INTERIM PLANNING ACT 1990 DRAFT VARIATION TO THE TERRITORY … · Territory Plan. On 17 April 1991,...
Transcript of INTERIM PLANNING ACT 1990 DRAFT VARIATION TO THE TERRITORY … · Territory Plan. On 17 April 1991,...
Annexe D
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•ACT GOVERNMENT
AUTHORITY
AUSTRALIAN CAPITAL TERRITORY PLANNING
GUNGAHLIN
Suburbs H, M, N, 0, R, W
DRA FT VA R IATION FOR PUBLIC COMME NT
INTERIM PLANNING ACT 1990
DRAFT VARIATION TO THE TERRITORY PLAN
AUGUST 1991
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CONTENTS Page
INTRODUCTION
SECTION 1: DRAFT VARIATION TO THE TERRITORY PLAN 2
SECTION 2: BACKGROUND PAPERS EXPLANATORY STATEMENT 5 RECOMMENDATIONS OF THE CONSERVATOR OF WILDLIFE 12 PRELIMINARY ASSESSMENT
The existing environment 14
Infrastructure and required facilities 16
Potential Impacts and safe-guards 17
OUTLINE IMPLEMENTATION PLANS 20
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INTRODUCTION
The ACT Planning Authority has prepared a draft plan
for an area of land In Gungahlin currently known as
suburbs H,M,N,0,R and W. Section 7 (3)(c) of the Interim
Planning Act 1990 provides that
the Territory Plan may Identify a parcel of land as
'defined land'. The Authority proposes to vary the
Territory Plan by Identifying these suburbs on the
Plan, as 'defined land', and by specifying the
principles and policies for their development.
This document
shows the variations proposed to the Territory Plan
for suburbs H,M,N,0,R and W. (refer Flg.1)
outlines the broad elements of development proposals
for the suburbs (refer Figs. 6-11)
Identifies, In more detall, any relevant
environmental Impacts and mitigating measures not
covered In depth In the Environmental Impact Statement
for Gungahlin. (refer Section 2.3.3)
seeks public comment on the draft Variation and the
preliminary assessment.
Written submissions on the proposals are Invited. They
should be forwarded to ACT Planning Authority
GPO Box 1908
Canberra ACT 2601
Attention: Community Relations Section
The closing date for submissions Is 4 October 1991.
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Gold Creek TO\rl8t Area
IConeultet.100 prev1ouelu - r••r Gungahlin Pol 10ij Plan 1989)
RESIDENTIAL
Oat.ai led lendu..bound..-1•••Il l be daterft1ned et •111pleinent.at1on plan•et.age.
The •rr•ng•Mnt or lend une 1n the oentr••eho1n on the plan 1e 1nd1cet.1ve, end w i ll be deteremed m deta il at the •1npleMnt.at1on plan• et.age.
HILLS, RIDGES,AND BUFFER AREAS
COMMERCI AL ENTERTAI NMENT,
ACCOMMODATION ANO LEISURE
COMMUNITY FACILITIES
COMMUNITY FACILITIES ANO/OR RESIDENTIAL
•••
•••
I
URBAN OPEN SPACE
RESTRICTED ACCESS RECREATION
\/ATER FEATURE "DEFINED LANO" llklder th•Inter in
Plarvung Aot.
18901
MUNICIPAL SERVICES
C 1321<V Power Line>
COMMERCIAL ANO/OR RESIDENTIAL
ARTERIAL ROADS
INDICATIVE DISTRIBUTOR ROAD ALIGNMENT
F t g.
DRAFT VARIATION TO THE TERRITORY PLAN FOR
GUNGAHLIN SUBURBS H,M,N,O,R,W
0 600 100011
(This plan sets out the p l ann t ng pr t nctples and
pol L CLSS for the area of ndeft ned land" Lnd tcated) CO A
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SECTION 2: BACKGROUND PAPERS 2. 1 EXPLANATORY STATEMENT
Introduction
On 24 December 1990 the Legislative Assembly for the
Australian Capital Territory enacted the Interim Planning Act 1990 ("the
Act") . The Act establishes the ACT Planning Authority, and
provides for the Authority to prepare, administer and vary the
Territory Plan.
On 17 April 1991, NCDC policies still In effect became part of
the Territory Plan.
The ACT Planning Authority proposes to submit to the ACT
Executive for Its approval, a Draft Variation to that part of
the Territory Plan covering Gungahlin Suburbs H,M,N,R, and W.
The Draft Variation proposes to vary the Plan In accordance
with Part 3 of the Act, to Identify the land as 'defined
land', and to specify the principles and policies for Its
development.
Interim Effect of the Draft Variation to the Territory Plan
In accordance with Section 9 of the Act, this Draft Variation
to the Territory Plan Is to have Interim effect for the
defined period.
"Defined period" means the period commencing on the date the
Draft Plan Variation Is notified In the Gazette under Section
13 and terminating at the expiration of the day before-
the date the Draft Variation comes Into effect;
the date the Draft Variation Is rejected by the Legislative
Assembly; or
the date the Draft Variation Is withdrawn under paragraph
16(1)(c), 20(a) or 22(4)(b) ; as the case requires.
This means that, during the defined period, the Territory, the
Executive, a Minister, or a Territory Authority shall not do
any act, or approve the doing of any act that would be
Inconsistent with the Territory Plan If It were varied In
accordance with the Draft Variation, or would be Inconsistent
with the Plan.
