT’s current Woden campus in mid to late 2016 as functions are transferred to Tuggeranong, Bruce and Reid Campuses. CIT is actively seeking opportunities to provide a community campus in the Woden Town Centre. The proposed move to Woden would provide CIT with a more modern learning environment and have the advantage of being more accessible for the public and closer to public transport.

We note that the 2016 CIT Strategic Compass 2020 –Evolving Together document does not mention Woden or Weston. In a section called ‘How we are Evolving’ the document states:

We will build upon the ACT health precinct in Bruce by co-locating our health and fitness programs in custom designed facilities at CIT Bruce.

It is not clear why there is no plan to evolve together at the Woden CIT as it is located next to the Canberra Hospital.

Finally, on a couple of occasions the Chief Minster has stated that the closure of the Woden CIT is a matter for the CIT Board and not a matter for the ACT Government.

We note that under s6 of the Canberra Institute of Technology Act 1987 the Minister approves the functions of the CIT and may direct those functions, and under s7 the Minister may also give a direction to the institute in relation to the exercise of the institute’s functions.

12

Multi-purpose sports hall – basketball stadium

There is a high demand for indoor sports facilities in Woden. The Woden sporting community has to travel north or to Tuggeranong to participate in indoor basketball, futsal, netball and badminton competitions.

The ACT Government’s 2015 ACT Indoor Sports Facilities Study finds that:

‘Current demand is driven by a shortfall of available facilities to support competition and lack of access to courts for training. In addition there is the pending loss of 3 courts in the Woden Basketball Stadium and the 1 court at CIT Woden which, if the Woden Town Centre is to be a focus for higher density living, is an issue for creating a contemporary urban precinct supported by a range of sport and leisure facilities’.

Again, leaving the district for sporting activities does not contribute to vibrancy in the Woden Town Centre.

The 2016 Labor and Greens Parliamentary Agreement includes a commitment to undertake feasibility studies into the construction of two multi-purpose indoor sports centres in Woden and Gungahlin.

We look forward to contributing to the delivery of this measure.

13

Attachment A Comparison of the Town Centre precinct codes - lack of equity between the features of the town centre precinct codes.

Precinct Code Draft Woden Tuggeranong Gungahlin

Date March 2017 14 December 21 August 2015 28 August 2015 2012 Building heights 28 storeys No limit - Minimal 38m approx. 12 various detrimental storeys impacts, including overshadowing and excessive scale Road hierarchy no no no yes

Pedestrian and no no no yes Cycle network Bushfire no no no yes protection Leisure and no no yes no Accommodation area Entertainment no no no Yes – noise precinct allowed Public Transport no no no Yes – provide stops identified comfortable environment for public transport patrons Sites for surface no – can be no – can be no – can be yes public car developed developed developed parking Design of public no no no Hibberson Street realm Gungahlin Place

Active frontage yes yes yes yes landscaping 1 no some Yes - Inc. trees around car parks to provide shade Major no no no Yes - building community and height 14m recreation Minimal facilities detrimental precinct impacts, including overshadowing and excessive scale

14

Attachment B Some recommended changes to the Territory Plan

15

Attachment C

Woden 1970 map – shows community facilities on east west spine

16

Attachment D Woden 2004 map – shows community facilities on east west spine

17

Attachment E

Areas subject to rezoning - Retain Arabanoo Park as open green space

18

Attachment F Overshadowing of the Woden Town Square

19

Attachment G Figure 1 Existing car parks, active frontages and community recreation facilities – however there are no community facilities identified

20

Attachment H Proposed building heights

a - 12 to 16 storeys with the existing 3 storeys on the Town Square b - 12 to 16 storeys c - 4 to 6 storeys on Callum Street (entertainment precinct) c - 4 to 6 storeys on Melrose Drive c - 12 to 16 storeys on Hindmarsh Drive (shades the road) d - 5 to 6 storeys e - 5 to 6 storeys f – 4 storeys but in a PD 3 area (prohibited residential use) Building heights of 4 to 6 (medium rise) adjacent to the suburbs with 6 to 8 storeys for 'transitional' areas (with big trees in front) for human scale. Some taller, 12 to 16 storey buildings, should only be permitted where they do not overshadow public spaces or other residential

21

Planning and Development Act 2007

Draft Variation to the Territory Plan No 344

Woden Town Centre: Zone changes and amendments to the Phillip precinct map and code

July 2017

Draft variation submitted to the Minister under s69 of the Planning and Development Act 2007

This page is intentionally blank.

