Development Control Plan approved on 07.05.11

1. Preamble

The subject area is adjacent to the Federal Highway and Old Well Station Road, to the north east of Exhibition Park. The Federal Highway is an Approach Route under the National Capital Plan (the Plan).

'It is in the interests of the National Capital that development flanking Approach Routes to the city is of a type and quality complimentary to the role and status of the city'.

Special Requirements under Section 2.4 of the Plan apply to the area that state:

'Development 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 that part of Block 799 Gungahlin which lies within 200 metres of the middle line of the Federal Highway. In the absence of a provision in the Plan to the contrary, all development should be in accordance with the relevant provisions of the Territory Plan. Where an inconsistency arises between the National Capital Plan and the Territory Plan, the National Capital Plan prevails.

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

2.Planning and Urban Design Objectives

• Enhance and formalise the character of the Federal Highway as an Approach Route.
• Allow for development of Block 799 Gungahlin with an appropriate scale to the Federal Highway.
• Ensure that any buildings within the DCP area demonstrate a high architectural design quality, particularly when viewed from the Federal Highway.
• Maintain and reinforce the landscaped character of the Federal Highway.
• Create a landscape setting that extends from the Federal Highway into the site and comprising predominately of large deep rooted trees.

3. Land Use

3.1 Land use on Block 799 Gungahlin shall be consistent with the land use of the National Capital Plan, and the land use of the Territory Plan. Where an inconsistency arises between the Territory Plan and the National Capital Plan, the National Capital Plan shall prevail.

4. Building Mass, Height and Articulation

4.1 Building height shall be a maximum of 12 metres above natural ground level. No encroachments above 12 metres will be permitted. Natural ground level shall:be taken to the level of the block boundary closest and directly adjacent to the Federal Highway; and

• be measured from a line perpendicular from the road reserve. The height of the road reserve boundary may be normalised where it passes over culverts and other localised earthworks.

4.2 Rooftop plant shall be an integral part of the overall design and consistent with the requirements of Section 6 ‘Roofscape Design’ of this DCP.

4.3 Buildings and other permanent structures are to be designed to a high architectural design standard and must ensure an overall consistency in form, massing and detail.

4.4 Buildings are to be designed to appear as predominately low horizontal built forms within the landscape setting.

4.5 The site coverage of buildings must not result in a built form that is bulky and visually intrusive.

4.6 No single building or significant structure shall exceed a maximum of 65 metres when measured parallel to the Federal Highway frontage. Minor single storey linking structures between buildings may be permitted where they are setback a minimum of 50 metres from the Federal Highway road reserve.

4.7 A minimum of 25 metres shall be provided between each building or significant structure when measured parallel to the Federal Highway frontage.

4.8 Building frontages to the Federal Highway 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 Federal Highway frontage. Articulation may be provided by:

1. Changes in wall planes of a minimum one (1) metre in depth and no less than four (4) metres in length; and / or
2. Inclusion of balconies; and/or Horizontally stepping facades by at least one (1) metre.

5. Building Setback

5.1 Buildings or significant structures should be setback in accordance with the requirements set out in DCP Drawing No: 10/07.

5.2 Minor encroachments of building articulation elements may be permitted provided the development meets the objectives set out under Section 2 ‘Planning and Urban Design Objectives’ of this DCP. Articulation elements may include verandahs, balconies, porches, awnings, shade devices, pergolas, dwelling entries, building entry foyers and the like.

6. Roofscape Design

6.1 Careful consideration should be given to the roof form and roofscape of buildings as viewed from the Federal Highway.

6.2 Roof top plant and equipment, if required, shall be fully concealed from view. This may be achieved through integration within the roof form.

7. Building Materials and Colours

7.1 The facades and roof of buildings shall be constructed of high quality and durable materials. Highly reflective external materials are not permitted.

7.2 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.

7.3 Building materials, construction and finishes should be responsive to microclimate 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. Landscape Design

8.1 A high standard of landscape design is required for the area along the Federal Highway frontage.

8.2 Attention should be given to the integration of built form and landscape to ensure reinforcement of the existing parkland and open space character of the site.