Actions subsequent to Public Consultation
The Act provides for a number of actions after the period for
public consultation. These are: Perusal of Submissions
Section 15 requires the Authority to make copies of any
comments received available for perusal, for a period of at
least 21 days. The Authority Intends to publish an appropriate
notice In The Canberra Times as soon as practical after the close of
the period for lodgment of written submissions.
Consideration of Responses
Section 16 provides that the Authority may, after the
expiration of the period for lodgment of written comments,
revise the Draft Variation to the Plan or by notice In the
Gazette, defer or withdraw the Draft Variation to the Plan.
In revising, deferring or withdrawing a Draft Variation to the
Plan, the Authority shall consider written comments received
from any person or the National Capital Planning Authority. 5
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CJ "DRAFT VARIATION"
SUBJECT AREA (refer Fig. 1)
D RESIDENTIAL NATIONAL CAPITAL OPEN SPACE
:::::::: COMMERCIAL FACILITIES D OPEN SPACE
o ADMINISTRATIVE & UTILITY SERVICES mm RECREATION FACILITIES D COMMUNITY FACILITIES
§ INDUSTRIAL AREAS €/7 WATER FEATURE
= ROADS Fig. 2
EXISTING GUNGAHLIN LAND USE POLICY
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- 3
'U'
Bold CrNk
<Con•ultet1on prev1ou•ly - refer Gungahl in Pol 11\l Plan 19891
I
l
l
RESIDEN
TIAL
Deta lled landuae bound8r1ea w1 ll be deur111ned at •111pl-
nteuon plan• ataga.
The •rrang111111nt ot lend uaea in the centre• ehom on the
plan 1a
1nd1oet1ve. and w ll l be det-Lnad Ln dauu l at th•
•1•pl8118ntat1on plan• ataga.
HILLS,RIDGES, AND BUFFER AREAS
COMMERCIAL ENTERTAINMENT,
ACCOMMODATION ANO LEISURE
COMMUNITY FACILITIES
COMMUNITY FACILITIES AND/OR
RESIDENTIAL
URBAN OPEN SPACE
RESTRICTED ACCESS RECREATION \/ATER
FEATURE
"DEFINED LANO" ••••••• <Under the Intar111
Plann ing Aot 19901
MUNICIPAL SERVICES
< -A--" 1321<V Power L1nel
COMMERCIAL AND/OR RESIDENTIAL
@
ARTERIAL ROADS
INDICATIVE DISTRIBUTOR ROAD ALIGl)IMENT
t- L g•
EXISTING POLICY
( Read t ng F L g.3 and F L g.4
together g L ves
a compar L s L on between the lxtt"t
t1'g QC lL cy 0 600
IS
1
0
0
0
1
1
and
the
draf
t
OJW"t
1tVt1
fff)
AT
ION
9
y
p
Bold CrHk Tour1at Area
<Con1ult.at1on prev1ou1tu - refer Oung1hl1n Pol1C\j Plan 1999)
I. Data1 l8d tanduaa boundllr1•• •Ill be d8t.ar111ned at. •1npl-nt.at.1on p tan• at.age.
2. Th• 1rran11Ment. of' land uae• in t.he centre• mom on the pl11n 1• 1nd1oat.1va, Ind wi l l be dat11N11n8d 1n dat.811 at. the •1•pl1111entat1on plan• at.age.
RESIDENTIAL
• HILLS, RIDGES, AND BUFFER AREAS
COMMERCIAL URBAN OPEN SPACE
ENTERTAINMENT,
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ACCOMMODATI ON AND LEISURE RESTRICTED ACCESS RECREATION
COMMUNITY FACILITIES \/ATER FEATURE
COMMUNITY FACILITIES AND/OR RESIDENTIAL nDEFINED LANDn ••••••• (Under t.ha Jnt.IK'lll
Plann in11 Aot. 19901
MUNICIPAL SERVICES
< --A--A 132KV Power Ltnel
COMMERCIAL ANO/OR RESIOENTIAL
ARTERI AL ROADS
INDICATIVE DISTRIBUTOR ROAD
ALIGNMENT
@ 0 600
10
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FLg. 4
DRAFT VAR I AT ION
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The road between suburbs 0 and S has been reduced in status
because of a reduction In estimated traffic flows.
The road between suburbs M and W has been moved northwards to
allow the district playing fields and four schools to be co-
located on the same side of the road. This reduces the
potential for a major pedestrian safety hazard.
The alignment of the road between Suburbs M and R has been
straightened to allow co location of a 132 kV power line and
an adjoining floodway.
A community facility site in Suburb 0 has been identified
as 'community facility and/or residential', as a result of
further consultation with independent school organisations.
Need for the Development
Future land needs of the growing population will be met
predominantly by the development of new areas for settlement.
The estimated demand for new residential dwellings Is about 2900
per year. Of this number, about 1500-2000 dwellings have to be
provided from new settlement areas, depending on the success
of urban consolidation measures. There Is potential for about
9000 residential dwellings In the area covered by the Draft
Variation, which could cater for the ACT's needs for a period
of about four years. The first houses In Gungahlin are
expected to be completed In mid to late 1992. Before that time,
house blocks In Tuggeranong will continue to meet the demand.
In the longer term It may be possible to cater for a
substantially greater proportion of the growth of Canberra
through Intensification of development in already established
areas. However, It Is unlikely that this will completely
replace the need for new land development.
