Introduction

The Riverside site on Section 6, Barton, occupies a prestigious position in the Central National Area and is prominent in views from the vantage points north of the lake and on approaches to the Parliamentary Zone. It is critical that the form and scale of development of this key site contributes to Kings Avenue and forms an appropriate built form flanking the Parliamentary Zone. All development in this area of Barton is to be of a consistently high design quality befitting its national significance.

Land Use

The Riverside site, together with the development on the opposite block, Section 9, will become an important public precinct with the development of residential and community uses in close proximity to the office employment areas of Barton and Parkes.

Residential development at this location will present an opportunity for people to live close to a major office employment centre and to take advantage of the panoramic views that the site affords.

Small scale commercial land uses, such as commercial accommodation, restaurants, cafes and tourist uses are proposed to complement the primary land uses. It is hoped that the diversity of land uses which could emerge will enhance the Parliamentary Zone and attract day and night activities into the formal areas of the National Capital.

Urban Design

The urban design principles and objectives for the development of the Riverside site are determined by its:

  • prominent location within the Central National Area
  • proximity to the Parliamentary Zone and Kings Avenue
  • relationship to the lake and associated parklands
  • north sloping terrain which provides panoramic views over Lake Burley Griffin, and
  • visual prominence from vantage points north of the lake.

Building Height

A maximum height limit of AHD 591 has been established for the Barton area including this site. This level corresponds with the level of the parapet walls at all four corners of Parliament Drive and establishes an appropriate limit in terms of creating and maintaining built form relationships to Parliament House when seen from vantage points in and around the Central National Area.

Individual consideration will be given to special vertical elements such as a spire or tower associated with a cathedral building on Block 8, Section 6 Barton.

The height limit establishes a maximum height for commercial buildings flanking Blackall Street with residential, community and other ancillary uses being located in buildings located closer to the lake, following the sloping terrain of the site and stepping down to 3 and 2 levels for the building nearer Bowen Drive.

Design Principles

All future buildings on the Riverside sites shall conform with the following principles.

  • breaking up long facades by using colonnades, pergolas and, through the use of sunshading emphasising the play of light and shade;
  • creating openings in masonry structures; continuous glazing and reflective glass will not be permitted;
  • identifying entrances through the inclusion of canopies, porte cocheres and covered ways;
  • limiting the range of materials and colours to those in the off white to ochre range; stark white materials will not be permitted;
  • concealing lift overruns and plant rooms within pitched roofs.

Development Conditions

Built FormThe built form should have regard for the site topography, stepping down the slope in terraced levels presenting a series of building 'fingers' interspersed with landscaped zones fanning around the contours.

The built form for residential development should be a minimum height of 3 levels and a maximum of 4 levels (one being a covered car parking level).

Unbroken, wall like facades will not be permitted. Terraces, balconies, roof decks and awnings are encouraged as a means of modulating facades.

Setbacks

Building should be set back minimum 6.0 metres from Blackall Street with a 10 metre landscaped setback from Bowen Drive and satisfy the relevant ACT criteria regarding noise standards.

Access and Parking

Primary vehicle access to be from Blackall Street. With the exception of a limited amount of visitor parking, all car parking should be contained in structures (in basements or decked) and screened from external view.

Materials

Unpainted galvanised metal will not be permitted on roofs, parapets or fascias.

Signage

External signage will be limited to modest, non-illuminated letters or panels attached to buildings.

Landscaping

A high quality of landscape design is sought and mature trees are to be retained wherever possible A pedestrian pathway/easement through the site is to link Blackall Street to Bowen Drive and the lake edge.

Blocks 12 and 13 Section 9 Barton

Detailed conditions of planning, design and development

Building Height and Form

To protect the integrity of views to and from Parliament House, development is generally limited to a height of RL591. Minor building elements (such as lift overruns and roof plant) that extend building height above RL591 will be considered where this enhances the architectural quality of the building, and fosters energy efficiency, indoor amenity, appropriate urban scale, and adds visual interest to the skyline. Minor building elements should be carefully integrated within the form of buildings.

Building and landscaping will need to exhibit design excellence and be designed to ensure protection of the amenity of surrounding buildings and public spaces, including privacy, overlooking and overshadowing.

Individual buildings are to contribute to the coherent definition of blocks and streets generally in accordance with the layout and setbacks. A hierarchy of public spaces and street frontages should be created, with the greatest amount of public activity and building entrances being encouraged on principal streets and at public spaces.