Draft Variation No 344 – recommended version Page ii July 2017 Contents

1. EXPLANATORY STATEMENT ...... 1

1.1 Background ...... 1

1.2 Summary of the proposal ...... 1

1.3 The National Capital Plan ...... 2

1.4 Site Description ...... 2

1.5 Current Territory Plan Provisions ...... 3

1.6 Changes to the Territory Plan ...... 5

1.7 Consultation on the Draft Variation ...... 5

1.8 Revisions to the Draft Variation Placed on Consultation ...... 6

1.9 Interim Effect ...... 7

2. DRAFT VARIATION ...... 8

2.1 Variation to the Territory Plan map ...... 8

2.2 Variation to the Territory Plan written statement ...... 9

Draft Variation No 344 – recommended version Page iii July 2017

This page is intentionally blank.

Draft Variation No 344 – recommended version Page iv July 2017

1. EXPLANATORY STATEMENT

1.1 Background

Draft Variation 344 incorporates the recommendations of the 2015 Woden town centre master plan, which builds on the 2004 Woden town centre master plan. While a number of recommendations from the 2004 master plan have been realised, there have been a number of strategic planning documents released since then, such as the ACT Planning Strategy, which recommend the consideration of urban intensification measures for the centre. This initiated the review of the town centre planning provisions and preparation of the master plan. The review has also considered additional measures for inclusion in the Phillip precinct code, such as nominating maximum building heights for the town centre and identifying new development opportunities in the centre.

1.2 Summary of the proposal

The draft variation incorporates the recommendations of the approved Woden Town Centre master plan to provide guidance on the desired future built form and character of the centre as it develops over the next 10 to 20 years. DV344 rezones selected areas, including parts of the open space area south of the Callum Offices to permit community facilities, upgrading the residential zoning of land in Woden Green near the corner of Hindmarsh Drive and Callum Street as well as land along Athllon Drive to permit higher density development. DV344 includes rezoning of the open space shared path along Athllon Drive and Swinger Hill from residential to urban open space to ensure the active travel path is retained. DV344 introduces building heights to the centre potentially up to 28 storeys, as well as selected sites where marker buildings will be permitted to assist the identification of the centre. Built form provisions are included nominating building setbacks and active frontage requirements to ensure interesting and safe public spaces for pedestrians. Awning requirements are also included to ensure all weather protection along the main pedestrian areas. DV344 retains the existing planning requirements for community facilities to be provided within the centre, and proposes additional community facility land for future facilities. The draft variation also includes heritage requirements for the protection of the Callum Offices heritage character through height controls around the offices.

Draft Variation No 344 – recommended version Page 1 July 2017

1.3 The National Capital Plan

The Australian Capital Territory (Planning and Land Management) Act 1988 established the National Capital Authority (NCA) with two of its functions being to prepare and administer a National Capital Plan (the Plan) and to keep the NCP under constant review and to propose amendments to it when necessary. The Plan, which was published in the Commonwealth Gazette on 21 January 1990, is required to ensure Canberra and the Territory are planned and developed in accordance with their national significance. The Australian Capital Territory (Planning and Land Management) Act 1988 also requires the Territory Plan is not inconsistent with the Plan. The area covered by this draft variation is within urban areas identified in the Plan.

1.4 Site Description

The subject area is the Woden town centre. The area includes part of the Athllon Drive corridor, Phillip service trades area, town centre core, the recreation precinct north of Launceston Street and a portion of the residential area located east of Callam Street. The centre has a significant employment base within the ACT with Commonwealth departments and retail being the largest employer. The centre also contains a number of important community, education and recreation uses including Woden Community Services, child care facilities, health related facilities, Woden Library, Canberra , Canberra Institute of Technology, Eddison Park, pocket parks and ovals. Distant views of the centre are dominated by Lovett Tower, which is the tallest building in the centre. The building can be seen from several vantage points in Canberra, including Red Hill lookout and the National Arboretum.