Other potential development areas cannot be serviced In time
to meet expected demand. For example, a Preliminary Assessment
Report for the West Belconnen development was released for
public comment In November 1990, and further consultation Is
required. The Jerrabomberra area (between Fyshwick and
Queanbeyan) Is constrained by the Harman/Bonshaw Naval
Installations. While the facilities at Bonshaw are Intended to
be relocated as soon as feasible, the affected land Is unlikely
to become available for a number of years.
Gungahlin Is the only sufficiently large area which can be
developed In time to meet the need. Planning Process
In preparing the Variation to the Territory Plan, the
Authority has identified the broad suburban framework,
established design principles and nominated the general
location of different land uses such as commercial centres,
community facilities, main roads and open space. The
detailed planning and subdivision design within this framework
will be undertaken as part of the land development process.
This Variation to the Territory Plan will be the final stage
of public Input to the overall suburb designs. Following
consideration of the responses received to this Draft, the
Authority will submit a recommendation on the Draft Variation
to the ACT Executive.
Following approval, the land will then be progressively
auctioned for servicing by private enterprise. Successful
developers will be required to prepare Implementation plans
which must be consistent with the principles and policies
Identified In the Territory Plan. This may Involve some
boundary variations as a result of the subdivision of the land
Into blocks. Provided they are consistent with the approved
principles and policies for the development of the land, these
variations will not be subject to further public consultation.
After approval of the subdivision of the land In accordance
with Section 25 of the Interim Planning Act 1990, the Authority will, by notice or notices published In the Government Gazette, vary
the Territory Plan to specify the purposes for which land may
be used.
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Development Program
There are four main reasons why this particular part of
Gungahlin Is being planned first.
All suburbs are close to the proposed main centre, and
therefore will Increase the probability of Its earlier
construction and commercial success.
If the "Very Fast Train" project proceeds, the alignment of
the track Is likely to be to the
south of these residential areas.
The Impact of the Gungahlin External Travel Study on the
alignment of arterial roads within Gungahlin is uncertain.
However, this area Is least likely to be affected by any
changes.
Because the area lies almost entirely within a single
catchment (Ginninderra Creek), It Is more economically
efficient to build in terms of hydraulic Infrastructure.
Some major works are either currently being built, or are
about to be built, mostly outside of the subject area.
These Include a pond, parts of two arterial roads, and
Infrastructure in the first suburb. Ginninderra Pond no.1,
between Suburb M and Palmerston, Is currently under
construction. The section of William Slim Drive from the
roundabout on the Barton Highway to the first suburb should
be completed by the end of 1991. A link road Is to be built
between Mitchell and Palmerston. It will follow the
alignment shown In the 1989 Gungahlin Policy Plan, then link
to Hoskins Street. Its prime purpose Is to allow easy access
for construction traffic to and from the industrial area.
The first parts of Palmerston were auctioned to developers
last May, with the first houses likely to be completed by
mid to late 1992.
The first parts of the subject area to be built will be some
sections of suburbs M,N and R. They are likely to commence in
1992 and Include a golf course estate. During the following
two years, the first parts of suburbs 0 and H are planned to
commence. Development of suburbs U,P or W will then follow.
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2.2 RECOMMENDATIONS OF THE CONSERVATOR OF WILDLIFE
In preparing a draft variation, the Act requires the Authority to consider any recommendation by the Conservator of Wildlife. The Conservator wrote to the Chief Planner on 15 August 1991 as follows:
The Chief Planner . ACT Planning Authority John Overall Offices 220 Northbourne Avenue BRADDON ACT 2601
In accordance with Section 12 of the Interim Planning Act 1990, In relation to the draft variation to the Territory Plan for the following areas:
Gungahlin Suburbs H, M, N, 0, R and W.
I advise that the striped legless lizard Delma impar, which Is listed by CONCOM (Council of Nature Conservatlon Ministers) as a nationally vulnerable species occurs In this area. The lizard Is difficult to survey and to date trapping has not been specific to the sites within the area Identified In the draft variation. However, the lizard has been trapped Immediately adjacent to this area and Is expected to occur In Identified native grassland habitat within this area.
Before any development occurs in suburbs H and W, and the western half of suburb R and M (as Indicated on the attached map) I believe that studies should be undertaken to Identify potential habitat for the striped legless lizard. These studies have been given a high priority and w/11 be completed as soon as possible. Survey work In the remainder of the area has been completed and planning may proceed with the excision of those grassland patches which have already been Identified as suitable habitat (refer to attached map). Further studies In areas Identified as potential habitat are essential. These studies will be directed at establishing the significance and quality of the habitat and the viability of preserving isolated patches of habitat. Study methodology will need to consider the time factors and provide the information necessary to make decisions on the reservation of areas, (weather permitting) over the spring/summer period.
Additionally , I consider that in the detailed road design, provision should be made for the inclusion of a wildlife underpass (see attached map). The barrier resulting from road construction w/11 create an undesirable fragmentation of open space which is likely to be used by kangaroos and other terrestrial wildlife. They could also serve a recreational access role. (Signed) G J Fraser ConseNator of Wildlife 15 August, 1991
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-- Boundar!:J of Study Area Potent1a l Habitat
Underpass
. . 1"P'"
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PRELIMINARY ASSESSMENT 2.3. 1 The existing environment
This section gives a brief overview of the physical
environment of the subject area. (Also refer to figure 5.)
More specific Information on each suburb Is given In Section
2.4..
Topography
The area has generally moderate slopes, with some distinct
ridges and elevated areas. The drainage lines of Ginninderra
Creek and a tributary divide the site. An extensive flat area
lies to the west, with most of the land having slopes flatter
than 1 In 5.