Indicative Building Height and Form

Indicative Building Height and Form

Active Frontages

Active frontages should include shops and entries to buildings. Address frontages will generally be free of service functions and blank walls, with residential and minor commercial addresses encouraged.

High standards of architecture are sought for the precinct. Modulation of facades, entrances, window bays, sun shading and balconies, and clear articulation of building elements, textures and materials, should provide interest and variety to the streetscape.

Residential frontages may be set-back from street boundaries to provide entry porches and a garden interface with the public domain to protect the amenity of residents and contribute to the interest and landscape qualities to the street.

Balconies should be of an appropriate size and design to optimise their use and privacy. A minimum dimension of 2.5m for at least one balcony per dwelling should be provided and balustrades should be opaque up to at least 4 storeys from street level.

Active Frontage

Active Frontage

Parking and Access

Large off-street permanent surface car parks are to be avoided. Car parking is to be accommodated in basements and/or in above ground structures concealed from public view. Blank facades to public spaces or streets are not permitted, and sculptural elements and urban scale public art is encouraged. The inclusion of these elements can assist in ascribing different meanings to buildings, and provides the opportunity to characterise not only shelter and functionality, but to interact with our daily lives.

Some short stay on-street shall be provided to support retail uses, pedestrian amenity and after hours activity.

Car parking for new development shall accord with the following rates:

  • Residential; Commercial Accommodation (Serviced Apartment only): 1.5 spaces per 100 square metres of gross floor area.
  • Bank; Child Care Centre; Consulting Rooms; Co-operative Society; Office; Personal Service Establishment: 2 spaces per 100 square metres of gross floor area.
  • Restaurant, Bar, CafÈ; Retail: 2.5 spaces per 100 metres of gross floor area.
Parking Access

Parking and Access

A higher on-site and/or off-site parking provision may be required by the Authority after taking into account the relationship between on-site parking, off-site parking opportunities and the capacity of public transport in the area at the time of development.

The proponent must provide the NCA a long term parking strategy for construction staging which minimises disruption to parking. The parking strategy must be adopted in the first stage of development to accommodate a minimum of 470 displaced car parking spaces.

Access to the site (for parking and site servicing) should be from the side and access street generally.

Active Frontage

Indicative Section - Access Street and Indicative Section - Side Street

Additional parking shall be provided for vehicles associated with less consumption of energy. These include bicycles, motorcycles, small cars and car-sharing vehicles.

Car parking structures should provide secure storage and related facilities for bicycle users. This would position the development as a local centre for commuting and recreational cyclists, as well as providing the opportunity for an alternative mode of transport between the many office buildings in the locale.

Landscape/Streetscape

Paving, lighting, street trees and planting beds shall be of high quality and should reinforce the amenity and visual quality of the pedestrian environment. Street trees and other large trees are to be planted in deep-root soil conditions. Existing large trees are to be retained (where possible).

Indicative Landscape/Streetscape

Indicative Landscape/Streetscape

Public Domain and Off-Site Works

A retail plaza is to be provided on the corner of Macquarie Street and the side street and furnished with lighting, seating and paving to provide an attractive public area for outdoor cafÈs and restaurants.

The developer is to carry out off-site works to create a high quality public domain commensurate with a vibrant and attractive mixed use precinct.

On-street parking, verge landscaping, paving, lighting and furniture shall be provided using high quality durable materials.

Sustainable Development

Development proposals will demonstrate a high level of performance in terms of environmental design including energy efficiency, climate management and water sensitive urban design.Landscape/Streetscape

Paving, lighting, street trees and planting beds shall be of high quality and should reinforce the amenity and visual quality of the pedestrian environment. Street trees and other large trees are to be planted in deep-root soil conditions. Existing large trees are to be retained (where possible).

Indicative Pedestrian Links

Indicative Pedestrian Links

Public Domain and Off-Site Works

A retail plaza is to be provided on the corner of Macquarie Street and the side street and furnished with lighting, seating and paving to provide an attractive public area for outdoor cafÈs and restaurants.

The developer is to carry out off-site works to create a high quality public domain commensurate with a vibrant and attractive mixed use precinct.

On-street parking, verge landscaping, paving, lighting and furniture shall be provided using high quality durable materials.

Sustainable Development

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

Public Notification

All applications for Works Approval for major development are subject to public notification and consultation. The determination of those applications that constitute major works is at the discretion of the National Capital Authority.