Consultation Outcomes

In May 2015, the NCA released draft DCP 15/04 for consultation and public comment. As part of this process, the ACT Government requested that the DCP process be put on hold until the conclusion of the EPBC strategic assessment for the Eastern Broadacre area. DCP 171/95/0970 still applies to the site.

Following the completion of the strategic assessment process, the NCA will review the draft DCP. If substantial change is proposed, the NCA will release a new draft DCP for further public consultation.

Introduction

The National Capital Plan (the Plan) came into effect on 21 January 1990. The subject site is adjacent to both Canberra Avenue and the Monaro Highway. Canberra Avenue, between the ACT border and Hume Circle, and the Monaro Highway are defined as Approach Routes in the Plan. In accordance with the Plan, Special Requirements apply to development on all land which fronts directly onto an Approach Route and is not more than 200 metres from its middle line. Special Requirements state that:

'Development is to conform to Development Control Plans agreed by the Authority, which seek to enhance the surrounding predominantly rural character and landscape outside 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 the parts of Blocks 5, 6, 8 Section 1, Blocks 1, 8 and 9 Section 113, Block 22 Section 112, Block 1 Section 115, Block 1 Section 117, Block 1 Section 118 and Block 1 Section 119 Symonston within 200 metres of the Canberra Avenue and Monaro Highway centrelines. The site is also known as the Amtech Estate.

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.

Draft DCP 15/04 has been prepared in accordance with the Plan.

Part 1: Context

1. Background

The Amtech Estate is currently subject to DCP 171/95/0970 approved on 21 June 1995 (and amended on three occasions following this).

The Amtech Estate was developed by the ACT Government in the 1990s in response to a perceived demand for a high tech industrial 'campus'. The estate was intended to cater exclusively for advanced technology manufacturing industries and provide an opportunity for such industries to co-locate with similar businesses.

Amendment 13 to the Plan, gazetted in March 1995, introduced specific requirements for Amtech Estate. These requirements included restricting land use to 'Advanced Technology Park', 'Public Utility' and 'Open Space' only. Special Requirements were also introduced into the Plan, which state that development of the entire estate is to conform to a DCP.

Amendment 82 to the Plan, approved by the Assistant Minister for Infrastructure and Regional Development on 14 January 2014, removed those specific requirements introduced by Amendment 13, including the requirement for a DCP for the entire estate. Special Requirements still apply to the portions of the site fronting the Approach Routes to the National Capital, namely Canberra Avenue (between Hume Circle and the NSW Border) and the Monaro Highway.

In undertaking Amendment 82, the NCA recognised that the importance of development adjacent to the Approach Routes can be maintained through an amended DCP.

Map 1 - Area subject to Draft Development Control Plan 15/04

2. Explanatory statement

2.1 Purpose of draft Development Control Plan No. 15/04

If approved, DCP 15/04 will provide clarity on what parts of the estate are subject to Special Requirements under the Plan following the approval of Amendment 82 to the Plan.

DCP 15/04 also amends some of the existing planning and urban design provisions for the site, including building height, setbacks and design, landscape character, access and parking. This will provide clearer guidance for development applications on the site and reflect current policy for development adjacent to Approach Routes.

2.2 Effect of draft Development Control Plan No. 15/04

Draft DCP 15/04 includes the following provisions:

  • General planning and urban design objectives
  • Requirements for building height and setback, and architectural quality in built form
  • Requirements for access and parking
  • Provisions for an enhanced landscape character along the Canberra Avenue and Monaro Highway frontages.

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 15/04 from community and stakeholders by 4 pm on 26 June 2015. All responses received will be considered before a decision on draft DCP 15/04 is made by the NCA.

Comments should be forwarded 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.

A public information session will be held on Wenesday 27 May 2015, between 12.00noon and 1.30pm at NCA offices.

Further information is available from Jordan Smith on (02) 6271 2888 or by email (dcp@natcap.gov.au).

Permission to disclose name and address

The NCA seeks an open and transparent DCP 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 No. 15/04

1. Preamble

The subject site is adjacent to both Canberra Avenue and the Monaro Highway. Canberra Avenue, between the ACT border and Hume Circle, and the Monaro Highway are defined as Approach Routes in the National Capital Plan (the Plan). In accordance with the Plan, Special Requirements apply to development on all land which fronts directly onto an Approach Route and is not more than 200 metres from its middle line. Special Requirements state that:

'Development is to conform to Development Control Plans agreed by the Authority, which seek to enhance the surrounding predominantly rural character and landscape outside 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 the parts of Blocks 5, 6, 8 Section 1, Blocks 1, 8 and 9 Section 113, Block 22 Section 112, Block 1 Section 115, Block 1 Section 117, Block 1 Section 118 and Block 1 Section 119 Symonston within 200 metres of the Canberra Avenue and Monaro Highway centrelines. The site is also known as the Amtech Estate. The area subject to the provisions of DCP 15/04 is shown on DCP Drawing 15/04-1.

