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Public Engagement Outcomes Report 

Tuggeranong town centre master plan  

July 2012 

 

   

 

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Contents 

 Abbreviations and acronyms................................................................................5 

EXECUTIVE SUMMARY .........................................................................................6 

Introduction .........................................................................................................7 

Consultation methodology...................................................................................9 

First stage of consultation..................................................................................12 

Second stage of consultation .............................................................................15 

Third stage of consultation ................................................................................17 

Fourth Stage of consultation..............................................................................19 

Appendix 1 .........................................................................................................21 

 

 

 

 

 

 

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Abbreviations and acronyms 

ACTPLA    ACT Planning and Land Authority (which is now incorporated 

into ESDD) 

ESDD  Environment and Sustainable Development Directorate 

EDD    Economic Development Directorate 

ERG    Expert Reference Group 

ESDD    Environment and Sustainable Development Directorate 

IAAG   Interagency Advisory Group 

LDA   Land Development Agency 

NCDC   National Capital Development Commission 

RL   Relative level 

TBC   To be confirmed 

The lake    Lake Tuggeranong 

The river  Murrumbidgee River 

 

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 EXECUTIVE SUMMARY 

The ACT Government has prepared a master plan for Tuggeranong town 

centre. Community contributions are essential to the master plan process, and 

numerous stakeholders and community members have been engaged in the 

development of the master plan. 

The community’s input and feedback has been gathered throughout the 

master plan process with the following activities: 

Stakeholder interviews  ‐ October and November 2010 

Community work shop at Erindale College – 13 November 2010 

Tuggeranong Festival drop‐in session – 27 November 2010 

Youth consultation road show – February to April 2011 

Community drop‐in sessions at Tuggeranong Hyperdome – April and 

July 2011 

Presentation to Tuggeranong Community Council and Business 

Tuggeranong – 12 April 2011 

Government interagency meetings 

Individual submissions and feedback from community and 

stakeholders 

Outcomes of the stakeholder and community engagement were used to revise 

and refine throughout the master plan process. Consistent messages across all 

engagement included: 

Support for providing better connections to the lake and surrounding 

landscape 

generally support increased residential density in the town centre 

Anketell Street will continue to grow as one of the key attractions 

town centre footprint to be maintained  

mixed views towards increased building heights 

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support for a more vibrant, high quality public domain with cafes, 

restaurants and amenities 

concern about safety in the public domain, particularly at night 

 

As a result of the consistency of the messages received across all the 

consultation, the outcomes for the master plan includes: 

a centre connected to the mountains, lake, river and bush 

a centre which is accessible to broader Canberra and is easy to move 

around 

a centre which is an attractive destination – with a thriving community 

and business hub 

a centre which is diverse, resilient and flexible to change 

Introduction 

This consultation report provides an outline of the consultation process 

undertaken as part of the Tuggeranong town centre master planning project. It 

includes the approach taken to the consultation as well as the outcomes. This 

report provides a summary of responses to issues raised and addresses how 

these comments have been considered and addressed in developing the 

master plan report. 

 

Consultation was undertaken between September 2010 to February 2012. 

 

This report should be read in conjunction with: 

the Tuggeranong town centre master plan report  

ESDD initiated and led this project. Elton consultants were engaged to help 

with the initial public consultation. However, much of the stakeholder and 

community engagement was done directly through ESDD staff. 

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Consultation objectives and context 

The purpose of consultation was to ensure all groups and individuals within the 

community: 

were informed about the proposal to review planning of the Erindale group centre; 

had opportunities to have a say on a range of planning and design issues; and 

were made aware of particular key issues such as the potential development of a new foreshore. 

 

It is important to note that numerous consultation and research activities 

provided input into the master plan and its report. Hence, not every comment 

received will be directly reflected in this report or the master plan. Highest 

priority was given to the outcomes of the community and stakeholder 

workshops as many issues and trade‐offs were debated in groups and joint 

directions were suggested. It is also worth noting that in many instances 

comments received contradicted other comments and consideration of all the 

issues and feedback was undertaken to develop the final master plan. 

