Draft Development Control Plan 16/02 - Block 1 Section 76 Fyshwick

Draft Development Control Plan 16/02

Introduction

The National Capital Plan (the Plan) came into effect on 21 January 1990. The subject site is adjacent to the Monaro Highway, an Approach Route as defined in the Plan. Special Requirements for Approach Routes apply ‘to development on all land (not included within any Designated Area) which fronts directly onto Approach Routes AND is not more than 200 metres from their middle lines’. Special Requirements for Approach Routes under section 4.24 of the Plan apply to the site and state:

Development along the identified Approach Routes is to conform to Development Control Plans agreed by the National Capital Authority, which seek to enhance the surrounding predominantly rural character and landscape outside the urban areas. As the Approach Routes enter the built up area, the emphasis shall shift to a more formal character.’

For the purposes of Special Requirements, the Monaro Highway from the ACT border, and including its extension as the Eastern Parkway to Morshead Drive, is an Approach Route as defined in the Plan.

The purpose of this DCP is to provide guidance for the future development of the subject site within the framework of the National Capital Plan and the Territory Plan.

Part 1: Context

1 Background

The National Capital Authority (NCA) has received a request from Purdon Planning to prepare a DCP for Part Block 1 Section 76 Fyshwick. The DCP will guide future planning and development of the site. The site is proposed to be used for a commercial bus depot.

2 Explanatory statement

2.1 Purpose of Draft Development Control Plan 16/02

If approved, DCP 16/02 will establish planning and urban design provisions for Block 1 Section 76 Fyshwick, including building height, setbacks and design, landscape character, access and parking.

The site is proposed to accommodate a bus depot.

2.2 Effect of Draft Development Control Plan 16/02

Draft DCP 16/02 includes the following provisions:

• general planning and urban design objectives for redevelopment of Block 1 Section 76 Fyshwick .
• requirements for building height and setback, and architectural quality in built form.
• requirements for access to the site and parking.
• providing for an enhanced landscape character along the Monaro Highway frontage.

3 Outline of the process

1. Development intention expressed
2. Preparation of a Draft DCP. NCA considers the views and issues expressed by key stakeholders and prepares the Draft DCP for public consultation
3. Public consultation on a Draft DCP
4. Consideration by Authority
5. Decision

4 Public consultation

The NCA invites written comments on Draft DCP 16/02 from community and stakeholders by 9 November 2016. All responses received will be considered before a decision on Draft DCP 16/02 is made by the NCA.

Written comments should be emailed to DCP@natcap.gov.au,

Alternatively, comments can be sent to:

Mr Andrew Smith
Chief Planner
National Capital Authority
GPO Box 373
CANBERRA ACT 2601

Or delivered by hand to:

National Capital Authority
Treasury Building, Ground Floor,
King Edward Terrace
PARKES ACT 2600

Between 9am and 5pm Monday to Friday

A public information session will be held on 5 October 2016, between 12.00pm and 1.00pm at NCA Offices.

Further information is available from Daniel Bell on (02)6271 2888 or email DCP@natcap.gov.au

Permission to disclose name and address

The NCA seeks an open and transparent draft amendment process. Following public consultation on the draft amendment, the NCA will prepare a Consultation Report which will be published on the NCA website. This report will include a summary of each submission. The NCA intends to publish the name and suburb of each person making the submission, but will not publish contact details (such as physical address, email or phone number).

If you have a concern about having your name published on the internet or if you wish to make a confidential submission, you must make this clear when submitting your comments. Say why you want your submission to be kept confidential.

The NCA will consider requests for confidentiality, but cannot make promises in advance. If you have concerns about confidentiality, please contact the NCA to discuss before making a submission.

Part 2: Draft Development Control Plan 16/02

1 Preamble

The site is adjacent to the Monaro Highway, an Approach Route as defined in the National Capital Plan (the Plan). Special requirements for Approach Routes apply ‘to development on all land (not included within any Designated area) which fronts directly onto the Approach Routes AND is not more than 200 metres from their middle lines’. Special requirements for Approach Routes under section 4.24 of the Plan apply to the site and state:

‘Development along the identified Approach Routes is to conform to Development Control Plans agreed by the National Capital Authority, which seek to enhance the surrounding predominately rural character and landscape outside the urban areas. As the Approach Routes enter the built up areas, the emphasis shall shift to a more formal character.’

The provisions of this Development Control Plan (DCP) apply to Block 1 Section 76 Fyshwick. In the absence of a provision in the plan to the contrary, all development should accord with the relevant provisions of the Territory Plan.

The subject area is Territory Land outside the Designated Area of the Plan and therefore the ACT Government is responsible for assessing development applications relating to the subject area. In doing so, the ACT Government is required to ensure any proposal is not inconsistent with the DCP or the Plan.

