Report on Pre-Consultation
National Capital Plan
Draft Amendment 57 – Blocks 12 & 13 Section 9 Barton
May 2008

Contents

1.	Introduction
1.1	Purpose and Background
1.2	Purpose of Draft Amendment 57
2.	Consultation Report
2.1	Pre-Consultation
2.2	Key Issues
3.	Conclusion
4.	Attachments

1.	Introduction
1.1	Purpose and Background

The purpose of this Report is to summarise the main issues raised during preconsultation, undertaken by Parsons Brinckerhoff Pty Ltd on behalf of the National
Capital Authority (NCA) on Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton to the National Capital Plan (the Plan).

The (then) Department of Finance and Administration has requested the NCA prepare a Draft Amendment to the Plan to accommodate land use changes on Blocks 13 Section 9 Barton. As Block 12 Section 9 Barton immediately adjoins Block 13, it was
incorporated in order to consider the detailed planning, design and development
outcomes of the 'precinct' as a whole.

1.2	Purpose of Draft Amendment 57

The purpose of Draft Amendment 57 (DA57) is to set out a framework of land uses and planning and urban design principles and policies to guide future mixed development (including office, retail and residential) on Blocks 12 and 13 Section 9 Barton.

Following pre-consultation NCA will determine whether to proceed with DA57 with or without alteration.

As part of developing the Draft Amendment pre-consultation has been undertaken by
Parsons Brinckerhoff Pty Ltd on behalf of the NCA for DA57, including contact with key stakeholders such as adjoining lease holders, tenants and the ACT Planning and Land Authority.

2.	Consultation Report

2.1	Pre-Consultation

The NCA is committed to carrying out public consultation in accordance with the
National Capital Authority Consultation Protocol 2007. The purpose of the protocol is to formalise, clarify and provide guidance for the community and stakeholders and to
ensure consistency in the application of consultation within the legislative requirements, as required by the Australian Capital Territory (Planning and Land Management) Act 1988 and the Plan.

The consultation process has been designed to include pre-consultation with key
stakeholders as a preliminary step in the development of the Draft Amendment.

The purpose of the consultation was to:

ascertain the key issues and concerns of key stakeholders.

consider the views and issues expressed by key stakeholders to inform the preparation
of the Draft Amendment for public consultation.

A total of 43 people representing 17 lease holders andlor their representatives have
been consulted regarding the proposed land use policy changes to Blocks 12 and 13
Section 9 Barton.

The key stakeholders, in alphabetical order, were consulted from November 2007 to
February 2008.

Details of the individuals and representatives consulted is included in Attachment 1

ACT Rugby Union Club
AMA
Arts House
Australian Centre for Christianity & Culture
Boeing House
Canberra Masonic Centre
Christian Science Centre
Edmund Barton Building
Kurrajong Hotel
Landmark Apartments
Lionel Murphy building
NFF House
Ottoman Restaurant
Patersons
Robert Garran Offices
St Marks Theological Centre
Tourism House
ACT Planning and Land Authority

The consultant received a total of 7 written submissions on DA57 during this preconsultation.

Copies of all written responses from the pre-consultation are provided in Attachment 2.

2.2	Key Issues

Key issues raised during pre-consultation on DA57 are summarised below.

Expanded Definition of Land Use Policies to Mixed Use Zone

Generally there was support for a wider definition of the land use policies for Section 9 to include commercial, retail, residential and community uses to increase and improve amenity in the area.

Overall there was general acceptance that increased residential development
contributes to activation of neighbourhoods and that a mixed use zone would improve
retail amenity.

There were several concerns with the expansion of the proposed land use policy to
include commercial retail uses of which one regarded increased competition as
detrimental to their business. There was concern about increased noise and parking
impacts from retail activity on adjacent properties to the east of the proposed
development.

It was observed in several discussions that the character of Barton is a high quality
office precinct and as such residential doesn't necessarily belong in such a precinct.

There were two objections to residential development: one being based on the area
being predominantly commercial office space and that the land was too valuable to be
sold for residential; the second objection was based on an expectation that residential
development would not attract a diverse demographic group.

Building height increase to RL 617

People accepted that the site could be built to RL 591 (approximately five storeys)
under the existing policies of the National Capital Plan however the majority of
participants are concerned about the proposed height increase to RL 617 for parts of
the site (approximately twelve storeys).

Comments highlighted what is seen as a dramatic change of character in the Barton
precinct, the bulk and scale of the development, its impact on views to Parliament
House, overshadowing of adjoining properties including loss of sunlight (especially in
mid-winter), reflection and overlooking of neighbouring properties including Tourism
House, Lionel Murphy House, AMA and Landmark.