Draft Variation No 344 – recommended version Page 2 July 2017

Figure 1: Location map and areas subject to rezoning

1.5 Current Territory Plan Provisions

The town centre is predominately zoned commercial core CZ1 and commercial business CZ2, while the trades and services area is zoned commercial service trades CZ3. Other land subject to this variation is the RZ4 zoned residential land located close to the corner of Callam Street and Hindmarsh Drive, public open space PRZ1 and CFZ community facility land beside Callam Street, and the existing RZ2 suburban core zoned land along Athllon Drive. The Territory Plan map zones for the area subject to this variation are shown in Figure 2.

Draft Variation No 344 – recommended version Page 3 July 2017

The town centre is subject to the Commercial Zone development code and the Phillip precinct map and code, while the adjoining residential areas are subject to the Residential Zones Development code, Single Dwelling Housing development code and the Multi Unit Housing development code. The community facility land is subject to the Community Facility Zones development code, with the public open space subject to the Parks and Recreation Zone development code. The general codes may also apply.

Figure 2 Area subject to rezoning

Draft Variation No 344 – recommended version Page 4 July 2017

1.6 Changes to the Territory Plan

Detailed changes to the Territory Plan are noted in section 2 of this document.

1.7 Consultation on the Draft Variation

Draft Variation No 344 (DV344) was released for public comment between10 March 2017 and 21 April 2017, extended to 2 June 2017. A consultation notice under section 63 of the Planning and Development Act 2007 (P&D Act) was published on the ACT Legislation Register on 10 March 2017 and on the Public Noticeboard on 10 March 2017. The extension to the consultation period was published on the Legislation Register on 21 April 2017 and on the Public Noticeboard on 21 April 2017. A total of 28 written submissions were received, which included 11 submissions from businesses within the centre, 10 submissions from private individuals, 4 submissions from community organisations, 2 submissions from professional groups and one submission from a member of the Legislative Assembly. Main issues raised by submitters included: • building heights, with submissions generally supportive or requesting increases in building heights within the town centre, and generally not supportive of increased building heights east of Callum Street • building setback provisions and other built form controls, with concerns the controls were repetitive or not flexible enough • population density, with general support for increasing density within the centre • solar access to dwellings and open space areas, including the town square not being sufficiently protected • community facilities, with both support and opposition to the proposed expansion of the community facilities zoned land within Arabanoo Park opposite the bus interchange • provision of active travel links through the centre, and inclusion in the precinct code • issues with the provision of transport orientated development and light rail alignment • concerns with particular site specific provisions affecting blocks • seeking additional urban open space areas, and • noting errors and seeking clarification of specific provisions

Draft Variation No 344 – recommended version Page 5 July 2017

The above issues were considered and are detailed in a report on consultation, which is available at www.act.gov.au/recommendedvariations. Changes were informed by the issues raised. The Minister will consider the outcomes of consultation prior to making a decision on this draft variation.

1.8 Revisions to the Draft Variation Placed on Consultation

The following changes were made as a result of public consultation: • changes to rule R3, reducing the area permitted for supermarket on a site east of Callum Street from 1500m2 to 500m2 to enable a smaller convenience store to serve the day to day needs of residents, while not directly competing with the core commercial area • inclusion of restrictions in the floor plan area for marker buildings located outside of the core commercial area to reduce building bulk and form • inclusion of a rule requiring solar access to be retained to the town square, as well as to dwellings adjoining development during winter solstice • removal of the built form criterion C21 as it duplicated other provisions within the code • amended area a in figure 3 to follow block boundaries along the southern edge • amended criterion C23 to clarify which provisions apply to residential development and which apply generally, and to remove the podium parking provisions • amended criterion C25 to apply to podium parking as well as structured car parks • deleted criterion C26 as it duplicated provisions in C23 for range of apartment types • amended rule R33 to clarify that awnings are required along the entire length of buildings along active frontages, rather than along the entire block frontage • amended rule R35 to permit new driveways along Callum Street, but only south of Wilbow Street to allow vehicle access to block 10 section 156, which would otherwise be constrained by lack of other options for vehicle access • other edits and corrections to selected provisions for clarity and to fix administrative errors that do not alter the intent of the variation, such as correcting references to figures within rules and criteria.