The Monaro Highway road reservation forms part of the Designated Areas of the Plan and therefore the National Capital Authority (NCA) is responsible for granting works approval within the Monaro Highway road reservation.

2 Planning and urban design objectives

The character of development in this area contributes to the experience and quality of the Monaro Highway as a significant Approach Route to the National Capital. In this respect, development of the site must respond to the following general objectives set out for all Approach Routes:

• identify and enhance distinct realms and elements that will introduce visitors to the inherent characteristics of Canberra.
• recognise and reinforce the importance of the setting of the National Capital by directing views to the rural landscape and surrounding hills and by ensuring adjacent development respects the natural features, character and scale of the landscape.
• ensure development is to a quality appropriate to its location adjacent to a National Capital Approach Route.

3 Land use

3.1 Land use on the site shall be consistent with the National Capital Plan and the Territory Plan.

4 Building height and form

4.1 Buildings and major structures shall not exceed 12 metres above natural ground level. Natural ground level shall have that meaning ascribed by the Territory Plan.

4.2 The quality, scale, form and siting of buildings or structures should contribute to and not detract from the surrounding semi-urban landscape character.

5 Building setback

5.1 Buildings and major structures shall not encroach on the landscape zone as per DCP Drawing 16/02.

5.2 Buildings and major structures should be set back a minimum of 3 metres from Ipswich Street.

6 Materials and colours

6.1 Colours of external finishes of buildings and structures should be appropriate to the site and landscape. Highly reflective, white and/or zincalume on roofs and walls will not be permitted.

6.2 Colours and materials of external finishes of buildings should be sympathetic to the rural landscape. High contrasts in colours will not be permitted.

7 Fences

7.1 Fences built along the external road frontages are to be set back behind landscape screening. A consistent standard of fencing is to be provided along the Monaro Highway and Ipswich Street.

7.2 All fencing, whether to the site boundary or internal shall:

• not appear bulky or obtrusive
• be integrated with landscape design
• be constructed of high quality materials.

7.3 Pre-coloured solid metal fencing is not permitted.

8 Landscape design

8.1 Development along the Approach Route should enhance the rural character and landscape of land adjoining the area before the road enters the built up areas of the National Capital. Landscape of a high standard is to be designed and planted as an integral part of the development, and is to conform to the principles shown on DCP Drawing 16/02. A landscape plan for the site is to be submitted to the Territory for approval as part of the Development Application documentation.

8.2 The required landscape plan for the site must meet the following objectives:

• minimise the visual impacts of buildings, parking, open activities and storage areas viewed from the Monaro Highway.
• show current and proposed planting in the Monaro Highway verge and unleased land to the south of the site to meet the objectives of the DCP.

8.3 A high standard of landscape design is required for all sides of the site. All frontages should be maintained and enhanced with native shrubs and trees.

Selected trees and shrubs must be drought resistant and endemic to the Canberra region. The landscape design must minimize visual intrusion the site. Mature native trees are to be retained wherever possible.

8.4 Offsite planting in the Monaro Highway road reserve should take place prior to development of the site and should use advanced stock.

8.7 A tree assessment should accompany all development applications.

9 Roads, vehicular access and parking

9.1 Vehicular access from the Monaro Highway is not permitted. The main access to the site is to be from Ipswich Street in the location shown on DCP Drawing 16/02.

9.2 Parking and vehicle storage araes shall be screened from view from the Monaro Highway as far as practical. Parking areas should be carefully designed and sited within the natural and built form so as to appear integrated with the landscape.

10 Signs

10.1 Signs are to be in accordance with the signs general code of the Territory Plan. A single identification sign is permitted to be visible from the Monaro Highway.

11 Mechanical plant and equipment electrical substations, storage and service areas

11.1 All mechanical plant and equipment (including air conditioning units) are to be contained within buildings or located within service enclosures. Such elements are to be carefully sited and should not be visible from the Monaro Highway.

11.2 Storage and service areas (including storage sheds) are to be suitably screened and must not to be visible from the Monaro Highway.

12 Lighting

12.1 All outdoor lighting, including security and car park lighting shall be designed and sited to minimise light pollution. Outdoor lighting shall use full cut-off light fittings, including lights fixed to buildings. No up-lighting is permitted.

12.2 A full cut-off light fitting allows no light to be directed upward. No light dispersion or direct glare is allowed to shine at or above a 90-degree, horizontal plane from the base of the fixture. The lens/diffuser should not project beyond housing and minimal light should be emitted above 80˚ as per Figure 1.

 Figure 1 – Full Cut Off Light Fixture

13 Sustainable development

13.1 Development will demonstrate a high level of performance in terms of environmental design where applicable, including energy efficiency, climate management and water sensitive urban design.

13.2 Water sensitive urban design measures should include permeable paving wherever practical.

14 DCP drawing

14.1 The above provisions should be read in conjunction with the DCP drawing 16/02, which forms part of this DCP.