Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au TABLE OF CONTENTS 1. INTRODUCTION .................................................................................................... 2 2. BACKGROUND..................................................................................................... 2 3. SITE DESCRIPTION............................................................................................. 2 4. CONCEPT PLAN .................................................................................................. 5 4.1 Planning Objectives............................................................................................... 5 4.2 Planning Principles................................................................................................ 5 4.3 Housing Mix........................................................................................................... 5 4.4 Traffic / Road Connections.................................................................................... 5 4.5 Public Transport .................................................................................................... 6 4.6 Pedestrian / Bicycle Network................................................................................. 6 4.7 Open Space Structure........................................................................................... 6 4.8 Urban Edge Treatment.......................................................................................... 6 4.9 Environment Conservation .................................................................................... 6 5. INDICATIVE LANDSCAPE PRINCIPLES ............................................................ 8 5.1 Estate Entry Feature ............................................................................................. 8 5.2 Street Plantings ..................................................................................................... 8 5.3 Local Parks............................................................................................................ 8 5.4 Landscaping of Swales and Retention Ponds....................................................... 8 5.5 Existing Trees........................................................................................................ 8 6. IMPORTANT PLANNING REQUIREMENTS ..................................................... 10 6.1 Ecological Requirements..................................................................................... 10 6.2 Open Space Provision......................................................................................... 10 6.3 Tree Protection.................................................................................................... 10 6.4 Geotechnical Assessment................................................................................... 10 6.5 Contamination Assessment................................................................................. 11 6.6 Bushfire Risk Assessment................................................................................... 11 6.7 Heritage............................................................................................................... 13 6.8 Road Network Hierarchy ..................................................................................... 15 6.9 Engineering Services .......................................................................................... 17 6.10 Dwelling Numbers and Housing Mix ................................................................... 20 6.11 Services and Facilities......................................................................................... 20 7. WORKS ASSOCIATED WITH DEVELOPMENT............................................... 21 7.1 Capital Works ...................................................................................................... 21 7.2 Off Site Works ..................................................................................................... 21 8. FURTHER INVESTIGATIONS ............................................................................ 22 FIGURES Figure 1: Metropolitan and Local Context..................................................................... 3 Figure 2: Site Plan (Air Photo)...................................................................................... 4 Figure 3: Concept Plan.................................................................................................. 7 Figure 4: Landscape Principles Plan ............................................................................ 9 Figure 5: Location of Geotechnical Constraints........................................................... 11 Figure 6: Important Planning Requirements Plan........................................................ 12 Figure 7: Bushfire Protection Measures ..................................................................... 14 Figure 8: Location of Bicentennial National Trail ........................................................ 17 Figure 9: Engineering Services................................................................................... 19 Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au 1 1. INTRODUCTION The Ngunnawal 2C Concept Plan Report outlines the planning objectives, principles and important planning requirements for the proposed residential estate which will inform more detailed future planning and development of the estate. Concept planning is the next step towards development after the 2003 Structure Plan and Variation No.130 to the Territory Plan for North Gungahlin. The Concept Plan has been adopted as a Planning Guideline under the Territory Plan. As such, the Concept Plan guides planning decisions and is required to be taken into consideration in development and land use proposals. A Concept Plan is a planning tool which provides a greater level of detail than previous investigations (such as the North Gungahlin Structure Plan) by refining notional land uses, broad infrastructure requirements, higher order road network, key features and boundaries of the estate. The Concept Plan also identifies important planning requirements. 2. BACKGROUND Ngunnawal 2C is identified by the Territory Plan as having a Residential Land Use Policy with a Defined Land Overlay. The area was previously identified for future residential development as part of the North Gungahlin Structure Plan. The development of Ngunnawal 2C was also confirmed through Variation 130 to the Territory Plan for North Gungahlin as well as the Canberra Spatial Plan. However a ‘spur’ of land in the north-eastern part of the study area was changed to public open space under Variation 130 to the Territory Plan in 2003. 3. SITE DESCRIPTION The site is located in north-west Ngunnawal bounded by the future alignment of Horse Park Drive, an existing creek (tributary of Ginninderra Creek) and existing residential dwellings in the established parts of Ngunnawal. Figure 1 shows the site in the metropolitan and suburban context. The site comprises the eastern part of a small valley between Ngunnawal and Kinlyside as shown in Figure 2. It is gently undulating in the lower (western sections) rising to steeper sections in the east. The site comprises approximately 44 ha. However, the area available for development is 33.03ha as a result of several development constraints. The ridgeline reserve on the eastern side of the site is to be expanded to encompass the existing grove of trees near the centre of the site plus extensions to connect with the creekline to the north and the existing areas of open space to the south. An existing park and stormwater management area is also to be enlarged. This additional area of public open space is approximately 8.8ha which is in addition to the 1.2ha of land to the north of Barak and Miago Courts, which was initially part of the study area but allocated as public open space under Variation 130 to the Territory Plan in 2003. The site is exposed to the prevailing summer north-westerly winds as well as the cold (and sometimes intense) south-westerly winter winds. While the site is generally elongated north - south, it is sufficiently wide enough to ensure that a residential estate can be designed to achieve a northern aspect with good solar access for future residents. Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au 2 Figure 1: Metropolitan and Local Context SUBJECT SITE NOT TO SCALE NORTH Map Source: www.actmapi.act.gov.au Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au 3 Figure 2: Site Plan (Air Photo) Authorised by the ACT Parliamentary Counsel—also accessible at www.legislation.act.gov.au 4 4. CONCEPT PLAN The Concept Plan for Ngunnawal 2C is shown in Figure 3. The Concept Plan shows the broad planning framework for the estate based on the identified planning objectives. The Concept Plan is supported by the Indicative Landscape Principles Plan and Indicative Engineering Master Plan that show planning, engineering and environmental issues, taking into account all the identified constraints and opportunities for the site. The primary attributes of the Concept Plan are detailed in the Background Planning Study report and summarised below: 4.1 Planning Objectives The following planning objectives and principles have been adopted for the Concept Plan: • Develop an integrated, diverse community with a strong identity and sense of place by ensuring