Draft Variation No 344 – recommended version Page 6 July 2017

1.9 Interim Effect

Section 72 of the Planning and Development Act 2007 (the Act) applies to the draft variation. This means that the provisions of Draft Variation No 344 apply during the defined period to development applications submitted between 1 December 2016 and 31 December 2016, or submitted on or after the day the draft variation given to the Minister is notified (the notification day). The effect of section 72 during the defined period means that the Territory, the Executive, a Minister or a territory authority must not do or approve anything that would be inconsistent with the Territory Plan as if it were amended by the draft variation. Where there is an inconsistency between provisions in the current Territory Plan and provisions in the draft variation, then the draft variation takes precedence for the extent of the inconsistency. Interim effect will end on the day the earliest of the following happens: i. the day the plan variation commences ii. the day the variation is rejected by the Legislative Assembly iii. the day the variation is withdrawn under section 76 (3)(b)(v) or section 84 (5)(b) iv. one year from the date of the notification day.

Note: The notification day is the day in which the notifiable instrument relating to Draft Variation 344 containing the Public Availability Notice (PAN) is notified on the ACT Legislation Register. Please see the list of current notifiable instruments for further details http://www.legislation.act.gov.au/ni/current/p.asp

Draft Variation No 344 – recommended version Page 7 July 2017

2. DRAFT VARIATION

2.1 Variation to the Territory Plan map

The Territory Plan map is varied as indicated in figure 3.

Figure 3: Areas subject to rezoning

Draft Variation No 344 – recommended version Page 8 July 2017

2.2 Variation to the Territory Plan written statement

The Territory Plan written statement is varied as follows:

Variation to the Phillip precinct map and code

10 Precinct maps and codes, Phillip precinct map and code substitute the following with the nominated attachment:

Phillip precinct map and development tables with Attachment A RC1 – Woden Town Centre with Attachment B renumber: the element, sub element heading, rule, criteria and figure numbering within the existing RC2 section to accommodate the new RC1 numbering insert:

Attachment C RC3 – Callam Street/Athllon Drive Corridor after RC2 section

Draft Variation No 344 – recommended version Page 9 July 2017

Interpretation service

Draft Variation No 344 – recommended version Page 10 July 2017 Attachment A

NIxxxxxxxx Phillip Precinct Map page 1

Assessment Tracks

The following tables identify the additional prohibited development and additional merit track development for blocks and parcels shown in the Phillip Precinct Map (identified as PDn or MTn). Development that is exempt from requiring development approval, other prohibited development and the minimum assessment track applicable to each development proposal is set out in the relevant zone development table.

The following tables constitute part of the relevant zone development table.

Table 1 – Additional prohibited development Additional prohibited development Suburb precinct map label Zone Development PD1 CZ2 RESIDENTIAL USE drink establishment indoor recreation facility restaurant (except where ancillary to PD2 CZ2 other permitted use) SHOP tourist facility RESIDENTIAL USE PD3 CZ3 COMMERCIAL ACCOMMODATION

Table 2 – Additional merit track development Additional merit track development that may be approved subject to assessment Suburb precinct map label Zone Development MT1 PRZ1 cemetery MT2 CZ2 scientific research establishment MT3 CZ1 produce market

NIxxxxxxxx Phillip Precinct Map page 2

Attachment B

Additional rules and criteria

This part applies to blocks and parcels identified in the Phillip Precinct Map (RCn). It should be read in conjunction with the relevant zone development code and related codes. RC1 – Woden Town Centre This part applies to blocks and parcels identified in area RC1 shown on the Phillip Precinct Map. RC1 includes the Woden Town Centre. Element 1: Use Rules Criteria 1.1 Ground floor use R1 This rule applies to sites in CZ1 with boundaries This is a mandatory requirement. There is no to primary active frontages shown in figure 1. applicable criterion. Only the following uses are permitted along the primary active frontage at the ground floor level: a) business agency b) club c) COMMUNITY USE d) drink establishment e) financial establishment f) hotel g) indoor entertainment facility h) indoor recreation facility i) public agency j) restaurant k) SHOP

C2 There is no applicable rule. This criterion applies to sites in CZ2 and CZ3 with boundaries to primary active frontages shown in figure 1. Buildings incorporate uses on the ground floor that generate activity in the public space.

1.2 SHOP – CZ2 – floor area limit R3 C3 This rule applies to CZ2. SHOPS are limited to a scale appropriate to The maximum gross floor area of any SHOP is providing convenient shopping and personal 200m2. services for the local workforce and residents. For Block 13 Section 81 Phillip, the maximum This criterion does not apply to Block 13 Section gross floor area of supermarket is 500m2. 81 Phillip.