Higher ground runs roughly south west to north east through
the site. It Is visually Important and Includes a number of
high knolls. At one point, a major drainage line cuts
through It.
A major ridge on the north western edge of the area creates a
backdrop to area W and the north western part of Gungahlin.
Climate and Vegetation
Apart from local variations in rainfall, cold air drainage
and wind patterns, the climate of Gungahlin area Is
generally similar to that experienced In Canberra as a whole.
Savanna woodland dominates the area with some areas of
grassland generally associated with drainage lines on lower
slopes and valley floors. Several particularly fine groups
of trees warrant special planning and design attention to
Incorporate them In development. There Is a strong
landscape character along the western arm of Ginninderra
Creek Influenced by the meandering creek channel, rock
cascades and exposed rock faces. There is also some exotic
planting around some of the homesteads In the area.
Sites of Significance
Sites of significance were Identified In the Gungahlin
Environmental Impact Statement. The largest site which needs
to be conserved Is the "Gold Creek" homestead. A number of
other sites, Including those of aboriginal origin, are referred
to below.
Existing band Use
The majority of the subject area Is currently used for
sheep and cattle grazing. The land Is under leases of
varying terms. The "Gold Creek'' homestead is used for a
variety of farm based commercial recreation activities. It
lies within a long lease and Is planned to remain. There are
two other homesteads In the area-"Ginninderra Park"(formerly
called "Tea Gardens") In the eastern part of
suburb R, and "Stray Leaf' near the eastern corner of suburb
0. (Both homesteads have been recommended In the Gungahlin
Environmental Impact Statement for commemoration only). Other
than these, there are no significant dwellings or substantial
structures currently in use within the subject area.
The existing Gundaroo Road In part, follows the common
boundary of suburbs H and 0. Although parts of this road
will be significantly re-aligned, It Is intended that road
access to New South Wales will be maintained permanently.
After alternative access is provided to the 'Gold Creek'
homestead, the existing Gold Creek Road will be shortened, so
that it serves only the Tourist Area close to the Barton
Highway. 14
l@lf SLOPES > 20%
FLOOD PRONE LAND
SITE OF SIGNIFICANCE TO BE CONSERVED
(Aboriginal sites not shown to
assist conservation)
AREA OF SCATTERED TREES
0 500
I I I I
lOOO m
I I
Fig. 5
SITE CHARACTERISTICS 15
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Infrastructure and required faculties Public Utilitles
Stormwater flows are to be controlled by the use of three
ponds within the subject area. (These ponds have several other
functions, which are described on page 17).
The trunk sewerage system will connect to the Lower Molonglo
Water Quality Control Centre via the Belconnen system.
An existing 132 kV electricity line on steel towers runs
through the site. A sub-station Is required to be located near
and to the north-west of the main centre, to efficiently serve
Gungahlin. The existing line needs to be relocated through the
sub-station.
Water supply, gas and Telecom services can be provided by
extending existing networks. Transport
Whilst this Draft Variation to the Territory Plan makes
alterations to some arterial roads, the existing Gungahlin
Policy Plan remains essentially unchanged In terms of the
overall traffic network flows. In addition, the Draft
Variation has added an Indicative distributor road network for
each suburb. These distributor roads gave been planned to
provide the necessary standard of road for the expected
traffic flows, to discourage through-traffic movements, and
to provide safe and convenient access from each suburb onto
the arterial road network.
Public transport services are being planned separately by
ACTION, and will use a number of the distributor roads as
part of routes linking the suburbs Initially to Belconnen Town
Centre and/or Civic.
Within each suburb, pedestrian/cycle paths are planned to
link residential areas to local schools, shops and recreation
facilities. The paths will be able to be provided
progressively as the suburbs develop.
Schools
The location and number of Government primary school sites Is
an important issue In the preparation of the Draft Variation.
The principles used In planning the location of schools were:
. the need to cater for both a long-term viable enrolment
level, and for short-term peaks
. the need for school catchments to lie within valley systems,
for easier pedestrian/cycle access
. the maximum walking distance to a primary school to be
about 1.5-2.0 km.
. a peak enrolment level of approximately 700-800 pupils.
Because of these principles, not every suburb will have Its
own school. As a result, there Is greater need for safe
pedestrian/cycle access between suburbs.
Consultations with representatives of the Catholic, Anglican,
and Independent school systems have been undertaken on the
provision of sites for Independent schools.
Commercial Centres
The current land development program means a population
buildup in Gungahlin of about 10,000 by 1996/97. This
population will require a minimum level of service from a
substantial retail centre, centrally located. A 'first
stage' development of the retail core of the main centre
could fulfill such a function. It Is proposed that the first
substantial retail centre be constructed within the main
centre site. Therefore, the timing of development of the
proposed group centre within suburb R Is uncertain.
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Local centres will not necessarily be provided for each
suburb. Their provision Is based on an analysis of projected
demand for floorspace per capita. Their location needs to take
into account proximity to the group and main centre.
Sites for community facilities have been identified to meet
anticipated needs. Some sites may be used for residential
purposes If not taken up for community purposes. These
facilities usually require sites close to local centres for
convenience of access.
Potential Impacts and safeguards
Natural environment
The Gungahlin Environmental Impact Statement identified a
number of impacts and corresponding safeguards for the town in
total. The current planning work over a smaller area has
taken that work a further step.