A number of participants believe if development occurred based on the Draft
Amendment as proposed it would also have a significant impact on some neighbouring property values and property managers will face difficulties attracting commercial lessees looking for high quality office space close to Parliament House.

Several participants suggested that while RL 617 was an appropriate scale and
character for Civic, Barton has a different character and it was inappropriate to use
Civic as a guide or measure for seeking to achieve increased building heights.

There were specific concerns raised regarding the impact from the proposed scale and
height of the development on limiting views to Parliament House as well as impacts on heritage buildings in the area. There was also concern as to whether this would lead to further consideration for redevelopments with an RL 61 7 throughout Barton.
During the pre-consultation there were also some positive responses to the proposed
height increase and building design.

Pedestrian movement, retail plaza and open space

Participants welcomed wide footpaths as part of the proposed redevelopment of Blocks 12 and 13 Section 9 Barton. There was concern to ensure pedestrian safety with good sightlines, particularly on Macquarie and Blackall Streets.

All but one participant generally supported increased retail amenity. Several
participants suggested there needed to be cafe opportunities on both north-east and
south-west corners to maximise climate variation between summer and winter.
Landmark Executive Committee had reservations about activity such as bars with
potential for increased noise and safety concerns.

A number of participants believed that there was insufficient green space already and
that the development, particularly the residential aspect will increase demand for open
space in the area. (It should be noted that the DOFA Master Plan for the site retained a
larger area of open space than currently proposed). There was concern that the existing green space designated on the northern edge of the site beside the Ottoman will be eroded to provide the on-street car parking thus reducing the available public green space.

Landmark apartments, St Marks and ACCC all expressed concern about the absence of an open space master plan including a system of safe pedestrian and cycle routes to
provide access to the lake and the wider regional open space network for existing and
future commercial office and residential development. It was suggested that there has
been an increase in crime in the area which is believed to be associated with the
introduction of residential development.

Both St Marks and the Australian Centre for Christianity and Culture (ACCC) are
particularly concerned about the impact on their sites in particular the heritage
grasslands. The area is designed as a place of repose, contemplation and meditation
and it is feared that with increased office workers and residents using this area for
access to open space these organisations will face management and maintenance
issues.

Traffic, parking and public transport

Generally participants supported the proposed new streets however there was an
objection from Tourism House with concern that the street between Tourism House and AMA House will be designed as a service road. Leaseholders and lessees also raised concern about the concentration of traffic on the street to access the parking structure leading to traffic cougestion and noise impacts.

There was concern with only one entrance to the future parking structure.

There were mixed views regarding existing roads capacity. While some participants
believed the existing roads would be able to accommodate increased traffic, others
were concerned about an increase in traffic generation and the impact on the
surrounding roads including egress onto major roads such as Kings Avenue.

The owners of the Ottoman Restaurant were concerned about the proposed service
road with regard to loss of dedicated car parking for patrons and staff as well as impacts on service vehicle access and parking. It was noted that intersection of Broughton and Blackall Streets is a well known area for vehicle accidents.

While most welcomed the development of formal car parking arrangements as part of
the development, there was scepticism expressed during the consultation that the
proposed car parking structure will not account for displaced parking as well as parking generated by the development. It was also noted that the parking proposal did not take away from the need for additional public parking and concern was expressed that the Draft Amendment was not addressing this critical issue.

It should be noted that a full parking and traffic assessment was completed as part of
the Master Plan report for DOFA.

There was some interest in parking policy for Barton, whether the proposal called for
pay parking and that the introduction of pay parking will impact on businesses and their Fringe Benefit Tax (FBT) arrangements.

Several participants also noted the need for improvements to public transport given the anticipated increase of both workers and residents for the area.

It was highlighted that there was a need to ensure there would be appropriate service
parking to any retail sites. The Landmark apartments noted the specific issue of lack of parking/access for removalist vehicles and that with height restrictions on underground parking structures, future residential development in Barton needs to address secure, safe, legal parking.

Amendment justification, policy and planning framework

There were frequent requests for information regarding the justification for the
development both with regard to available data about identified needldemand and
whether there was a determination about the amount of Gross Floor Area (GFA) and
Floor Space Ratio (FSR) expected from the site.

Those interested in the GFAIFSR ratios anticipated that this should be defined in the
Draft Amendment.

It should be noted that a full market assessment was completed as part of the Master
Plan report for DOFA.