 

In conjunction to the Tuggeranong town centre master plan, the Erindale 

group centre master plan was also in progress. But due to unforeseen 

circumstances, Erindale was delayed for additional studies while Tuggeranong 

was completed. Erindale Drive was also initially a part of the master planning 

process. Due to feedback from community, stakeholders and specialist 

consultant, it was agreed that Erindale Drive should be retained as a linear 

open space connecting Tuggeranong and Erindale. Hence no further planning 

was progressed for Erindale Drive. 

 

The consultation process was designed to provide the most valuable input 

within the project timeframes and budgetary constraints. 

 

The specific objectives of consultation were to: 

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engage stakeholders with an interest in the Tuggeranong town centre; 

identify key characteristics and issues important to the community which can be addressed as part of the project; 

identify community attitudes towards the type and form of development that might occur in the centre; 

identify potential adverse impacts that should be addressed and ways to minimise these; 

bring differing viewpoints in the community together and deliberate priorities to achieve balanced outcomes; and 

disseminate as widely as possible the information being considered in the development of the framework report. 

Consultation methodology 

Engagement with the community 

Engaging with the community was a major part of the planning project and 

was undertaken in four Stages. 

Stage one focused on presenting information to the community about the 

project, seeking ideas for a centre vision and identify issues with the centre 

Stage two asked the community to develop and comment on preliminary plans 

and ideas which addressed issues facing the centre identified in stage 1. The 

information and outcomes from stage one and 2 were used to produce the 

framework report. 

Stage three sought feedback on the draft master plan designs including the 

vision, proposed outcomes and strategies that were revised as a result of 

feedback from stage two. 

Stage four asked for comments and feedback on the draft master plan 

document including the revised master plan design, vision, outcomes and 

strategies, resulting from the feedback from stage three. 

Stages one and two of the consultation process were undertaken by the 

project consultants, Elton Consulting, while stage three and four was 

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undertaken by ESDD. A summary of the overall approach is outlined later in 

this report. 

Promotion of the consultations: 

project website 

two project newsletters letterbox dropped to 10,000 households 

within the centre and suburbs surrounding the centre 

direct mailing of a copy of the newsletters to all lease holders 

hanging of posters in the centre to advise of events and to notify the 

public when the consultation sessions were available for comment 

advertisements in the community noticeboard section of the Canberra 

Times; 

creation of a mailing list from all consultation events and those who 

registered their interest on the project website. For each major event 

an email was sent to all of those on the mailing list. 

Opportunity for input: 

two workshops open to members of the community and key business 

and community stakeholders 

one workshop with youth centres and schools 

three community information displays sessions at the Tuggeranong 

Festival 2010, the Erindale Shopping Centre and Erindale library 

two web based surveys and comments, and 

the draft master plan report was placed on the project website and 

hard copies were put in the Tuggeranong Library and at the ESDD shop 

front. Written submissions were invited via post, email and hand 

delivery. 

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Engagement with stakeholders 

Stakeholders were continually engaged throughout the project, including 

stakeholder interviews and individual traders and leaseholder meetings. 

Interviews and meetings were conducted with: 

Tuggeranong Community Council 

Tuggeranong Arts Centre  

Tuggeranong Hyperdome 

Lake Tuggeranong College 

Communities at Work 

Business Tuggeranong 

Colliers International 

Bunnings Warehouse Tuggeranong 

Gai Brodtmann, Federal Member for Canberra 

Vikings Rugby Club 

ACT Heart Foundation 

Expert Reference Group 

Four experts from around Australia with backgrounds in urban design, green 

infrastructure, health planning and climate change were engaged to provide 

creative ideas to enrich, inform and progress the master plan project. 

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First stage of consultation 

The overall aim of the first stage was to: 

present to the community the project and project approach; 

present current knowledge about the centre to the community; 

seek community input on issues affecting the centre; and 

develop a centre vision. 

Engagement activities 

Throughout November and December 2010, 14 interviews were conducted 

with key stakeholders and stakeholder groups. They were semi‐structured to 

cover: 

Project overview including relationship to other project 

Important considerations in future planning 

Key issues, history, values and aspirations for the centre 

Feedback on the consultation process and suggestions for other 

stakeholder involvement and raising community awareness 

A community workshop was held on 13 November 2010 at Erindale College. 