NIxxxxxxxx Phillip Precinct Code page 1

Figure 1 Existing car parks, active frontages and community recreation facilities

NIxxxxxxxx Phillip Precinct Code page 2

Rules Criteria 1.3 Permissible use restrictions This rule applies to area ‘a’, ‘b’ and area ‘e’ in This is a mandatory requirement. There is no figure 2. applicable criterion. RESIDENTIAL USE is only permitted above the first floor level.

R5 This rule applies to development in section 7. This is a mandatory requirement. There is no The following uses: applicable criterion. a) RESIDENTIAL USE b) COMMERCIAL ACCOMMODATION USE are only permitted on land located within 36m of the Callam Street road reserve.

1.4 NON RETAIL COMMERCIAL USE – Phillip Oval C6 There is no applicable rule. This criterion applies to sections 23 and 104. NON RETAIL COMMERCIAL USE is only permitted where it is demonstrated to be compatible with the operation of a day and night sporting oval.

1.5 Development on nominated car parking areas R7 C7 This rule applies to the shaded blocks shown in Development achieves all of the following: figure 1 noted as existing parking. a) any additional parking provision Development complies with all of the following: requirements (under the Parking and a) the existing number of car parking spaces Vehicular Access General Code) for the is retained on the site and made available development for public use at all times b) makes a substantial contribution to the long b) provides car parking that is generated by term parking supply for the town centre as the development on site in accordance with endorsed by the Territory the Parking and Vehicular Access General Code in addition to the spaces required by item a)

NIxxxxxxxx Phillip Precinct Code page 3

Rules Criteria 1.6 Additional development – Phillip swimming and ice skating centre R8 This rule applies to area ‘A’ in figure 1. This is a mandatory requirement. There is no Development complies with all of the following: applicable criterion. a) provides or retains an ice skating rink suitable for national ice hockey competition b) provides or retains a 50–metre public pool with direct public address to Irvine Street c) development for other uses involves redevelopment of the pool as an indoor facility.

Element 2: Buildings Rules Criteria 2.1 Building heights R9 C9 This rule applies to CZ1 and CZ2. The maximum height of building for one building The maximum height of building for the areas tower element per block in areas ‘a’, ‘b’ and ‘c’ shown in figure 2 is: may be increased by an additional four storeys where development achieves all of the following: a) for area ‘a’, 24 storeys a) the development maintains the building b) for area ‘b’, 16 storeys height hierarchy of the centre by retaining c) for area ‘c’, 12 storeys the taller buildings at the middle of the town d) for area ‘d’, 6 storeys centre; and b) development is close to public transport Plant room set back a minimum of 3m from the stops and stations. building facade of the floor immediately below is not included in the number of storeys. Note: This criterion does not apply to area ‘d’.

NIxxxxxxxx Phillip Precinct Code page 4

Figure 2 Building heights and marker buildings

NIxxxxxxxx Phillip Precinct Code page 5

Rules Criteria C10 There is no applicable rule. For development that is 12 storeys and above, the applicant shall provide a visual assessment that: a) Provides a description of the project and assessment of the physical and visual environment (local context) for the site and surrounding areas including existing landform, vegetation, land use, cycle and pedestrian connections, streetscape and nearby developments b) Provides analysis and relevant illustrations of the key views and approach roads to the proposed development that addresses potential impacts that the development could have on the surrounding landscape character and visual amenity c) Provides evidence and supporting material that outlines how the development has been designed to respond to the local context, mitigate any impacts on the broader landscape setting and visual environment and how it responds to the town centre skyline.

C11 There is no applicable rule. This criterion applies to development in the area indicated by an asterisk shown in figure 2. One higher building element up to 24 storeys may be permitted where development complies with all of the following: a) is set back from each road frontage b) does not significantly overshadow nearby residential development.

C12 There is no applicable rule. Development in section 80 that is higher than the Callum Offices is setback from Callum Office building at least one metre for each metre of height greater than that of the Callum Offices main roof.

NIxxxxxxxx Phillip Precinct Code page 6

Rules Criteria C13 There is no applicable rule. A marker building in section 81 is permitted up to RL670AHD provided development complies with all of the following: a) the tower element is limited to 700m2 in plan area b) does not adversely impact on surrounding residential development through overshadowing c) retains the existing community path, and d) the development provides active uses at the ground floor level facing Wilbow Street.