There was considerable interest in how the proposed increase in height to RL 617 for
part of the site met existing policy and planning requirements including the National
Capital Plan and the Griffin Legacy.

The Heritage Division (DEWHA) has recommended that there should be an analysis of Building Heights permissible within the area and an explanation of the rationale for
increased building height. This would include an analysis of the impact on
relationships/vantage points within the Central National Area (CNA) including
Parliament House, the heritage and architectural values of Edmund Barton Building and the streetscape along Broughton Street.

There are expectations that the NCA will have undertaken studies and demand analysis and rationale for increased residential and retail development.

Development considerations

The following are the main development and design considerations from the preconsultation.

These ideally would be included as provisions in the Draft Amendment if it
proceeds and considered as part of any development application if the site is to be
developed. Key development considerations identified include:

It will be essential to ensure that a high level of design and architectural integrity is
achieved between commercial and residential development.

Dust and noise impacts on neighbours will need to be managed during construction and development of the site.

It is recommended that the parking structure has to be built as the first stage at of the
development to address displaced parking.

Soil type and construction costs associated with underground car parking may prohibit capacity for some or any underground parking as part of the development.

Some Australian Government departments due to levels of required security would not be able to lease in a mixed use commercial/residential development.

Consideration of the capacity of utility infrastructure to the support the scale of
development.

Concern has been raised as to whether the site is sold as one development site or
several sites.

Some neighbours will seek changes to lease purpose clauses and/or financial support
to manage impacts of development on their leases.

Ensure there are active frontages and that offices can't create blank facades at ground
level.

Need for re-thinking regarding residential needs for access to green space.

The need for removalist and other large service vehicle parking to be designed into new development.

3.	Conclusion

The outcome of the pre-consultation clearly indicates that the NCA can expect
significant objection to the proposed Draft Amendment, if the Draft Amendment
proceeds as is.

These objections will relate mainly to building height (RL 617) and the influence that will have on change in local character, detrimental perceived impacts on views and amenity within the local area. The NCA can expect that it will need to justify its policy position and the rational to support the proposed Draft Amendment as well as the departure from the master plan for the site, if that information is to be released during exhibition.

There will be a need to persuade lessees and leaseholders that there will be sufficient
parking as a result of redevelopment of the site and that local roads have capacity to
cope with increased traffic movements.

Noise, dust, traffic and parking impacts during development on residential neighbours
as well as commercial premises are shared by most stakeholders.

In conclusion the following summary is provided for consideration of NCA:

DA57 be revised to address the planning and design framework for the site by
reconsidering building height, architectural treatments, bulk and scale.

The NCA consider how it will undertake further consultation on the Draft Amendment to adjoining leaseholders and lessees addressing significant policy matters such as justification for changes in land use, site development controls, parking, traffic, open space and pedestrian networks.

4.	Attachments

Attachment 1 Record of consultation
Attachment 2 Copies of written responses to pre-consultation

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date:			Friday 23 November 2007 2pm

Location:		AMA House 42 Macquarie Street Barton

Attendees: 		Robert Hunt, Jim Wall and Howard Pickrell (AMA)
Natalie Broughton (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant - subconsultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	Generally supportive of the amendment. Supportive of mixed use and retail plaza. Considered it would be an improvement from the existing at with an issue of some overshadowing of them in the winter.
•	Concerned about potential impact if pay parking introduced with regard to FBI
commitments re staff parking.
•	Concerned that there would be adequate parking for displaced plus new demand.

Letter from AMA received 27/11/07

Comments:
•	Does not support increased height and wants it to be retained at RL 591 –winter overshadowing cited.
•	Noted concerns about pay parking and FBT

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Monday 14th January 2008, 10am

Location: 		NCA Offices

Attendees: 		Ron Richards (Australian National Audit Office
Rebecca Sorensen (NCA)
Chris Blanchfield (NCA)

Apologies: 		Susan Conroy
Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation.

Discussed: 	Rebecca ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Chris ran through the 3D model.

•	Australian National Audit Office (ANAO) indicated general support for development of precinct.
•	Indicated ANAO not directly affected as they are located outside the immediate vicinity of the development area.