8.3 Planting along the Federal Highway should aim to achieve a dense screen of vegetation, using primarily trees as opposed to shrubs and other low vegetation. A consistency of landscape treatments should be sought along the Federal Highway frontage.

8.4 Mature trees should be retained to the maximum extent practicable and integrated into the landscape design. Where existing trees must be removed, they must be compensated by planting elsewhere on the site frontage.

8.5 New plantings along the Federal Highway frontage should include species currently existing on site, with a minimum of 30% of new plantings being tree species which can achieve a minimum of 15 metres in height. New plantings shall reinforce existing planting structures and patterns.

8.6 A 30 metre wide landscape buffer must be provided to the Federal Highway frontage in accordance with DCP Drawing No. 10/07. Where vegetation exists within this buffer, this should be enhanced through new plantings. New plantings should utilise similar species to those existing in this area.

8.7 A Landscape Plan must accompany any development proposal, which achieves the requirements of Section 8 ‘Landscape Design’ of this DCP.

8.8 Reference should be made to DCP Drawing No. 10/07. The Landscaped Zone should be devoted to planting. Signs may be permitted within this zone provided they meet the requirements of Section 11 ‘Signs’ of this DCP.

9. Lighting

9.1 All outdoor lighting, including security and car park lighting, shall be designed and sited to minimise light pollution. All outdoor lighting (including lighting fixed to structures) 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.

10. Vehicular Access and Car Parking

10.1 Access to the site will be from Old Well Station Road only. Final location of site access will be determined or agreed by the relevant authorities.

10.2 A traffic and parking assessment should accompany development proposals for the site, and this will be determined in consultation with the approving authority.

10.3 On- site car parking is to be in accordance with the ACT Parking and Vehicular Access General Code of the Territory Plan.

10.4 The visual impact of large car parking areas must be minimised through adequate screening and landscape treatment that appropriately considers view lines and safety.

10.5 Careful consideration should be given to the access, internal circulation and parking of service and heavy goods vehicles within the area.

10.6 Bus stops on the Federal Highway are permitted (if required) to meet the objectives of the ACT Government’s Sustainability Transport Plan. The final location of bus stops will be determined or agreed by the relevant authorities.

11. Signs

11.1 Careful consideration should be given to the integration of signs with building design and landscaping to ensure they do not detract from the Federal Highway frontage.

11.2 All signs on buildings shall be below the eaves or parapet capping. A maximum of one (1) Wall Sign (as defined by the Signs General Code of the Territory Plan) will be permitted per building. The maximum size of a Wall Sign will be four (4) square metres, or 10% of wall space, whichever is the lesser.

11.3 Road signs included will be signs that could be reasonably expected along a main thoroughfare, such as directional signage and street signs, and that are required by relevant traffic authorities. No commercial advertising is permitted on road signs.

12. Mechanical Plant and Equipment, Electrical Substations, Storage and Service Areas

12.1 All mechanical plant and equipment should be contained within buildings or located within service enclosures appropriately screened from the Federal Highway. External air conditioning units and plant shall not be visible from the Federal Highway.

12.2 Careful consideration must be given to the siting of any electrical substation, storage and service areas (including storage sheds) if required. Any such structures or areas must be carefully sited and totally screened from the view from the Federal Highway.

12.3 Rainwater tanks are to be fully integrated into the building design or screened from view to ensure they do not detract from the Federal Highway frontage.

13. Fencing

13.1 Fencing to site boundaries shall not be obtrusive and shall:

• Allow filtered views into the site from the Federal Highway;
• Be constructed of high quality materials; and
• Be highly integrated with landscape design.

14. Sustainable Development

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

15. DCP Drawing No. 10/07

15.1 The above provisions should be read in conjunction with the DCP Drawing Nos: 10/07.

Attachments:

File	Description	File size
Gungahlin, Part Block 799 Development Control Plan	Gungahlin, Part Block 799 Development Control Plan	8571 Kb
Gungahlin, Part Block 799 Development Control Plan Drawing	Gungahlin, Part Block 799 Development Control Plan Drawing	153 Kb
Gungahlin, Part Block 799 Development Control Plan Drawing	Gungahlin, Part Block 799 Development Control Plan Drawing Alternative Format	299 Kb