The event was organised as a drop in session where participants could come 

any time between those areas and view materials, and participate in activities, 

to help to inform the planning process.  

Despite a 10,000 household newsletter distribution, advertisements in the 

local press and distribution of information through established community 

networks, attendance at the event was considerably less than expected. In 

response to this, another event was held at the Tuggeranong Festival on 27 

November 2010. 

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Key messages 

The key messages discovered from the engagement were: 

the centre is valued for its open space and the lake – activation of the 

lakefront is important; 

the centre is dying and is considered a white elephant – there is a need 

for greater attractors;  

the ‘eat street’ area of Anketell was recognised as a recent 

improvement; 

support for greater residential development to support economic 

development, and the vitality and vibrancy of the town centre; 

create better pedestrian areas; 

improve transportation; 

create better access to the lakefront and provide better lakeside 

facilities and amenities; 

there are no activities for children and young people. 

A youth consultation road show was also undertaken for the Tuggeranong 

master plan. The purpose of this engagement was to collect information from 

young people who live, work, play or study in the Tuggeranong town centre 

area. They were asked to identify issues and them problem solve around the 

key themes of public domain and transport. 

Key messages 

From the youth consultation, a number of issues were identified, including: 

Tuggeranong was run‐down, dirty, dull and uninviting; 

there was a lack of open space and places for youth to congregate, 

meet and socialise; 

safety outside the Tuggeranong Hyperdome at night – streets are 

poorly lit and lacks people;  

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if the centre was cleaned up, maintenance and building design 

addressed, then it could be a great place; 

have better amenities such as outdoor furniture instead of just trees 

and grass. 

The community and stakeholder feedback was then used to guide the 

development of a vision, strategies and proposed outcomes for Tuggeranong 

town centre. These were tested during stage 2 of consultation. 

 

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Second stage of consultation 

The second stage of consultation aimed to detail feedback on the vision, 

strategies and proposed outcomes. The community were also asked to 

comment on preliminary ideas for the centre. 

The main engagement activities undertaken during this stage of the project 

were displays and open house sessions held in the Tuggeranong Hyperdome 

for a week in mid April 2011. There were several engagement sessions 

throughout that week where ACTPLA staff and members of the consultant 

team attended to provide information and answer questions. The times at 

which the display was staffed were: 

Tuesday 12 April from 10.00am to 2.00pm 

Wednesday 13 April from 10.00am to 2.00pm 

Friday 15 April from 2.00pm to 5.00pm. 

A key element of the information presented at the engagement sessions was 

the Tuggeranong town centre draft scenario plan. This plan was developed in 

response to the vision, goals and principles formed from the previous stage. 

Tuggeranong town centre draft scenario plan 

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In total approximately 200 people are estimated to have viewed the 

information over the display week. 

 

A number of additional consultation activities were also undertaken during 

stage two. These activities included special meetings for businesses in 

Tuggeranong, a survey feedback form and a youth consultation road show. 

 

The survey feedback contained ten questions involving rating the elements of 

the draft scenario plan, with the option to provide comments. 

The key questions that were asked included: 

rating of the vision 

should the town centre remain in the existing footprint rather than 

expanding further? 

rating of the allowance of greater residential development 

encouraging parking to be provided within buildings or on‐street 

rather than town centre? 

allowing increased building heights in the town centre? and 

promoting active street frontage? 

Key messages 

Support for increasing residential development; 

Support for increasing building heights but with caution about suitable 

locations and the desire for buildings to be well designed and sited; 

Wish to see the lake better utilised and established as a focal point; 

Priority for high quality open space, particularly in consideration of 

increased density; 

Support for better pedestrian experience and accessibility, especially 

along Anketell Street; and  

Support for better traffic management around the town centre. 

The positive response by the community and the comments made was used to 

revise the vision, strategies and proposed outcomes. A draft master plan 

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document was developed from this engagement to be presented to the 

community during Stage 3 of consultation. 

Third stage of consultation 

Stage 3 sought feedback on the draft master plan designs, including the vision, 

proposed outcomes and strategies that were revised as a result of feedback 

from Stage 2 of consultation.  