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Wednesday, 21 November 2007 2:30pm
Location: 		Hamib Corp
AMP House
Hobart Place, City

Attendees: 		Mr Tony Hedley (Hamib Corp). Arts House
Jennifer Jagusic (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant - Sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

Mr Hedley raised the following as issues:

•	There are existing car parking pressures located within the area
•	Proposed parking should be at 2 spaces per 100m2 GFA
•	The proposed DA should not allow residential in the area (Landmark is already there and shouldn't have allowed to be), as Barton should remain an office precinct.
•	The site is close to the Parliamentary Triangle and therefore the land use should be dedicated to commercial.
•	The site is too valuable for residential development
•	All residential construction should occur in Kingston where the infrastructure is set up for residential
•	There is a need for the height restriction to be raised
•	An estimate of 600 car parks (minimum) will be required on site

Email from Mr Hedley 22/11/07

Comments:

•	Confirmed he is owner of 2 relevant properties in the area being Arts House and Computer Associates at 10 National Circuit.
•	Confirmed need for 2:l car parking for 100 sqm office space GFA in recognition of impact of loss of car parking as surface car parks get redeveloped.
•	That DA approval be on condition of undertaking by developer that car parking structure must be built concurrently with any other development.
•	Doesn't support residential and prefers area retain commercial office character with some small scale retail to support office workers.
•	Believes road system can support increased traffic to be generated by the development.
•	Supports general raising to 6 - 8 stories in Barton/Parkes area with some sites to RL 619

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Friday 23 November 2007 10am

Location: 		Robert Garran Offices

Attendees: 		Nan Lecomte, Brian Day, Megan Corbett (Attorney Generals)
Natalie Broughton (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant - subconsultant for PB)

Apologies: 		Nil
Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	Generally supportive of the whole amendment. Supportive of mixed use and retail plaza. Considered it would be a marked improvement from the existing.
•	Raised the issues of: parking displacement during construction; whether an office tenant would want to be in a development with residential; issue of precedence over the height (ISPT might be interested in greater height on their sites). These were just issues they thought of and not concerns.
•	Noted that mixed use residential/commercial would be a heightened security risk and that some Commonwealth Govt departments would not be able to be future tenants where there is mixed development.
•	Questioned whether there was sufficient amenity for residents

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Monday 7th January 2008, 11am

Location: 		NCA Offices

Attendees: 		Robert Ceramidas Business and Finance Manager AGS
Cheryl Brickell (AGS)
Rebecca Sorensen (NCA)
Chris Blanchfield (NCA)
Daris Olsauskas (Principal Planner PB)

Apologies: 		Susan Conroy

Subject: 	Draft Amendment 57 - Blocks 12 8 13 Section 9 Barton – initial stakeholder consultation. AA ran through 3D model.

Discussed: 	Daris and Rebecca ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Chris ran through the 3D model.

•	AGS concerned about height of buildings exceeded agreed RL for Barton
•	AGS concerned about parking arrangements and loss of parking
•	AGS suggested a number of additional uses on site including health/gym and supermarket
•	AGS supported better access to foreshore for recreational access
•	AGS raised a number of other property related matters to raise with NCA separately
•	AGS to provide information regarding car parking of staff and use of existing parking arrangements

RECORD OF MEETING

Date: 			Monday 19 November 2007 2:30pm

Location: 		Griffin Hotel, Kingston

Attendees:		Mr Anthony Willimsen - Boeing House
Natalie Broughton (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant - sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

Mr Willimsen noted the following

•	supported wider definition of zoning to increase and diversify uses. Believes it can contribute to activating Barton which is generally pretty dead at night and will help make places like Kurrajong Hotel be more sustainable
•	noted that there are examples of increased residential in commercial areas leading to negative outcomes but as noted above, expects this to be positive
•	disputes concept of competition being bad for café/restaurant sectors – otherwise could apply same argument to commercial office space
•	concerned about bulking up of developments as a trend -things it is creating poor outcomes - Civic cited as example.
•	strongly encouraging of small retail active street frontages - especially important for Blackall St near Landmark housing to capture new residential population
•	believes road structure is good in Barton -the quality of landscape/streetscape will be important to attract people from residence into the area
•	some concern about car parking availability in Barton and development costs for underground parking. Major issues in Canberra with soil/rock type.
•	Needs to be some public parking as well
•	problems with public transport in area -there is no bus inter-change and only 1 bus service in to Civic - all conspires to force people into cars
•	needs to be some public parking in the area
•	an issue once cars start parking on both sides of street is poor vision and increased safety issues
•	noted not able to lease car parks on a site in Brisbane Ave so in some ways, this indicates there is sufficient parking
•	supports active frontages on ground floor - its critical not to let commercial spaces take up space on ground floor - important to get the correct effect
•	suggested that the Domazet development at Kingston and its success indicates that this type of development is insufficiently catered for at present
•	Will put some notes in writing

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Monday 6 January 2008, 10am

Location: 		Dept Environment & Water Resources Offices

Attendees:		llse Wurst (Environment)
Margaret Hammond (Environment)
Rebecca Sorensen (NCA)
Daris Olsauskas (Principal Planner PB)
Chris Blanchfield (NCA)
Lee McCourt (PB)

Apologies: 		Susan Conroy

Subject:	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation.