R14 C14 This rule applies to CZ3. In area ‘e’: The maximum height of building for area ‘e’ and a) five storeys is permitted where area ‘f’ shown in figure 2 is four storeys: development complies with all of the Plant room set back a minimum of 3m from the following: building facade of the floor immediately below is i) development fronts on to Townshend not included in the number of storeys. Street, and either Colbee Court or Dundas Court ii) the fifth storey is setback a minimum of 3 metres from the front boundary b) six storeys is permitted for development facing Altree Court. Plant room set back a minimum of 3m from the building facade of the floor immediately below is not included in the number of storeys.

R15 This rule applies to CZ3. This is a mandatory requirement. There is no The portion of development above the first floor applicable criterion. fronting on to Grenville Court, Prospect Court, Bellona Court or Devine Court is set back a minimum of 6m from the street front boundary.

2.1 Solar access R16 C16 Development adjoining the town square shown Development retains reasonable solar access to in figure 3, retains a minimum 3 hours solar the town square shown in figure 3. access to at least 1,000m2 of the town square area between the hours of 9am and 3pm on the winter solstice (21 June).

NIxxxxxxxx Phillip Precinct Code page 7

Rules Criteria R17 C17 Development retains a minimum 3 hours solar Development retains reasonable solar access to access to the main daytime living areas and the main daytime living areas of dwellings on private open space of dwellings on adjoining adjoining blocks and their associated principal blocks between the hours of 9am and 3pm on private open space the winter solstice (21 June).

2.2 Built form R18 C18 This rule applies to development in CZ1 and Building setbacks: CZ2 addressing: a) provide sufficient space for large canopy a) Bowes Street street trees b) Furzer Street b) provide reasonable space for pedestrians Buildings are set back a minimum of four metres and cyclists from the front boundary adjoining each street at c) are consistent with the front boundary the ground floor level, up to 12 storeys. The setbacks of existing adjacent buildings; and minimum front setback for development above d) do not prejudice the future development of 12 storeys is 6m. adjoining sites.

R19 C19 This rule applies to development in CZ1 and Minor departures from the building setbacks are CZ2 addressing: permitted at the ground level where a) the pedestrian spine shown in figure 3 development: b) Callam Street a) contributes to the pedestrian orientated environment c) Corinna Street b) reflects the existing street character d) Easty Street c) accommodates active uses, building e) Irving Street entrances, public amenities and f) Matilda Street landscaped areas. g) Melrose Drive h) Wilbow Street Minor departures from the building setbacks are Buildings are built to the front boundary at the permitted for the portion of development above ground floor level. The minimum front setbacks 12 storeys where the building is designed to limit above ground floor level are: the building floor plate size of the tower to a) 0m for the portion of development up to reduce the bulk and scale of the development 22m above datum ground level and allow for solar access on to the public b) 3m for the portion of development above spaces, streets and adjacent development. 22m up to 12 storeys c) 6m for the portion of development above 12 storeys.

NIxxxxxxxx Phillip Precinct Code page 8

Rules Criteria R20 C20 This rule applies to development in CZ1 and Minor departures from the building setbacks are CZ2 addressing the town square. permitted at the ground level where Buildings are built to the front boundary at the development: ground floor level. The minimum front setbacks a) contributes to the pedestrian orientated above ground floor level are: environment a) 0m for the portion of development up to b) reflects the existing street character 12m above datum ground level c) accommodates active uses, building b) 6m for the portion of development above entrances and landscaped areas. 12m up to 12 storeys c) 9m for the portion of development above Minor departures from the building setbacks are 12 storeys. permitted for the portion of development above 12 storeys where the building is designed to limit the building floor plate size of the tower to reduce the bulk and scale of the development and allow for adequate solar access on to the town square.

R21 C21 This rule applies to development in CZ1 and Minor departures from the building setbacks are CZ2 addressing Bradley Street. permitted at the ground level where The minimum front setbacks are: development: a) 0m for the portion of development up to a) contributes to the pedestrian orientated 12m above datum ground level environment b) 3m for the portion of development above b) reflects the existing street character 12m up to 9 storeys c) accommodates active uses, building c) 6m for the portion of development above 9 entrances and landscaped areas. storeys.