Engagement activities 

Consultation involved community drop‐in sessions at Tuggeranong Hyperdome 

from 26 to 29 July 2011. A number of posters were displayed in the shopping 

centre and the engagement was advertised in surrounding local businesses. 

The contents included a vision statement and objectives, urban design 

principles, the draft master plan design and sequencing diagrams. Feedback 

forms were also distributed in the drop‐in sessions as well as made available 

online for download.   

A key element of the posters presented at the drop‐in‐sessions was the 

Tuggeranong town centre draft master plan. This plan was developed in 

response to community feedback from Stage 2. 

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Key messages 

A total of 31 feedback forms were submitted. The majority of respondents 

were supportive of draft master plan (86%). The following provides a summary 

of the responses:  

Support 

Activation of the lakefront and improved access and linkages to the 

lake from the town centre; 

Increased residential dwellings and an increased population living in 

the town centre; 

The proposed town square; 

Relocation of the bus interchange; and  

Activation of street frontages. 

Concerns 

Lake water quality – while improvement of the lake front area was 

supported, lake water quality was identified as a key community 

priority and need to be addressed;  

Traffic congestion ‐ existing and potential future traffic congestion and 

how does the master plan address this issue; 

Parking – the community concerned about the adequacy of future car 

parking in the draft Master plan; 

Affordability – housing and commercial space affordability was raised. 

A number of respondents perceiving the Draft Master plan to propose 

dwellings and spaces that would be “ too expensive” for many 

individuals, families and business; 

Hyperdome – feedback indicated that the redevelopment of 

Hyperdome is considered an important initiative in the redevelopment 

of the town centre;  

Still community debate in regards to increase building heights and 

density in town centre. 

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The existing colour scheme (red roofs and cream buildings) – 

Respondents who liked the existing scheme believed it provide a 

unique character and a sense of place. Those who were not in favour 

believed the centre needed modernisation and a change. 

While there was general support for the vision, strategies and proposed 

outcomes for Tuggeranong Town centre, there were still specific concerns that 

needed to be addressed in the draft master plan. 

Fourth Stage of consultation 

Stage four involved the release of the draft master plan document. This 

occurred from 13 December 2011 to 17 February 2012. The aim was to gather 

final comments from the community and stakeholders to further refine the 

final master plan. 

The draft master plan document was released and more than 100 copies were 

provided to the Tuggeranong Library and ESDD Customer Service office for the 

general public. It was also available at ESDD website for download. 

Key stakeholder groups continued to be consulted as a part of this engagement 

process. 

Key messages 

Of the 34 emails received in regards to the draft master plan, the key 

comments included: 

general support for the vision, proposed outcomes and strategies of 

Tuggeranong town centre; 

general support for improving the amenities and connectivity of the 

town centre; 

major concerns about the robustness of the economic analysis 

undertaken for the centre; and  

concern about allowing an increase of retail, when there is an existing 

decline in economy and population in the area.  

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These comments were used to further refine the master plan document before 

progressing it through government for endorsement. Responses to individual 

comments can be found in Appendix 1 of this document. 

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Appendix 1 

Comments submitted on the draft master plan report 

Respondent Comments Response

General comments - Support

7 I think the draft master plans for both

Tuggeranong and Erindale look really sensible

and I strongly support the ideas contained within

them.

30 The [group] recognizes the need to intensify

residential and commercial activity, supported by

effective infrastructure upgrades throughout the

study area. The concept of street hierarchies

coupled with boulevard settings with sensible

height limits for new and redeveloped buildings is

welcomed.

31 I support the visions for each centre... I agree we

need to increase the amount of people that are

employed in the Town Centre area and the

residential population to give it more life. [This] is

just as relevant for the Erindale Centre as well. I

fully support the development of the Tuggeranong

Town Centre and Erindale Centre to give the

people who live in Tuggeranong the opportunity to

work and go out in Tuggeranong without the need

to travel to other parts of Canberra for

employment and entertainment. The benefits this

brings include, less travelling, which means less

expensive, more community spirit, etc.

33 The [Tuggeranong] Plan proposed vision,

outcomes and strategies are commendable. We

support the concept of ‘a centre with a thriving

community and business hub’.