Surface water management
Three ponds are proposed. They will have functions of
reducing water pollution, retarding flooding, providing
recreation and a landscape setting, and supplying water for
irrigation. Pond 1 between Suburb M and Palmerston is under
construction. Pond 2 (at the northern side of suburb 0) has
had little design done at this time. Detailed studies are
currently being done for Pond 3 (between suburbs H and 0),
to determine appropriate edge treatments and the most
efficient use of land in its
upper reaches. All housing development will lie above the 1 in
1oo year flood level.
Soil conservation
Broadly, minimising soil disturbance/erosion Is effected
during two stages of land development,- planning and
construction. The latter is not dealt with here, and comprises
considerable safeguards such as temporary dams, barriers,
sediment traps and diversion channels. These measures are
enforced through the A.G. T. Water Pollution Act 1984.
As part of the planning studies, the Authority Identified the
limitations of the soils for development. Substantial data on
urban capability Indicates that there is little unsuitable
land for development, and of that, most is on steeper slopes,
in minor gullies, or In areas of poor drainage, which are
generally
located in the flatter areas. The steeper land will have
additional controls imposed on house design and siting.
House blocks will be made larger to increase the potential
for sensitive site design, as well as better orientation.
Minor streets could generally be aligned along the minor
gullies. The flatter areas are mainly used for large land
takers such as schools, playing fields and parks.
Sites of significance
In the Gungahlin Environmental Impact Statement, a number of
significant sites were Identified and recommendations made on
their future. The recommendations were based on criteria such
as areal significance, thematic grouping, compatibility with
planning principles, and protection requirements.
Recommendations were made to conserve, commemorate or document
sites. Basically, conservation means retaining the site;
commemoration means erecting a plaque or similar on the site;
and documentation means producing a pictorial and written
record of the site.
Land developers will be required to conserve sites which have
been specifically Identified, as part of their contract with
the Government. The procedures for commemorating and
documenting are currently being agreed with the ACT Heritage
Unit.
Some sites have either little or no physical evidence
remaining. Most of these are to be documented or
commemorated. The remaining sites are to be conserved within
the planned development. Most will lie within the open space
reserves along Ginninderra creek and its tributaries. Others
lie within
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housing or other development areas. These sites are:
Gold Creek Homestead - to be reserved as part of a tourist
complex Incorporating the original building and associated
buildings and grounds
An historic survey cairn (Palmer Trig.)- to be retained
preferably within public land
Three quartz outcrops - two to be retained within housing
development by means of a control to development; the other
Is to lie within the foreshores of the pond in suburb 0.
A recent survey for aboriginal artefacts In the Pond 1 area
(near the proposed golf course) revealed five tool-making
sites. The two worthy of retention are to be protected from
the construction activity of the pond, as an Interim measure
before their future Is decided. Because the remaining three
sites would have been Inundated, artefacts were collected and
deposited with the ACT Heritage Unit. A clay pit of
archaeological significance, situated just south of Suburb H,
will require protection during the construction of nearby
roads.
A survey over the remainder of the subject area -will be
carried out shortly. As a general rule, the majority of
artefacts are able to be collected, and as such, are not a
large impediment to land development.
Flora and Fauna
The retention of remnant woodland and native grassland has
recently been made a prominent Issue by the publication of a
report by the National Parks Association of the ACT. Further,
a recent limited survey shows that a vulnerable striped
legless lizard survives In native grassland within the
Gungahlin area. More comprehensive surveys are needed to place
this Information In an overall context. Prior to any
development In areas which potentially provide habitat for
the striped legless lizard, studies will be undertaken to
establish that the lizards are present. If so, the studies
will need to establish the significance and quality of the
habitat, and the viability of the preservation of Isolated
patches of habitat.
A process needs to be put In place as to what and when
Information Is required, as the basis for decisions on the
future of these areas. This will need to be based on an ACT-
wide strategy. Such a process will need to be agreed by
consultation between conservation groups and the ACT
Government.
Following heavy rains, a wetland habitat occurs just north of
suburb 0, near the "Horse Park" homestead. The Gungahlin
Environmental Impact Statement recommended its conservation. A
further more detailed study will determine the likely Impact
on the wetland of the both downstream and surrounding
development.
More detailed Information on the number and condition of
trees arose out of recent planning. To safeguard against
Indiscriminate removal of trees during land development,
several particularly fine stands have been Identified for
retention. These Include parts of the treelined Gundaroo Road.
Developers will be required to retain healthy mature trees
where possible.
Micro-climate
Protection from prevailing north-west winds will be achieved
by the use of windbreak plantations In open space and along
key roadways, especially on high ground.
Cold air drainage from the northern Gungahlin hills to the
lower plains will be modified by urban development. However,
It Is expected that the basic pattern of air flows will remain. 18
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Built environment
Visual Impacts
The most visually prominent feature Is the high ground
running roughly south west to north east through the
subject area. Other features of prominence include a
knoll near the main centre in suburb H, a central ridge
line In area 0, and the steep slopes of ridges near the
proposed pond in area 0.
One of Canberra's main attractions stems from the protection
of Its unified landscape setting. If housing or other
development were to be permitted In visually sensitive areas,
such a crucial setting would be lost. Because of this, there
is a need to retain views from and to hilltops and other
visually important natural features. A detailed assessment of
the views and landscape character elements confirms that
without proper controls, there is great potential for
buildings to dominate the existing landscape.
The main skylines within the subject area are proposed to be
retained, either through open space corridors, hilltop parks,
or by the use of road reserve planting.
High Voltage Electricity Transmission Line and Sub-station
The three types of relevant impacts are public health(electro-
magnetic radiation), public Investment, and visual Impact.