Discussed: 	Daris ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Chris ran through the 3D model.

•	Environment concerned about height of buildings exceeding the current built environment for Barton
•	Environment concerned with views, overshadowing and appearance at street level
•	Environment highlighted that setbacks are part of the established characteristics of Barton and should be maintained
•	Environment concerned with setting precedent for future development and the potential flow on effect
•	Environment raised question regarding the displacement of parking from the Edward Barton Building
•	NCA to locate the Management Plan for the Edward Barton Building

Email issued 25/01/08

Comments:
•	Parliament House vistas have historic, social, aesthetic, social values significance. Concerned that proposal will impact on broader integrity of PHV.
•	Impact of development on heritage and building/setting aesthetic considerations including proximity to Edmund Barton Building (EBB), Patent Office, Hotel Kurrajong and Brought St streetscape - the need to consider if there are any proposals for changes to EBB and the need to refer to EBB conservation management plan
•	Need for analysis of existing building heights and rationale for increase in building height

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Wednesday, 21 November 2007 9am

Location: 		Kurrajong Hotel

Attendees:	Gordon McDonald Australian International Hotel School
Natalie Broughton (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant - subconsultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	GM was supportive of: increased people in the area; mixed use, retail, residential.
•	They have approximately 90 students residing on site so they would benefit from additional facilities in the area.
•	GM raised car parking as a possible issue with the need to ensure adequate supply and possibly traffic at stop signs may cause some congestion ie at Brisbane Avenue.
•	Had some concern also re bulk and over-shadowing
•	Questioned demand for office space
•	Questioned demand for residential in a dominantly commercial precinct
•	Concerned about dust and traffic and parking during construction

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Monday 3rd December 2007

Location: 		Haralambous Dowse Offices, 17 Torrens Street, Braddon

Attendees: 		Harry Haralambous
Anton Weld (NCA)
Rebecca Sorensen (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	HH questioned the positioning of 'retail plaza' eg. Blackall Street vs. Macquarie Streets; Blackall Street would provide a better interface with existing residential in Barton (ie. Landmark apartments). Retail on both corners would help activation and retail amenity in the area.
•	HH indicated support for increased height.
•	General discussion on parking. HH indicated the need to revisit parking for the whole of Barton precinct. Dubious any proposed development would have the capacity to cater for displaced parking and parking generated by development.
•	HH indicated support for increased density for the 'inner city' suburb, including support for increasing range of uses.

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Wednesday 23 January 2008, 2pm

Location: 		NCA Offices

Attendees: 		Jenny Poulos (Christian Science Centre)
Rebecca Sorensen (NCA)
Chris Blanchfield (NCA)
Daris Olsauskas (Principal Planner PB)

Apologies: 		Susan Conroy

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation.

Discussed: 	Daris ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Chris ran through the 30 model.

•	Supportive of development of Section 9 and changes to the mix of development within Barton
•	Interested in the activity nodes along Macquarie Street
•	Supportive of retaining open vistas between buildings and street landscaping treatments
•	Raised concern about the planned redevelopment of the Masonic Lodge

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Thursday 22 November 2007 5pm

Location:		Landmark Apartments 43 Blackall Street Barton

Attendees: 		Landmark Executive Committee
Natalie Broughton (NCA)
Anton Veld (NCA)
Susan Conroy (Cultural Planning Consultant - sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	Three taller building elements to RL617 was a concern - Issue of overshadowing/height in general.
•	Loss of privacy for tenants with views onto Blackall St
•	Proposed new RL will block views of Parliament House
•	Reflectivity off new buildings
•	Mixed use - noise at night from restaurant/ bars.
•	Security - more people walking through their grounds to reach the lake and using their grounds as open space.
•	Need dedicated space for removalist vehicles for new development - both residential plus commercial. Landmark has removalist vehicles almost daily and no designated area for parking.
•	Needs to be wider thinking about residential for access to green space/Lake
•	There will be some benefits from more retail but also concerned about activities such as bars/noise which could impact on residents at night
•	Says cars drive fast along street and it needs traffic calming
•	Concerned about displaced car parking impacts and dust/noise during construction

The EC will email over summary of issues to Susan.