R22 This rule applies to section 7. This is a mandatory requirement. There is no Redevelopment complies with the following: applicable criterion. a) a publicly accessible road is provided in the location shown in figure 3 b) a publicly accessible landscaped area with a minimum width of 20m is provided adjoining and parallel to the Matilda Street road reserve as shown by the hatched area in figure 3.

NIxxxxxxxx Phillip Precinct Code page 9

Rules Criteria C23 There is no applicable rule. Buildings are to achieve a high standard of design quality demonstrated through the following: a) Building are designed to include a range of high quality building materials and colours that are compatible with adjacent development and that contribute to a pedestrian scale, particularly at the lower levels of the building b) Buildings are designed to be well articulated to reduce the bulk and scale of development and provide architectural expression in the built form c) Residential buildings include elements that improve the use and performance of the building, such as wintergarden balconies and passive surveillance of primary and secondary active frontage streets and places d) Providing effective sun shading to areas of west facing glazing and balconies, through measures such as overhangs, adjustable external screens or vegetation. e) Residential buildings provide a range of apartment sizes and types, such as dual- key, cross-over, shop-top and apartments suitable for families. f) Providing green infrastructure, such as roof top planting, green walls, deep root planting areas or garden areas incorporating shrubs and rain gardens. g) Plant rooms that are integrated or concealed within building form. Rules Criteria R24 C24 This rule applies to development addressing Floor to ceiling heights: primary active frontages in CZ3. a) contribute to natural ventilation The minimum floor to ceiling height at the b) promote penetration of daylight ground floor is 3.6m. c) are adaptable for commercial uses.

NIxxxxxxxx Phillip Precinct Code page 10

Rules Criteria C25 There is no applicable rule. Above ground structured car parks comply with all of the following: a) incorporate commercial tenancies at ground floor along the front boundary b) use high quality architectural elements, landscaping and/or green infrastructure to screen the structures from public spaces and streets c) pedestrian access points are well lit and clearly visible from the street, and d) where publicly accessible parking is provided, ensures direct public access to and from the car parking to the public space.

2.3 Active frontages R26 C26 For buildings located along primary active Buildings achieve all of the following: frontage areas shown in figure 1, ground floor a) direct pedestrian access from main frontages and building designs comply with all of pedestrian areas the following: b) avoid extensive lengths of blank walls a) buildings incorporate clear display windows unrelieved by doors, display windows or and shop fronts at the ground floor level the like. b) buildings incorporate direct pedestrian access at grade with the verge level for access and egress for persons with disabilities c) any small areas of walls without windows contain displays, showcases and/or public art, with a maximum of 30% blank frontage per tenancy.

R27 C27 This rule applies to residential development Residential development provides opportunities adjoining primary and secondary active for passive surveillance of public spaces. frontages shown in figure 1. Development includes balconies and/or windows to main living areas addressing the public space/street.

NIxxxxxxxx Phillip Precinct Code page 11

Figure 3

Rules Criteria R28 C28 For buildings located along secondary active Development at ground level achieves all of the frontage areas shown in figure 1, ground floor following: frontages and building design complies with all a) is adaptable for commercial use of the following: b) where building access is provided, direct a) buildings incorporate clear display windows pedestrian access at street level and shop fronts at the ground floor level c) provide opportunities for views into and out b) buildings incorporate direct pedestrian of the building. access at grade for access and egress for persons with disabilities.

C29 There is no applicable rule. Extensive lengths of blank facades, open structured car parks and loading docks are not located along primary active frontage areas, and do not dominate secondary active frontage areas shown in figure 1.

NIxxxxxxxx Phillip Precinct Code page 12

Rules Criteria C30 There is no applicable rule. Utility infrastructure, such as electricity substations and water boosters, located along primary active frontages are minimised and/or screened where possible.

2.4 Landscape zone R31 C31 This rule applies to secondary active frontages Landscaped areas are provided along shown in figure 1. secondary frontages to soften the street Where a building frontage is greater than 30m in environment and add points of interest. The length and active uses are not incorporated on landscaped areas are integrated with the the ground floor, a landscaped area with a adjacent verge level, and contained wholly minimum depth into the block of 3m from the within the block boundaries. front boundary is provided for a minimum of 20% of the length of the front boundary. Planting is wholly contained within the leased block boundaries. Note: It is the responsibility of the lessee to ensure that any proposed plantings do not conflict with existing services.