General comments – Do not support

12 We are concerned that proposals for retail

expansion in both Tuggeranong town centre and

Erindale group centre are not underpinned by

robust or defensible economic analysis, which in

Additional retail analysis

and justification have

been provided to support

this master plan.

21 

 

   

turns undermines the validity and achievability of

the proposals within the master plans themselves

while increasing the level of risk.

The economic modelling contained within the

SGS report does not adequately take into account

the full range of factors influencing demand for

retail floor space within the centres.

To this extent we request that the master plans be

withdrawn. Any revised master plan should be

supported by an up to date, credible and finalized

economic analysis that takes into account all of

the above matters, and which should be made

available as part of public consultation processes.

12 The Tuggeranong master plan has adopted what

has been described by ESDD’s own consultants

as a risky proposition. While the master plan

proposes an additional 16,800 residents within

the town centre, there is no assurance that this

will be achieved nor is there any indication of rate

at which this will be achieved within the 30 year

time frame of the master plan.

19 We contend that the master plan process should

not be concluded until the outcomes of these

higher level policy initiatives [ACT Planning

Strategy, Transport for Canberra, and Legislative

Assembly Special Committee Inquiry into

Supermarket Competition] are known.

What currently exists in

the policy documents has

been integrated.

19 ...we request that the master plans be withdrawn

on the basis that it is un-realisable and does not

provide a realistic and achievable platform for the

economic health of the Tuggeranong town centre.

Any revised master plan should be supported by

an up to date, credible and finalised economic

analysis that takes into account all of the above

matters, and which should be made available as

part of the public consultation.

Additional retail analysis

and justification have

been provided to support

this master plan.

General comments

7 …I understand that the master plan is about the More detailed work will be

22 

 

   

[Tuggeranong] town centre, but I think the master

plan should cover what is proposed for the rest of

the areas around the lake (eg. Will it continue to

be public open space and if so what will be done

to upgrade those areas…)

9 Tuggeranong master plan: I would like to see

more detailed focus on the lakefront and look

forward to the detailed design, this area should be

capitalised on.

the next step, once the

master plan is endorsed.

The foreshore will

continue to be public open

space.

9 Would be good to see a strong focus on ground

level activity for safety, and to promote 24hr

vibrancy.

The master plan

recommends active

frontages within key areas

of the town centre.

19 Tuggeranong master plan: This vision is deficient

in that it does not recognize the role of the town

centre as the commercial, economic and

community hub of the Tuggeranong district. The

economic viability and vitality of the centre is

essential if the town centre is to achieve the

above ‘vision’ (noting that the vision is framed so

broadly that it provides no real insight into what

the master plan is trying to achieve). The town

centre should be recognized for what it is and

what it could be relative to its own role and

characteristics (which are primarily economic in

nature) rather than to a distant landscape.

Whilst recognizing that group centres are an

important tier in the centres hierarchy, they

nevertheless sit below and are relative in size and

function to Town Centres. Group centre

development of the type and scale envisaged in

Erindale is likely to reduce the catchment size and

market share of existing nearby operators in

Tuggeranong Town Centre. This could in turn

affect the viability of operations in the Town

Centre and local centres in Tuggeranong District.

The economic viability

and vitality of the town

centre is covered in the

outcomes, which

underpins the vision.

21 This [SGS Background] report has been

structured to address both the Tuggeranong and

Additional retail analysis

and justification have

23 

 

   

Erindale centres. Whilst it is acknowledged that

any economic analysis of centres needs to

assess the network as a whole, it is considered

that this analysis is far too generalised particularly

with respect to impact assessment.

We are also concerned that ESDD is relying on a

draft economic analysis prepared more than 12

months ago for the purposes of making

recommendations in the draft master plan with

respect to the expansion of these centres.

been provided to support

this master plan.

24 We appreciate that one of the objectives of the

draft master plan is to address this population

decline; however, the methodology behind the

assumed increase is not apparent in either the

draft master plan or the SGS report. This needs to

be articulated to ensure the estimates of available

expenditure have not been based on false or

misleading assumptions of population growth.