Planning has therefore sought to keep electrical facilities
away from residential areas, reduce the length of lines
required and protect views from interruption.
The proposed route to and from the proposed sub-station in
Suburb N was chosen from four options. It follows arterial
road and open space reserves, floodways, and the golf
course. This minimises exposure to residential areas and
limits the length of line required. By following mainly
public land, the route releases developable land for housing,
while placing the line against a backdrop of hills conceals
It from longer range views. The line is to be constructed of
concrete poles In preference to the more visually prominent
steel towers. The sub-station Is located In a reasonably
Isolated site, adjacent to arterial road and creek corridors,
and with landscape screening.
Economic environment
The ultimate population of the subject area Is an estimated
25,000 persons, from about 9000 households. The proposal will
directly benefit the Mitchell Industrial area, and the Gold
Creek Tourist Area on the Barton Highway. Businesses In
Belconnen Town Centre and North Canberra will no doubt also
benefit.
Social environment
Sites have been Identified In the Plan for a range of
facilities to meet the social needs of the area's residents.
However, it should be noted that showing a site on the plan
does not guarantee the provision of those facilities. For
example, if development Is delayed, construction of some
schools may not be justified. The planning of primary school
sites In these first suburbs makes allowances for these
circumstances.
19
(
OUTLINE I MPLEMENTATION PLANS (Refer Figures 6 to 11)
The Outline Implementation Plans indicate the manner in
which the Territory Plan may be Implemented. They are
correct at the time of publication but may change without
notice in the future. The Outline Implementation Plans are
Included to assist in the understanding of the Implications
of the Variation to the Territory Plan.
Only the primary road system is shown on the Outline
Implementation Plans and the alignments are indicative. Some
of the distributor roads feature •slow-way" designs, to
slow traffic and Increase pedestrian safety adjacent to
primary schools and local shops. ("Slow-ways• comprise a
combination of design elements such as special entry
points, pavement constrictions, pedestrian crossing points
and distinctive landscape treatments.)
The Outline implementation Plan indicates the location of
some particular forms of housing. The actual form of
housing In the remaining areas will be determined at the
time of finalizing the Implementation plan (I.e. just prior
to development).
Suburb H (refer Figure 6)
Suburb H has a relatively flat landform rising to Its highest
elevation close to the centre. A visually prominent knoll Is
situated In the southern corner. There are some reasonably
good stands of eucalypts located at the suburb's centre, along
a ridge to the east, and along Gundaroo Road, which
approximates the northwestern boundary of the suburb.
The design of Suburb H, through its central square and
relatively formal road geometry, promotes an Identity
reminiscent of earlier Canberra.
The central square of roads contains the local shops, primary
school, oval and park, together with sites for community
facilities, such as a community hall or church. A
particularly attractive stand of trees would be retained
within the school site.
The primary road pattern matches the perceived formality
of roads proposed for the adjacent main centre.
Landscaping along these roads Is also Intended to
accentuate this design feature. . The main
pedestrian/cycle routes parallel, or are at right angles
to, the primary roads. Safe median refuges are to be
provided at crossing points.
As in other suburbs, the roads near to (In this case,
surrounding) the school and local centre will be designed to
reduce traffic speed and Improve pedestrian safety.
Because of their closeness to the main centre, sites for
medium density housing are proposed along the south western
boundary of the suburb.
20
SUBURB 0
SUBURB P
MAIN CENTRE
D [Ililil
l
•
Resldent la l Area
Med L um DensLty HousL ng
Loca l Pl ayground
Centra l Playground
"Slow \Jay" lepec1al road and verge design
required to improve safety)
Off-Road Movement
System Road
Arter L a l Road Pedestr L
an Refuge
Pedestr L an Underpass
Open Space
SUBURB E
11 Loca l Centre and Commun l ty Fac l l
ltles
P l ay tng F L elds
® Commun L ty Fac L l L t L es and/or ResLdent L a
l
0 SITE MANAGEMENT REQUIRED
Quartz Outcrop
TOTAL MINIMUM O\JELLING YIELD 1660
0 SOOm
I
<r-- --.> Forma l L lnear Tree P l ant l ng F t g . 6
Ex L st Lng Tree Groups to
be reta L ned
OUTLI NE 21
SUBURB H
IMPLEMENT ATION PLAN 0
(
Suburb M (refer Figure 7)
A ridge line on the south west separates this suburb from
the Gold Creek Tourist Area. In the north east, a tributary
of Ginninderra Creek forms the boundary. The suburb also
Includes land on both sides of Ginninderra Creek, around the
pond currently under construction. The main visual feature
Is a low, lightly timbered and undulating ridge sloping
eastwards towards the creek. The remainder of the suburb Is
flat to gently rising land.
The design of suburb M has several features which will
attract people from outside the suburb. These are the
pond, part of a golf course, and the schools, sports and
open space complex. The pond will be similar In size to the
other two proposed In Gungahlin. About half the pond
foreshore Is directly accessible to the public, with the
other half used by a part of the golf course. (The remainder
of the golf course Is In the adjacent suburb N.) Housing
will abut the golf course or the adjoining public open
spaces. The final boundaries between the golf course and the
housing will be agreed with the detailed design of the
course and associated housing.
The schools, sports and open space complex comprises sites for
.two high schools (one government and one Independent)
.two primary schools (one government and one Independent)
. a neighbourhood playing field
.two fields (or "basic sports units") capable of use for
several different sports
.a district park
.shops (or "local centre"), Including a community centre
The complex occupies low lying land with flat areas suitable
for ovals. Because of drainage and soil characteristics, a
large part of It is better suited for such uses. Within the
overall site, the actual arrangement of the schools and open
spaces remains reasonably flexible. The schools are well
connected by pedestrian/cycle underpasses to adjacent suburbs.