Letter dated 14/12/07 (not received by Susan Conroy. Reissued to NCA Feb 08)

•	Agree with low impact medium /high density accommodation
•	Need for designated pedestrian/cycle easements, service vehicles including removalists
•	Insufficient open space
•	Concerns about car parking provision
•	Non support for broad range of mixed use categories e.g cafe smells impacting on residential in mixed use development at the National.
•	Parking for construction to be accommodated on site
•	Concern about building height and scale
•	Need for harmonious, complimentary development.

Letter to NCA 13/12/08

•	Noted range of community issues on other non-related NCA proposals
•	Reiterated concern about increased building height and scale of development and impact on Parliamentary Triangle
•	Lack of evidence to support DA 57 including traffic, parking and transport; retail assessment; pedestrian path system to lake and nationally significant buildings; concerns about enhanced open space

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Wednesday 5th December 2007, 2pm

Location: 		Jones Lang LaSelle, 72 London Circuit, 9th Floor

Attendees: 		Michael Porter (Jones Lang LaSelle)
Rebecca Sorensen (NCA)
Chris Blanchfield (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. CB ran through 3D model

•	MP noted the lack of 'destination' and desirable places to go in Barton; supported the notion of increased retail and commercial activity; generally supportive of location of retail plaza although would like to see something similar on both Blackall and Macquarie Streets;
•	Commented that the proposed heights will detract from view lines and disadvantages current buildings;
•	Noted that there is opportunity elsewhere in Canberra for tall buildings (ie those up to RL 61 7) at London Circuit, Vernon Circle, etc; indicated that a deficit in parking will arise regardless of development and parking provided; commented on overshadowing and current provision of National Capital Plan
•	MP noted that development of the site has been inevitable; indicated concerns for height and 'looking down' on existing Barton area; would like to see an increase in green space; commented on service vehicle access.
•	Supported expanded definition of commercial
•	Doesn't support scale and height of development, and believes it will have negative impacts on property values for neighbour developments.
•	it is a radical departure from character of Barton and will impact on agents being
•	able to attract lessees
•	need good pedestrian sightlines for safety along Macquarie and Blackall Streets
•	block views to Parliament House
•	there isn't sufficient green space
•	expects there is still demand for public parking - doesn't believe the new parking provision will be adequate.

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Tuesday, 20 November 2007 12:30pm

Location: 		NCA Griffin Room

Attendees: 		Ms Gulbahar Kaya Ottoman Restaurant owner
Natalie Broughton (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant - subconsultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	the Ottoman licence from Finance for car parking is where the road is proposed;
•	construction issues affecting customers.
•	loss of staff and client specific parking;
•	believes there will be a loss of service access
•	doesn't want to see increased traffic movement to the rear of the restaurant – safety for service access and parking
•	concerned that short term parking on Blackall St will be detrimental to the business
•	cost of development including application for change to lease purpose and betterment costs associated with this
•	believes it is overdevelopment of site - not happy with the RL change;
•	doesn't support being sold as 1 development lot
•	concerned about competition of cafes on the cafeteria
•	believes their business will be worst affected
•	doesn't believe that diverse demographic population would come such as young professional workers - says only retired people

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Thursday 6th December 2007, 2pm

Location: 		Australian Centre for Christianity and Culture

Attendees: 		Rev Professor James Haire (ACCC)
Rebecca Sorensen (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies:		 Nil
Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. AA ran through the 3D model.

•	JH likened the development to a 'mini-Manuka'; it was clarified that the development site does not have the capacity of Manuka to provide services and retail but will serve the immediate Barton area on a small scale; intended to increase the social, retail scene, streetscape amenity, and also reinforces the mature streetscape plantings.
•	JH identified that the ACCC site is intended to be a site of peace and tranquillity (in particular the grasslands to the rear); unique views from the grasslands; plan activates commercial activity;
•	commented on proposed height of RL 617 and the relationship to Parliament House; raised concern over traffic generation and pedestrian movement through ACCC site; need for proper management of grasslands to ensure retention of intended peace and tranquillity;
•	commented on creation of a 'concrete jungle' and altering atmosphere of Barton by introduction of height and scale;
•	noted discussions with NCA on development of ACCC site and the possibility to create a 'hard' edge to preserve the tranquillity at rear of site.
•	JH skeptical of parking calculations and dubious about the ability of development to accommodate displaced parking and parking generated by development;
•	can see advantages of introducing additional access streets;
•	indicated ok with active frontages and placement of 'retail plaza' and acknowledged there could be more;
•	noted inevitability of development of site (including residential uses) and commented on the need for high quality, 'up-market' development
•	JH stressed the need for good pedestrian traffic management to grassland area.
•	AA noted that this could be achieved through 'intelligent' landscaping.
•	Concerned about increased noise and its impact on ACCC as an area for repose and mediation
•	Concerned about lack of green space amenity for increased residential and the increased pressure this will place on ACCC and the green space it manages
•	Would want the developer/development to contribute to landscaping for ACCC/ST Marks to control/manage people access into their area, in particular the heritage grasslands