SGS appear to make a ‘quantum leap’ as to how

much additional retail floor space could be

provided in Erindale and Tuggeranong and a

judgement as to whether the scenario is feasible

or risky.

Further, we are concerned that ESDD has opted

for one of the riskier scenarios put forward by

SGS with respect to the Tuggeranong town

centre. The rationale behind adoption of this

option is not articulated in the draft master plan

and the fact that ESDD has used this option

without consulting with their economic planning

experts is unusual.

Tuggeranong Valley

population is in decline.

The master plan identifies

what land uses and

design outcomes are

desirable for the centre.

The master plan does not

promise a residential

increase, but it allows for

residential increase, as

the market demands.

30 What mechanisms are in place to ensure

measurement of progress towards successful

outcomes over the years to come, as efforts

continue towards implementing outcomes of

these master plan studies?

See section 3 : Evaluation

in Tuggeranong town

centre master plan

document

34 Tuggeranong: The vision and outcomes ‐  This is correct: there is no

24 

 

   

states the vision for the Tuggeranong Town

Centre is 'Canberra's urban gateway to the

mountains, which offers a unique blend of city,

town and country life.' The TTC is not a gateway

to the mountains. There is no road into the

mountains from the TTC so it is not appropriate to

call it a 'gateway'. They are just an

impressive visual backdrop. 

physical road to the

mountains. ‘Gateway’

refers to Tuggeranong

Town Centre being the

unique urban and visual

connection between the

rest of Canberra and the

mountains.

Car parking

23 ...currently Tuggeranong and Erindale are lacking

public parking spots and I think it should be a

major factor in the planning. I support the use of

buses however they are not suitable for many

people, such as a young family to go shopping

and return home especially for a single parent.

Agreed. This is factored

into the master plan.

34 Tuggeranong: 4.9. Car parking and loading ‐ 

should include multi-level car parking as an option

(only basement, rooftop and street parking are

currently identified). The Town Centre will

continue to suffer if there is inadequate number of

car parks or they are poorly located. 

Agreed. This has been

factored into the master

plan.

30 A common problem is parking and in the master

plans while it identifies where there might be

future public/private parking it does not detail the

mix between public and private. Obviously a

difficulty exists through who owns existing land

leases and how the co-ordination will occur to

make sufficient land available to support public

parking requirements in the centres. This requires

careful attention in problem areas already

highlighted such as the businesses in Gartside St

and Comrie St, Erindale and Tuggeranong

Square, Tuggeranong to allow easy access by

their customers, promote safety through parking

safely etc.

This is a level of detail

that is beyond scope the

master plan.

Pedestrian/ cycle connections

30 Around Lake Tuggeranong, [pedestrian and cycle This is a level of detail

25 

 

   

tracks] could be enhanced by improved lighting

and encourage more active use of the lake

foreshore. This could be considered in the greater

context of improving access and views to the

lake.

that is beyond the scope

of the master plan

33 The measures which [our group] considers are

essential to add to the Plan are: physically

separated on road cycle lanes for the full length of

Anketell Street and on each side of Athllon Drive

low speed limits of 30kph throughout the town

centre.

The cross section plans for Anketell Street South

and Soward Way show cycle lanes on each side

of the road separated from the traffic lane by

parking and a separated from parked vehicles by

a raised median strip. [Our group] applauds this

approach.

As a higher speed approach to or bypass of the

town centre, separate cycle lanes on each side of

[Athllon Drive] are needed to make it safer and

more convenient for people using them. They can

be provided for by changing one side’s parking

from 90° to parallel.

Anketell St North: It will be much safer and

convenient for all people, be they eating, walking,

cycling and driving, if people cycled in separated

cycle lanes.

The eastern side of

Athllon Dr has many

traffic lights which would

hinder cyclist movement.

The foreshore area is

used as a main cycle way

instead of Anketell due to

high pedestrian traffic.

Speed limits are a level of

detail that is beyond

scope the master plan.

Retail core

19 While broadly supportive of proposals to improve

the urban design and connectivity of the town

centre, many of these are predicated on the

significant changes to the Hyperdome. These

proposals cannot be realistically achieved without

full redevelopment. [We have been] advised that

wholesale redevelopment of the site will not occur

Understood. Until such

time that an opportunity

presents itself to allow

these connections, the

master plan is there to

provide guidance for how

it should redevelop.

