A T Adams Consulting West Belconnen Draft Variation No. 351 Planning Study prepared for: Riverview Projects (ACT) Pty Ltd 12 March 2015 CONTENTS 1 Executive Summary......................................................................................................... 7 2 Purpose of this Report .................................................................................................... 8 3 Proponent for the West Belconnen project .................................................................... 9 4 West Belconnen Project Vision ..................................................................................... 10 4.1 The Proposal .......................................................................................................... 12 4.2 The Key Planning and Design Drivers ..................................................................... 12 4.2.1 The future ........................................................................................................................................ 12 4.2.2 Canberra as a Competitive Community ............................................................................................. 13 4.2.3 Green Star Community ..................................................................................................................... 15 4.2.4 Energy efficiency .............................................................................................................................. 16 5 Location and description of the site .............................................................................. 18 5.1 Location and Land tenure....................................................................................... 18 5.1.1 Strathnairn ....................................................................................................................................... 21 5.1.2 Canberra Substation ......................................................................................................................... 21 5.2 Existing use of site and surrounding development details ..................................... 22 5.3 History of the site ................................................................................................... 23 6 Description of the proposal .......................................................................................... 25 6.1 What is proposed? ................................................................................................. 25 6.2 Master Plan ............................................................................................................ 25 6.3 Territory Plan Variation.......................................................................................... 28 6.3.1 Structure Plan .................................................................................................................................. 28 6.3.2 Concept Plan .................................................................................................................................... 29 6.3.3 Desired Character ............................................................................................................................. 30 6.4 Proposed land tenure and administrative responsibilities ..................................... 36 6.4.1 Development area ............................................................................................................................ 36 6.4.2 Conservation Corridor trust .............................................................................................................. 38 7 Territory strategic planning policy context ................................................................... 41 7.1 Rezoning context ................................................................................................... 41 7.2 Planning and Development Act 2007 ..................................................................... 43 7.3 Nature Conservation Act 1980 ............................................................................... 44 7.4 Environment Protection Act ................................................................................... 44 150312 West Belconnen Planning Study 7.5 Tree Protection Act ................................................................................................ 44 7.6 Statement of Strategic Directions in the Territory Plan .......................................... 45 7.7 Territory Provisions ................................................................................................ 53 7.7.1 Territory plan zones.......................................................................................................................... 53 7.7.2 Belconnen District Precinct Map & Code ........................................................................................... 54 7.7.3 West Belconnen Structure plan ......................................................................................................... 54 7.7.4 Macgregor Precinct Map & Code ...................................................................................................... 55 7.7.5 Public land Overlays ......................................................................................................................... 55 7.8 West Belconnen Environmental Impact Assessment 1992 ..................................... 56 7.9 Spatial Plan and ACT Planning Strategy .................................................................. 58 7.9.1 Implementing the ACT Planning Strategy .......................................................................................... 58 7.9.2 An Appropriate New Development Front .......................................................................................... 59 7.10 Transport for Canberra........................................................................................... 60 7.11 Transgrid Switching Station.................................................................................... 61 7.12 Existing Plans of Management or Action Plans relating to Public Land .................. 61 7.13 Existing Heritage requirements .............................................................................. 61 7.14 Bicentennial National Trail ..................................................................................... 62 7.15 Horse Agistment Paddocks..................................................................................... 62 8 National Capital Plan Provisions ................................................................................... 63 8.1 Statutory Effect ...................................................................................................... 63 8.2 Key objectives of the National Capital Plan ............................................................ 63 8.3 Land use Zones ....................................................................................................... 65 8.4 National Capital Open Space System ..................................................................... 65 8.5 Hills Ridges and Buffer Spaces ................................................................................ 67 8.6 River Corridor ......................................................................................................... 70 8.7 Broadacre ............................................................................................................... 71 8.8 Employment Location ............................................................................................ 73 8.9 Urban Areas ........................................................................................................... 73 8.10 Transport Policies................................................................................................... 75 8.11 Proposed National Capital Plan Amendment ......................................................... 77 9 Cross Border Considerations ......................................................................................... 78 9.1 Relevant Provisions of current NSW Legislation, Planning and Policies ................. 78 9.2 Inter-government arrangements............................................................................ 79 9.3 Existing and proposed land tenure and administrative arrangements ................... 80 1 150312 West Belconnen Planning Study 9.4 Implications for the ACT from development across the border.............................. 80 10 Environment Protection & Biodiversity Conservation Act ............................................ 81 10.1 Strategic Assessment ............................................................................................. 81 10.2 Molonglo NES Plan ................................................................................................. 82 10.3 Ginninderra Drive Completion ............................................................................... 82 11 Site Constraints and Opportunities ............................................................................... 86 11.1 Existing Site Environment ...................................................................................... 86 11.1.1 Land capability ................................................................................................................................. 86 11.1.2 Bushfire ........................................................................................................................................... 86 11.1.3 Flooding ..........................................................................................................................................