In the absence of a provision in the Plan to the contrary, all development should accord with the relevant provisions of the Territory Plan. Where an inconsistency arises between the Territory Plan and the National Capital Plan, the National Capital Plan prevails.

The subject area is Territory Land outside the Designated Area of the Plan and therefore the planning and land authority within the ACT Environment and Planning Directorate (EPD) is responsible for assessing development applications relating to the subject area. In doing so, EPD is required to ensure any proposal is not inconsistent with this DCP or the Plan.

The Canberra Avenue and the Monaro Highway road reservations form part of the Designated Areas of the Plan and therefore the National Capital Authority (NCA) is responsible for granting works approval within these areas.

2. Planning and urban design objectives

  1. The character of the estate contributes to the quality and experience of both Canberra Avenue and Monaro Highway as Approach Routes to the National Capital. In this respect, development of the area must respond to the following general objectives set out for Approach Routes:
  2. Identify and enhance distinct realms and elements that will introduce visitors to the inherent characteristics of Canberra.
  3. Recognise and reinforce the importance of the setting of the Capital by directing views to the rural landscape and surrounding hills by ensuring adjacent development respects the natural features, character and scale of the landscape.
  4. Guide planning and design so that built elements are sited within a landscape setting with filtered screening of views into the estate.

3. Land use

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

4. Building mass and height

  1. The height of the buildings and other permanent structures must not exceed 12 metres above natural ground level measured to the parapet or eaves.
  2. The crest of the hill at the intersection of Hindmarsh Drive and Canberra Avenue is considered a landscape gateway and boundary of distinct realms along the Approach Route. The maximum height of all buildings and structures, including roof top plant, shall not exceed RL590 irrespective of building height specified in Section 4 of this DCP. This will affect sites nominally 100 metres west of the 'Landscape Gateway' zone boundary as described by DCP Drawing 15/04-1 and DCP Drawing 15/04-2.
  3. In determining building height, natural ground level shall have that meaning ascribed by the Territory Plan.
  4. Development of the individual sites within the estate is to achieve a high quality development design within a landscaped setting. Consideration must be given to the visual impact of proposed development of the site, in particular when viewed from Canberra Avenue and the Monaro Highway. Buildings fronting Canberra Avenue should be sited parallel to the Avenue.
  5. Building frontages to Canberra Avenue, the Monaro Highway and the Faulding Street gateway to the estate shall be articulated incorporating modulated form, tactility, silhouette and respond to human scale. Buildings shall have a maximum unarticulated length of 15 metres to the Canberra Avenue and Monaro Highway frontages. Articulation may be provided by:
    1. Changes in wall planes of a minimum one metre in depth and no less than four metres in length
    2. Horizontally stepping facades by at least one metre
    3. A change in materials, colours and textures
    4. or by a combination of these.
  6. Buildings along the Canberra Avenue frontage of the site are to present attractive facades to the Approach Routes. Car parking, storage and service areas are to be suitably screened from Canberra Avenue and the Monaro Highway.

5. Building setback

  1. Individual sites fronting service roads immediately adjacent to Canberra Avenue shall be considered to be fronting the Avenue.
  2. Buildings or significant structures fronting Canberra Avenue should be setback a minimum of 5 metres from the Canberra Avenue block frontage consistent with DCP Drawing 15/04-1 and 15/04-2.
  3. Buildings and significant structures on Block 1 Section 117 and Block 23 Section 112 shall be set back 10 metres from the block frontage to the 'Estate Entrance Landscape Feature' generally consistent with DCP Drawing 15/04-2. These setback areas shall be made up of a high quality landscape that contributes to the landscape feature area. No parking is permitted in this setback area.
  4. Buildings and significant structures fronting the Monaro Higway should be setback a minimum of 25 metres from the Monaro Highway frontage as described by DCP Drawing 15/04-3.
  5. Setbacks not described in this DCP shall be in accordance with the Territory Plan.
  6. Setback areas must be landscaped, with no more than 25% of the setback area being used for surface car parking except for those areas described in clause 5.3. All car parking areas must be landscaped and completely screened from view of Canberra Avenue and the Monaro Highway.

6. Roofscape design

  1. Careful consideration is to be given to the roof form and the roofscape of buildings as viewed from Canberra Avenue.
  2. Roof top plant and equipment, if required, must be enclosed and the enclosures are to be carefully integrated with the roof form and design of the building. All such plant and equipment shall be totally concealed from view from Canberra Avenue and the Monaro Highway.

7. Building materials and colours

  1. The facades and roofs of buildings shall be constructed of high quality and durable materials. Highly reflective external materials will not be permitted.
  2. The colour of external finishes of buildings and structures must ensure that they are appropriate to and not discordant with, the general development and amenity of the locality. Pre-coloured metal, such as color bond and the like, is not permitted to on facades fronting Canberra Avenue or the Monaro Highway.
  3. Building materials, construction and finishes should be responsive to microclimatic issues. Use of sunscreen devices as articulation elements should be employed to achieve climate responsive facades where appropriate in relation to setting and orientation.