2.5 Awnings R32 C32 This rule applies to buildings fronting: Protection from the natural elements is provided a) Ball Street along pedestrian movement corridors by incorporating: b) Bradley Street a) continuous awnings that are compatible c) Brewer Street with existing structures d) Callam Street b) shelter that allows for street trees and other e) Colbee Court landscaping f) Corinna Street c) visually safe and amenable shelter design. g) Dundas Court h) Townshend Street i) bus interchange. j) town square k) pedestrian spine Buildings provide a continuous awning along the entire length of the building located along the front boundary with a minimum: a) height from datum ground level of 3.2m, and b) depth from the building facade of 3m.

NIxxxxxxxx Phillip Precinct Code page 13

Rules Criteria 2.6 Screening C33 There is no applicable rule. Waste collection areas are screened from public view.

2.7 Driveways R34 No new driveways are permitted along: This is a mandatory requirement. There is no a) Callam Street, north of Wilbow Street applicable criterion. b) Launceston Street. c) Melrose Drive d) Townshend Street Note: Replacement or relocation of existing driveways is not restricted by this rule.

NIxxxxxxxx Phillip Precinct Code page 14

Attachment C

RC3 – Callam Street/Athllon Drive Corridor

This part applies to blocks and parcels identified in area RC3 shown on the Phillip Precinct Map.

Element 4: Buildings Rules Criteria 4.1 Number of storeys R38 C38 This rule applies to area ‘a’ in figure 4. A marker building is permitted up to RL648AHD The maximum number of storeys is 6. where development complies with all of the following: a) the tower element is limited to 700m2 in plan area b) provides an appropriate transition in height from the existing development to the north c) does not adversely impact on surrounding residential development through overshadowing d) includes all of the following: i) a building base or podium that defines entrances and is designed to reduce the impact of podium parking on the public realm ii) a middle section setback from the podium to reduce apparent bulk and scale and provide visual separation from the podium iii) a top section designed to screen plant and building services, and create an integrated and appropriate conclusion to the building form; and iv) areas of deep root planting at the ground level.

R39 C39 This rule applies to area ‘b’ in figure 4. Building heights may be increased to 6 storeys The maximum number of storeys is 4. where development: a) provides an appropriate transition in height from the existing adjoining development b) does not adversely impact on surrounding residential development through overshadowing and/or overlooking; and c) includes areas for deep root planting.

NIxxxxxxxx Phillip Precinct Code page 15

Rules Criteria R40 This rule applies to area ‘c’ in figure 4. This is a mandatory requirement. There is no The maximum number of storeys is 3, except applicable criterion. where within 52m of Yarralumla Creek centre line, where the maximum number of storeys is 6.

4.2 Setback R41 C41 The minimum front building setback to block Building frontages to Athllon Drive provide a boundaries addressing Athllon Drive is 4m. landscaped setting.

Figure 4

NIxxxxxxxx Phillip Precinct Code page 16

Rules Criteria 4.3 1 in 100 year flood levels C42 There is no applicable rule. This criterion applies to area ‘C’ in figure 4. Residential development is not permitted within the 1 in 100 year flood level of Yarralumla Creek.

4.4 Vehicle access C43 There is no applicable rule. This criterion applies to area ‘C’ in figure 4. Development incorporates the indicative access road in the location shown.

4.5 Open space interface R44 C44 This rule applies to area ‘c’ in figure 4. Any changes to the existing shared active travel Development retains the existing shared active path alignment complies with all of the following: travel path connection to the Hindmarsh Drive a) retains easy and direct continuous active underpass. travel connection between Woden town centre and Mawson group centre b) are endorsed by TCCS.

R45 C45 This rule applies to area ‘c’ in figure 4. Development provides passive surveillance and Development along the open space area and pedestrian access to the shared active travel shared active travel path provides all of the path and open space area. following: a) addresses the open space and shared active travel path with windows to habitable rooms, balconies and areas of open space adjoining the shared boundary b) openings for direct pedestrian access to the shared active travel path.

Element 5: Heritage 5.1 Potential archaeological deposits C46 There is no applicable rule. This criterion applies to area ‘C’ in figure 4. Development applications will be referred to the ACT Heritage Council, and its advice considered before the determination of the application.

NIxxxxxxxx Phillip Precinct Code page 17