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Wednesday 5th December 2007, 9:30am

Location: 		ACT Rugby Union Club, Barton

Attendees: 		Philip Christodoulou (Patersons)
Rebecca Sorensen (NCA)
Adam Azzopardi (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation. AA ran through 3D model.

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Adam ran through the 3D model.

•	PC indicated support for proposed range of uses and indicated support for increased height in Barton.
•	Identified the need for parking to be accommodated on site for displaced parking as well as that generated by the development.

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Monday 16 January 2008, 4pm

Location:		NCA Offices

Attendees: 	Philip Ganter (Club board member), Jason Bisa (Club board member)
Ned Scanton (Club secretary), Jeremy Wilcox (Club manager)
Rebecca Sorensen (NCA)
Chris Blanchfield (NCA)
Daris Olsauskas (Principal Planner PB)

Apologies: 		Susan Conroy

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation. Chris Blanchfield ran through 3D model.

Discussed: 	Daris ran through the draft Amendment outlining the changes and using the urban design guideline drawings. Chris ran through the 3D model.

•	Rugby Club supportive of development of site and residential component
•	Rugby Club would object if land uses included club facilities
•	Main concerns are focused on maintaining pedestrian access along Blackall Street which is used as predominant access to the club
•	Concerned about potential impact on club during construction activities
•	Enquired about likely timeframe for draft amendment and development construction

NATIONAL CAPITAL AUTHORITY

RECORD OF MEE'I'ING

Date: 			Tuesday 4th December 2007, 2pm

Location:		St Marks Theological Centre, 15 Blackall Street, Barton

Attendees: 	Bob Arthur (St Marks), Tom Frame (St Marks), St Marks architect
Rebecca Sorensen (NCA)
Anton Weld (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. AW ran through the 3D model.

•	TF indicated awareness that something was happening with Section 9.
•	BA questioned 'mixed use' on site.
•	TF identified concerns relating to traffic and parking; height and imposition of scale on rest of Barton; pedestrian interaction, particularly with St Marks site and grasslands to rear of site.
•	TF and BA noted that there are issues with parking and commented that St Marks has ongoing confrontational problems with people parking in St Marks car park.
•	AW ran through 30 model.
•	the head lease is in name of Anglican Property Trust
•	concerns about increased traffic in Blackall St -there are lots of small accidents happening now on intersection with Broughton St - need to be persuaded about road capacity and parking provision
•	concerned that their grounds staff already have ugly confrontations with people who park on the site to go off to meetings elsewhere - more loss of parking will exacerbate the problems for St Marks
•	what is the policy/planning context - how does this fit with Griffin Legacy, what is the justification for the scale of development and change of character
•	what is the expected amount of each type of development (residential, commercial, retail) - this should be articulated
•	lack of amenity puts pressure on grasslands - heritage listed which they manage - concern that increase residential will add to the pressure on the grasslands – people from Kingston and Landmark using the area now
•	concerned about visual impact - its out of character with Barton
•	need to think about how edge treatment of Landmark would need to be provided along street to St Marks
•	loss of views to Parliament House
•	a benefit is St Marks could become parish for new community

Letter from St Mark's 10/12/07

Comments:

Issues noted included:
•	Effect of development on traffic flows
•	Effects of high density development on existing business and residents
•	Impact of development on Blackall St and ambiance of St Mark's
•	Need for St Mark's to regulate access to its site and adjoining grasslands

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Monday 3rd December 2007, 11:30 am

Location:		Stockland Offices, 72 Northbourne Avenue, Canberra

Attendees: 	Peter Mitchell (Asset Manager Commercial Division NSW - Stockland), Peter Morley (National Manager, Comm. and Ind. Development - Stockland)
Andrew Hodgson (Portfolio Investment Manager, Commercial - Stockland)
Rebecca Sorensen (NCA)
Anton Weld (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. AW ran through the 3D model.