For convenience, the local centre Is located close to the
geographic centre of the suburb, and near to the government
primary school.
The primary road system allows easy access to the arterial
roads, whilst protecting the area from through traffic.
Adjacent to the schools, a "slow-way" is proposed.
The most visually important of the minor ridge tops within
the suburb is designated for a local park.
Opportunities for medium density housing are provided near
the schools. Larger blocks would be expected in the upper
slopes of the ridge to the south.
22
.
r.:-::-:-----::---:---::----:----:--:-:- :-:- ,:.-., Note: FLna l pond edge and golf course
desLgn may a lter adjacent resLdent L
a l boundar L es
SUBURB \I
SUBURB R Loca l Centre and Commun L ty Fac
L l Lt L es
Commun L ty Fac L l t t Les and/or ResLdent La l
SUBURB N
LLnk to exLsting-- .::? Gold Creek Road
ResLdent La l Area
lilJ]]]] Med L um Oenstty HousL ng
Loca l Pl ayground Centra l
Playground O Lstr L ct Park
"Slow Vay" CspecLal road and verge desLgn requLred
to Lmprove safetl
Off-Road Movement System
Road
Arter L a l Road
=1f= Pedestr Lan Underpass Pedestr Lan Refuge
PALMERSTON
PLcn1c Area
F L g. 1
SUBURB M Open
Space
TOTAL MINIMUM DVELLING
YIELD OUTLINE IMPLEMENTATI ON PLAN
(
Suburb N (refer Figure 8)
The topography of the suburb Is distinctive. . The Ginninderra
Creek valley forks either side of a dominant hill In the
suburb's centre. The south-eastern boundary of the suburb Is
the existing Gundaroo Road. From the road, a narrow strip of
land slopes gently towards the creek.
The main feature of the suburb Is a golf course, which
occupies most of the low lying land along the creek. (This Is
the balance of the golf course partially located In suburb
M.) Within the course a high voltage power line connects to
an electricity substation In the north.
A site for 'commercial and/or residential' uses Is
Identified near the centre of the suburb. If demand
warrants, It could be developed as a local centre. If not,
residents would have convenient pedestrian/cycle access to
the main centre nearby. Because of the suburb's size and Its
proximity to other schools, there are Is no school proposed.
However, there are convenient pedestrian/cycle paths linking
to the primary school In suburb 0.
In order to both ellmlnate through traffic and the cost of
building bridges across the creek, the primary road system
Is a loop road.
24
•
-
-
.
Note : F Lnal go lf course desLgn may
a l ter adjacent resL dent L a l
boundar L es
Electr101ty Subetet1on
SUBURB 0
SUBURB R
MAIN CENTRE
'i1 Local Centre and/or ResLdent L a l
D Restdent L a l Area SITE MANAGEMENT REQUIRED Quartz Outcrop
Med t um DensLty Hous L ng
Loca l Playground
TOTAL MINIMUM DWELLING YIELD 565
==) (==
Off - Road Movement System Road
Artert a l Road 0
Pedestr L an Underpass
Pedestr L an Overpass
F t g. 8 SUBURB N
OUTLINE IMPLEMENTATI ON PLAN 25
(
Suburb 0 (refer Figure 9)
This suburb has an Interesting and variable land form. The
proposed road system follows a number of ridge lines. A main
ridge runs down the centre of the suburb In a north-easterly
direction. On each side, the land falls towards separate arms
of Ginninderra Creek.
The design of suburb 0 has four features which will attract
people from other parts of Gungahlin: two ponds (with
associated parklands), a high school, and district playing
fields. The northerly pond will be roughly the same size as
those already existing In Isabella Plains and Bonython,
whereas the southerly pond will be about twice that size.
Because the southerly pond Is close to the main centre, an
extensive town park Is proposed on Its southern shore near
the dam wall. Another large park Is Intended on Its
northern shore, to serve nearby suburbs and to maximise the
use of the adjacent fields. (A government high school site
Is located nearby.) The northerly pond will allow for more
Informal recreation.
The primary and pre-school, playing fields and shops are
the focus for the local residents. The primary school Is
located here because It Is one of the few flat sites
available, and because It Is close to Suburb U, which Is
partially served by the school. Nearby, a particularly
pleasant stand of mature eucalypts assists In giving an
Identity to the local centre, as well as providing a
setting for a playground.
Because of their views or for urban design reasons, areas
near the pond and the western arterial road have been chosen
for specific housing forms.
The major distributor road Is located through the centre of
the suburb, which gives good accessibility for bus users. A
"slow-way'' Is located at the school and local centre. A
second distributor road gives access to the southern shore of
the northern pond. Other smaller roads are located along
ridge tops. All these roads are Intended to have landscape
feature planting which will help to emphasise the land form.
Pedestrian/cycle paths follow ridge lines or floodways. As the
primary school In Suburb 0 will cater for adjacent suburbs,
paths linking to those suburbs are especially Important. Such
paths have been designed so that all road crossings are
either at underpasses, pedestrian refuge points, or at the
"slow-way".