26 

 

   

within the lifetime of the Tuggeranong master plan

and beyond.

21 Firstly, the range of services and facilities in the

Erindale group centre is very significant, almost to

the extent that it is competing with the

Tuggeranong town centre. Therefore any

increase in the range of services available within

this centre would place further pressure on the

role and function of the Tuggeranong town centre,

thus eroding the hierarchy of centres established

in the Territory Plan.

Secondly any increase in retail floor space at

Erindale will impact on the capacity of other group

centres to compete as it will create an ‘unfair’

playing field with an increased concentration of

activities and facilities provided in one centre.

And thirdly, this will effectively create another tier

to the centre hierarchy, creating a level between

the group centres and the town centre. The

effective elevation of Erindale above that of a

group centre will only complicate an otherwise

well structured and accepted centre hierarchy.

Operators and business owners within other

centres in the area have made an investment in

their business based on the legitimate expectation

that this hierarchy will be maintained. Therefore

any change to that hierarchy by the elevation of

the Erindale centre is unreasonable.

The economic viability

and market demand of

Tuggeranong and

Erindale have been

considered.

The hierarchies of

Tuggeranong and

Erindale are maintained

through a number of

initiatives in the master

plan.

24 In our opinion, the recommendations in the

Tuggeranong draft master plan in relation to the

increase in retail floor space in this centre warrant

individual assessment of the role and function of

the town centre and the potential impact of any

variation to the retail floor space provision might

have on existing retail provision in the

Tuggeranong town centre and on other centres in

the network.

We are also concerned that the draft economic

analysis was prepared more than 12 months ago

Additional retail analysis

and justification have

been provided to support

this master plan.

27 

 

   

and therefore should not be relied upon for the

purposes of making recommendations in the draft

master plan...

Building heights

3 Tuggeranong: I think the maximum storeys in

buildings are too high throughout the plan and

feel they should all be reduced by at least 2

storeys. Page 35: the proposed buildings will

make the north side footpath and shopfronts have

no solar access in winter. Page 45: there are 12

storey buildings shown in several places which

are not mentioned in the previous discussions. 12

storeys is ridiculous as it would ruin the vistas of

the Brindabella’s and the Murrumbidgee hills…

The master plan proposes

a range of heights from 3-

8 storeys. The 12 storeys

proposed in LDA land.

The north side footpath

and shops currently have

no sun in winter.

9 I would like to see greater height in development,

particularly along Anketell St. This is the ‘high

street’ of Tuggeranong Town Centre, and heights

of 12-18 storeys would not be out of place in this

environment.

The heights have been

selected to ensure

protection of views to

mountains from

surrounding areas.

Amenities

7 There are frequent algae blooms in the lake which

means it is closed to recreational activities… also

there is frequently litter in key areas. The master

plan should contain information about how these

issues will be addressed.

This is a level of detail

beyond the master plan

and requires a separate

study and capital works

program.

8 I have spoken to many people who would like to

see the inclusion of a non-denomination chapel

on the Tuggeranong Lakeshore. It could be

utilised for weddings, seminars, bridge club,

funerals etc.

9 Tuggeranong: By drawing attention to the lake, it

would be good to see an initiative to improve the

quality of the water, and provide opportunities to

use the water.

The master plan

recommends that public

access to the lake be

retained for the entire

foreshore. Water quality is

an issue outside the

scope of the master plan

and would require

separate study and capital

28 

 

   

works bid.

28 Tuggeranong needs a decent Art Centre with a

reasonable number of parking spaces available.

The present one is much too small with no

parking at the centre itself. Why not a similar

facility to the Belconnen art centre, on the edge of

the lake.

The master plan allows

for additional space to

expand community

facilities should the need

and finances become

available in the future.

Transport

9 A more central bus interchange as suggested is a

good idea.

30 The [group] believes the foundations for a rail-

based mass public transport system must be laid

now or we will face massive traffic jams as seen

in Sydney. This needs to be balanced with road

duplication mentioned above. Other mass

transport or active transport options encouraged

with the new group centre focus, including

possible ACT Government department

establishment in the Tuggeranong Town Centre,

could reduce commuter reliance on the roads.