8. Vehicular access and car parking

  1. Access to the estate is to be from a single intersection approximately mid-way between the Geelong and Whyalla Street intersections as described in DCP drawing 15/04-01.
  2. Access and egress to the subject site shall be permitted only from Canberra Avenue as identified in DCP Drawing 15/04-1. Direct access to individual developments from Canberra Avenue or the Monaro Highway will not be permitted.
  3. Access to individual sites within the estate is to be from internal access roads only.
  4. The visual impact of car parking areas must be minimised through adequate screening and landscape treatment that appropriately considers view lines and safety. Under croft or basement car parking areas are encouraged where feasible.

9. Landscape design

  1. A high standard of landscape design and verge treatment is required for the area along the Canberra Avenue frontage. The 'Estate entrance landscape feature' as described by DCP Drawing 15/04-2 shall present a more formal landscape character. The predominant landscape character in this area shall consist of regularly spaced deciduous trees in a managed lawn setting.
  2. The site, and its frontages, are to be landscaped in accordance with the desired landscape character outlined in DCP Drawing 15/04-4. All landscaping is to respond and be consistent with the significance of Canberra Avenue and the Monaro Highway as Approach Routes to the National Capital.
  3. A consistency of landscape treatments, native in character, is required along the Canberra Avenue and Monaro Highway frontages with the exception of the Estate entrance landscape feature area as described by DCP drawing 15/04-2.
  4. Development Applications are to be accompanied by individual landscape plans. Areas not required for building, car parking or driveways shall be landscaped to the satisfaction of the Territory. Verge landscaping and adjacent pathways shall be integrated with onsite landscaping.
  5. Landscape Plans provided with individual development applications should include trees endemic to the Canberra region (advanced stock) and fast growing shrubs and provide an integrated approach to landscaping along the Approach Route frontages consistent with the intent of DCP Drawing 15/04-4.
  6. Mature native trees should be retained to the maximum extent practicable and integrated into the landscape design.
  7. The Jerrabomberra Creek Corridor and Landscape 'Gateway' areas shall be planned and managed to support their environment and ecological values. These areas shall visually present as 'natural' landscapes. No development shall have an environmentally detrimental impact on these areas.

10. Fencing

  1. Fences along road frontages are to be designed in a manner that is integrated with the landscape design using high quality materials and achieving consistency along all road frontages. The use of precoloured metal (colorbond and the like), cyclone, barbed or razor wire are not permitted.
  2. Fencing to site boundaries shall not be obtrusive and shall:
  3. allow filtered views into the site from Canberra Avenue or Monaro Highway
  4. be constructed of high quality materials
  5. be highly integrated with landscape design.

11. Signs

  1. Careful consideration should be given to the integration of signs with building design and landscaping to ensure they do not detract from the Canberra Avenue or Monaro Highway frontages. Roof signs, and large freestanding signs visible from Canberra Avenue, will not be permitted.
  2. All signage is to be of a high design quality, and be consistent in design and detail. All signs on buildings fronting Canberra Avenue must be below the eaves or parapet capping.
  3. Entrance signs and features should be carefully sited to ensure that they do not have any adverse visual impact on traffic safety and flow on Canberra Avenue.
  4. A single main entry structure, of high quality design, may be erected adjacent to the Canberra Avenue entry to the estate. No signs will be permitted in the Monaro Highway road reserve.

12. Mechanical plant and electrical equipment substations, storage and service areas

  1. All mechanical plant and equipment (including air conditioning units) is to be contained within buildings or located within service enclosures. Such elements, in addition to electrical substations, storage and service areas (including storage sheds), are to be carefully sited and must not be visible from Canberra Avenue or the Monaro Highway.

13. Lighting

  • 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. Any up-lighting of buildings should be carefully designed to keep night time overspill and glare to a minimum.
  • 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 degrees as per Figure 1.

Figure 1 ñ Full Cut Off Light Fixture

Image of Luminaire showing the angle and that the Lens/Diffuser is not to project beyond luminaire housing.

14. DCP drawings

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

Figure 2 - DCP Drawing 15/04-1

Figure 2 - DCP Drawing 15/04-1

Figure 2: DCP Drawing 15/04-1

Figure 3 - DCP Drawing 15/04-2 ñ Canberra Avenue Frontage

Figure 3 - DCP Drawing 15/04-2 ñ Canberra Avenue Frontage

Figure 3: Development Control Plan Drawing 15/03

Figure 4 - DCP Drawing 15/04-3 - Monaro Highway Frontage

Figure 4 - DCP Drawing 15/04-3 - Monaro Highway Frontage

Figure 4: DCP Drawing 15/04-3 - Monaro Highway Frontage

Figure 5 - Landscape Strategy and Indicative Development

Figure 5 - Landscape Strategy and Indicative Development

Figure 5: Landscape Strategy and Indicative Development