26
SUBURB S
0 5CDn
SUBURB U
Smg le block---' ree1dent1el
frontage proh1b1 ted
SUBURB
ResL dent L al Area
ITIIIlilJ Med L um DensL ty
t?t:;:; ,:!J Local Pl ayground
Centra l P layground
DLstr L ct Park
" Slow ay" (epec1 el road end verge
dee1gn
required to improve
eefety>
TOTAL MINIMUM DELLING YIELD 1 315
Local Centre and Commun L ty Fac L l L t L es
Pl ay L ng F L e lds
® Commun L ty Fac L I L t L es
==== Off- Road Movement System
Road
Arter L a l Road
Open Space
Pedestr L an Refuge Pedestr L an
Overpass
Pedestr L an Underpass Ex Lst L ng tree
groups
0 to be reta L ned
and/or ResL dent L a l
SITE MANAGEMENT REQUIRED
Quartz Outcrop H Lstor L c Ca irn
® H L stor L C Ru ms
F t g. 9
SUBURB 0
OUTLINE IMPLEMENTATI ON PLAN
•
=) (-
(
Suburb R (refer Figure 1O)
The suburb Is divided Into two falr1y distinct areas by a
central ridge. Either side, the land falls gently towards two
tributaries of Ginninderra Creek. These form the northern and
southern boundaries of the suburb. The remainder of the site
Is falr1y flat with the exception of some steeper land facing
onto Ginninderra Creek, In the east. Tree cover varies
considerably, with concentrations on the higher slopes. The
eastern and western edges of the suburb are defined by
Ginninderra Creek and a clearly defined row of trees,
respectively.
The design of the suburb emphasises the landform by keeping
hilltops along the ridge as open space linked by a path
system.
The primary road system has four main features:
a distributor road passing by the local centre and serving
both local traffic and slow speed through-traffic. There Is
to be no driveway access to this road.
two distributor roads linking the suburb to the large
shopping centre (group centre) In the north
a loop road serving the eastern section a "slow-way'' In
front of the school site.
Suburb R Is relatively large, with two faculties which clear1y
serve adjacent suburbs as well. These are the group centre in
the northern corner, and the historic Gold Creek homestead to
the south. A site for a smaller local centre is located on the
distributor road, near Gold Creek homestead.
In the north-eastern part of the suburb, there are sites for
playing fields and 'community facilities and/or residential'
uses. If the Department of Education and the Arts considers
that a school is required, a site could be Identified within
this area. If land development slows and demand for enrolments
Is spread over a longer period, and the school Is not
required, pupils from the area would attend schools within
walking distance at Suburb S or Suburb M. The school site In
suburb R would then become available for housing.
Because of their steepness ,the eastern slopes of the hill
reserves will require larger house blocks, with careful
attention to design and siting. An area around the group
centre Is suitable for a mix of medium density housing.
28
='
•
.
.
.
,
.
TOTAL MINIMUM
DUELLING YIELD 1 125
SUBURB V Single block res1dent1el
frontage proh1b1 ted
Note : F t na l golf course
desLgn may a l ter adjacent
resLdent L a l boundart es
Single block ras1dent1el frontage proh1 b1tad
s
0 500m
r;.- Government Pr1mar1:1 School
(or Rae1dant1al >
SUBURB 0
SUBURB \./
D ResLdentta l Med t um Density Housing
Loca l P l ayground
Central Pl ayground
"Slow \Jay" (speo1al road and verge design
required to improve eafety>
==== Off-Road Movement
System
Road
W&W@ Arter t al Road
f = Pedestr t an Underpass
e Pedestr L an Refuge
Open Space
Loca l Centre and Commun i ty Fac1 l 1t1es
Play L ng F t elds
F t g. 10
SUBURB R
OUTLINE IMPLEMENTATION PLAN 29 s
..
(
Suburb W (refer Figure 11)
Land form Is dominated by a high ridge which separates the
Hall valley from the Ginninderra Creek valley. The slopes of
the ridge quickly flatten out, and most of the suburb has
very gentle slopes. Most of the suburb has an easter1y
aspect with the higher slopes giving views over a large part
of northern Gungahlin. There are Isolated dense stands of
trees along the ridge top and In the northern part of the
suburb.
The boundaries of the suburb are defined by the dominant ridge
and arterial roads to the south, east and north. The ridge
forms part of a system of hill reserves.
The main social focus of the suburb Is a local centre,
comprising shops, playing fields, and a site for 'community
faculties or residential' uses. If the Department of
Education and the Arts considers that a school Is required, a
site could be Identified within this area. As for Suburb R, If
land development slows and demand for enrolments Is spread
over a longer period, and the school Is not required, pupils
from the area would attend the school within walking distance
at Suburb M. The school site In suburb W would become
available for housing.
Because of the steeper slopes, housing In the upper areas
will require larger block sizes. Areas closer to the group
centre In Suburb R will be suitable for medium density
housing.
Pedestrian/cycle access to the district schools/open space
complex In Suburb M, and to the group centre In Suburb R, Is
through underpasses under the arterial roads. Provision Is
made for a major trail link Into the Hall valley, and to the
hill reserve.
A significant stand of trees Is to be preserved along the
eastern arterial road.
30
·
31
(
SUBURB V
SUBURB M
D Resident ia l Area
Loca l Centre and
Loca l P l ayground Commun ity Fact l i ties
Centra l Pl ayground . Play ing F i elds
"Slow \Jay"
(speo1al road and verge design TOTAL MINIMUM D\JELLING YIELD 1 1 1 0 required to improve safety)
Off - Road Movement System
Road
Arteria l Road
==) = Pedestr t an Underpass F l g. 1 1 SUBURB W
• Pedestr i an Refuge OUTLINE IMPLEMENTATI ON PLAN