•	Clarification that the Department of Finance and Administration (DoFA) requested the Draft Amendment be prepared by NCA.
•	General discussion on parking and requirements under DA. Displaced parking and parking generated by development to be accommodated on site.
•	Discussion on paid parking issues in BartonIParliamentary Zone – Stockland interested in Federal Government position on paid parking in these areas.
•	Discussion on traffic movements - Wentworth Avenue in conjunction with works at Russell (Defence headquarters); traffic generation by redevelopment of Australian Centre for Christianity and Culture and other sites in Barton.
•	Stockland indicated general support for new access roads; noted that access and support to Edmond Barton building is already limited and Broughton Street cannot support any access points to proposed development.
•	What is the policy/planning - is the impact of this development taking into consideration other parking/traffic developments mooted in Parliamentary triangle?
•	Concerned development won't impact on service and front entrance to Edmund Barton building
•	Design of the residential will be critical - will need high level design and architectural integrity - could there be a design competition to promote good urban design
•	This will be an imposing structure
•	Has utility infrastructure been considered - old telephone, storm water and sewerage infrastructure - quite a number of buildings already run electrical substations
•	Generally supportive of development on the site - the area lack retail amenity
•	Need to think about determining GFA/FSR for the development - want different amounts of residential, commercial and retail which will all impact on parking

NATIONAL CAPITAL AUTHORITY

RECORD OF MEETING

Date: 			Monday 10th December 2007, 2.30 pm

Location: 		National Capital Authority, Scrivener Room

Attendees: 		Rob Blencowe (Jones Land LaSalle - Tourism House)
Robert Sharf (Australian Ethical Investments & Superannuation – Tourism House)
Moira Lawler (Energy Networks Association - Tourism House)
Wendy Neil (Tourism House)
Nick Aifantis (Tourism House)
Rebecca Sorensen (NCA)
Anton Weld (NCA)
Susan Conroy (Cultural Planning Consultant; sub-consultant for PB)

Apologies: 		Nil

Subject: 	Draft Amendment 57 - Blocks 12 & 13 Section 9 Barton – initial stakeholder consultation

Discussed: 	Susan ran through the draft Amendment outlining the changes and using the urban design guideline drawings. AW ran through the 3D model.

•	Clarification that Department of Finance and Administration (DoFA) owned the land and are looking to divest. DoFA have requested the NCA prepare the Draft Amendment.
•	Clarification that only certain parts of development (ie in the approximate location of the three corners on the plan) can rise to RL 617.
•	Clarification that the development will need to accommodate both displaced parking and parking generated by the development.
•	WN indicated parking issues already evident at Tourism House.
•	Parking for 'retail plaza' would be provided through short-term parking on street and parking within development. Also central to Barton office area and within walking distance.
•	WN indicated concern over proposed side road adjacent to Tourism House in terms of increased traffic generation, problems with servicing and the possibility of a single entrance only to the parking structure.
•	RB noted that the road would at least provide separation between Tourism House and new development.
•	Concerns expressed regarding overshadowing of Tourism House by new development, and potential impacts on heating/cooling costs. Tourism House
  	potentially overshadowed for majority of day during winter.
•	WN noted need for increased open space in development; more residential requires more open space.
•	MS noted the benefits of additional retail/small commercial use (eg. coffee shop, restaurant, personal services).
•	General comparison of proposed development with residential buildings in Kingston.
•	General discussion on range of uses - WN indicated there is no need for 'activation' of the Barton area with retail; what exists in terms of choice is sufficient; WN okay with more office space and not keen on residential uses.
•	General consensus that scale and height of development should be reduced.
•	ML noted the increase in crime in area since the development of Landmark apartments.
•	Rob S noted that the scale and height of development is economically motivated only.
•	NA and RB both generally Ok with roads and increased development, retail
•	General sense that proposal is over-development and will impact on values of neighbours
•	Insufficient amenity and green space proposed - perhaps increase green space between buildings too

Letter issued 17/12/07

Comments:
•	Concern about building height increase and impact on Barton skyline
•	Overshadowing of Tourism House especially in winter - not supportive of new height proposed
•	Perceive new road between Tourism House and proposed development as side road designed to service access standards and potential impact on traffic management
•	Increase noise and air pollution - want to see car parking access distributed around the site rather than centralised into 1 area
•	Pedestrian links to lake
•	Concern that development does not fit existing character and will impact on views within Parliamentary Triangle to Parliament house