This is a broader project

outside the scope of the

master plan.

30 The [group] believes an opportunity exists to

incorporate the Tuggeranong bus interchange into

the lower level of the Hyperdome, meaning bus

users could be sheltered from the heat of summer

and the cold of winter while providing added

security and allow commuters to do additional

incidental shopping while waiting for their buses.

This will be considered/

integrated as part of any

study into relocating the

bus interchange.

Streets/ Land use

3 Page 42 - New Local St - does this go through

Homeworld? Does this go through the new office

buildings that are about 1 y.o. on the south side of

Soward Way?

The new local street does

go through Homeworld.

The new local street

outlined to the south of

Soward way has been

realigned in the final

master plan so it follows

lot boundaries. These

streets would only be

constructed as such a

time that the sites

29 

 

   

redevelop.

30 With an increase in these high-density residential

developments, what measures are in place to

ensure they will not turn into overcrowded slums

in the future?

The development of high-

density residential are still

required to meet minimum

standards including

privacy setbacks, open

space and amenity. There

are also ACT Government

regulations against too

many inhabitants living in

a single dwelling.

High density dwellings

can allow for a mix of

dwelling sizes at varying

costs (affordable to luxury

apartments), which will

encourage a good social

mix and discourage

segregation, and hence

areas of ‘slums’.

30 There seems to be a primary focus on smaller

blocks and multi-unit developments only, leaving

a gap for those families that may wish to choose

medium to larger size blocks for example 1,500

square metres through 10,000 square metres

further out from the town centres. We suggest

there be made available a good mix of multi-unit,

small, medium and large blocks to allow lifestyle

choice.

Tuggeranong centre will

contain a higher density

dwelling type. If people

want to live on a larger

block, they will need to

look in elsewhere as the

centre lacks the space for

large sized blocks. This

would also be out of

character for a town

centre.

30 It is good to see that the Tuggeranong Master

plan recognizes the sensitivity of the river corridor

to the west of the town centre. In one of the maps

showing predicted urban spread in the next 60

years, this area is shown as potential

development. This can only be considered with

the most stringent planning controls and input

The area is currently

being investigated.

30 

 

   

from other organisations.

34 4.7 Active Frontages Foreshore - building fronting

the lake shore open space - Fig. 23 does not

indicate any active frontage on the lake shore on

the LDA development site opposite Bunnings. It is

important to have some public facilities (eg

restaurants) on this section of the lake foreshore.

This has been amended

for the final master plan.

Report errors

3 Tuggeranong: Page 42, 43, 45 and 47: the

extension of Joseland St and the existing

Joseland St in the various diagrams are not

consistent in that the alignment varies.

This has been amended

for the final master plan.

9 Tuggeranong: Boundaries around the LDA sites seem to change consistently and are not true to the Greenway master plan the community viewed in 2011.

These boundaries have been updated. These plans are reflective of the draft master plan presented by LDA in June 2011.

9 The indicative heights plan for the centre is a little

misleading with the use of building footprints. This

gives a false impression. Perhaps simply shading

the block in full, or using solid colours would give

a truer indication.

This plan is intended to be

indicative. A more

detailed height plan will

be prepared for the draft

precinct code. This draft

precinct code will be

made available for public

comment.

19 Tuggeranong: We consider the implementation

section to be very weak, delegating all

responsibility to Crown lessees and the business

community. It fails to recognize the role of

Territory policy, specifically lease variation

charges and parking requirements, to the viability

and thus achievement of these proposals.

The master plan looks at

how an area can develop/

redevelop over time.

Master plans in the

Territory do not have

capital works budget

proposals attached to

them.

34 Tuggeranong: 2.3 Constraints and opportunities:

Weaknesses ‐ Should include 'Inadequate car

parking'. Particularly for all day parkers (workers). 

Traffic, parking, transport

study completed by

SMEC in Jan 2011

identified that in a ‘2009’

study, approximately 62%

31 

 

   

32 

 

of available parking in the

centre is utilised. The

master plan will require all

new developments to

replace only existing

parking and that which is

required by the Territory

Plan for that development.