Annexe D

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•ACT GOVERNMENT

AUTHORITY

AUSTRALIAN CAPITAL TERRITORY PLANNING

GUNGAHLIN

Suburbs H, M, N, 0, R, W

DRA FT VA R IATION FOR PUBLIC COMME NT

INTERIM PLANNING ACT 1990

DRAFT VARIATION TO THE TERRITORY PLAN

AUGUST 1991

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CONTENTS Page

INTRODUCTION

SECTION 1: DRAFT VARIATION TO THE TERRITORY PLAN 2

SECTION 2: BACKGROUND PAPERS EXPLANATORY STATEMENT 5 RECOMMENDATIONS OF THE CONSERVATOR OF WILDLIFE 12 PRELIMINARY ASSESSMENT

The existing environment 14

Infrastructure and required facilities 16

Potential Impacts and safe-guards 17

OUTLINE IMPLEMENTATION PLANS 20

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INTRODUCTION

The ACT Planning Authority has prepared a draft plan

for an area of land In Gungahlin currently known as

suburbs H,M,N,0,R and W. Section 7 (3)(c) of the Interim

Planning Act 1990 provides that

the Territory Plan may Identify a parcel of land as

'defined land'. The Authority proposes to vary the

Territory Plan by Identifying these suburbs on the

Plan, as 'defined land', and by specifying the

principles and policies for their development.

This document

shows the variations proposed to the Territory Plan

for suburbs H,M,N,0,R and W. (refer Flg.1)

outlines the broad elements of development proposals

for the suburbs (refer Figs. 6-11)

Identifies, In more detall, any relevant

environmental Impacts and mitigating measures not

covered In depth In the Environmental Impact Statement

for Gungahlin. (refer Section 2.3.3)

seeks public comment on the draft Variation and the

preliminary assessment.

Written submissions on the proposals are Invited. They

should be forwarded to ACT Planning Authority

GPO Box 1908

Canberra ACT 2601

Attention: Community Relations Section

The closing date for submissions Is 4 October 1991.

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... ,(

Gold Creek TO\rl8t Area

IConeultet.100 prev1ouelu - r••r Gungahlin Pol 10ij Plan 1989)

RESIDENTIAL

Oat.ai led lendu..bound..-1•••Il l be daterft1ned et •111pleinent.at1on plan•et.age.

The •rr•ng•Mnt or lend une 1n the oentr••eho1n on the plan 1e 1nd1cet.1ve, end w i ll be deteremed m deta il at the •1npleMnt.at1on plan• et.age.

HILLS, RIDGES,AND BUFFER AREAS

COMMERCI AL ENTERTAI NMENT,

ACCOMMODATION ANO LEISURE

COMMUNITY FACILITIES

COMMUNITY FACILITIES ANO/OR RESIDENTIAL

•••

•••

I

URBAN OPEN SPACE

RESTRICTED ACCESS RECREATION

\/ATER FEATURE "DEFINED LANO" llklder th•Inter in

Plarvung Aot.

18901

MUNICIPAL SERVICES

C 1321<V Power Line>

COMMERCIAL ANO/OR RESIDENTIAL

ARTERIAL ROADS

INDICATIVE DISTRIBUTOR ROAD ALIGNMENT

F t g.

DRAFT VARIATION TO THE TERRITORY PLAN FOR

GUNGAHLIN SUBURBS H,M,N,O,R,W

0 600 100011

(This plan sets out the p l ann t ng pr t nctples and

pol L CLSS for the area of ndeft ned land" Lnd tcated) CO A

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SECTION 2: BACKGROUND PAPERS 2. 1 EXPLANATORY STATEMENT

Introduction

On 24 December 1990 the Legislative Assembly for the

Australian Capital Territory enacted the Interim Planning Act 1990 ("the

Act") . The Act establishes the ACT Planning Authority, and

provides for the Authority to prepare, administer and vary the

Territory Plan.

On 17 April 1991, NCDC policies still In effect became part of

the Territory Plan.

The ACT Planning Authority proposes to submit to the ACT

Executive for Its approval, a Draft Variation to that part of

the Territory Plan covering Gungahlin Suburbs H,M,N,R, and W.

The Draft Variation proposes to vary the Plan In accordance

with Part 3 of the Act, to Identify the land as 'defined

land', and to specify the principles and policies for Its

development.

Interim Effect of the Draft Variation to the Territory Plan

In accordance with Section 9 of the Act, this Draft Variation

to the Territory Plan Is to have Interim effect for the

defined period.

"Defined period" means the period commencing on the date the

Draft Plan Variation Is notified In the Gazette under Section

13 and terminating at the expiration of the day before-

the date the Draft Variation comes Into effect;

the date the Draft Variation Is rejected by the Legislative

Assembly; or

the date the Draft Variation Is withdrawn under paragraph

16(1)(c), 20(a) or 22(4)(b) ; as the case requires.

This means that, during the defined period, the Territory, the

Executive, a Minister, or a Territory Authority shall not do

any act, or approve the doing of any act that would be

Inconsistent with the Territory Plan If It were varied In

accordance with the Draft Variation, or would be Inconsistent

with the Plan.

Actions subsequent to Public Consultation

The Act provides for a number of actions after the period for

public consultation. These are: Perusal of Submissions

Section 15 requires the Authority to make copies of any

comments received available for perusal, for a period of at

least 21 days. The Authority Intends to publish an appropriate

notice In The Canberra Times as soon as practical after the close of

the period for lodgment of written submissions.

Consideration of Responses

Section 16 provides that the Authority may, after the

expiration of the period for lodgment of written comments,

revise the Draft Variation to the Plan or by notice In the

Gazette, defer or withdraw the Draft Variation to the Plan.

In revising, deferring or withdrawing a Draft Variation to the

Plan, the Authority shall consider written comments received

from any person or the National Capital Planning Authority. 5

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CJ "DRAFT VARIATION"

SUBJECT AREA (refer Fig. 1)

D RESIDENTIAL NATIONAL CAPITAL OPEN SPACE

:::::::: COMMERCIAL FACILITIES D OPEN SPACE

o ADMINISTRATIVE & UTILITY SERVICES mm RECREATION FACILITIES D COMMUNITY FACILITIES

§ INDUSTRIAL AREAS €/7 WATER FEATURE

= ROADS Fig. 2

EXISTING GUNGAHLIN LAND USE POLICY

7

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-

- 3

'U'

Bold CrNk

<Con•ultet1on prev1ou•ly - refer Gungahl in Pol 11\l Plan 19891

I

l

l

RESIDEN

TIAL

Deta lled landuae bound8r1ea w1 ll be deur111ned at •111pl-

nteuon plan• ataga.

The •rrang111111nt ot lend uaea in the centre• ehom on the

plan 1a

1nd1oet1ve. and w ll l be det-Lnad Ln dauu l at th•

•1•pl8118ntat1on plan• ataga.

HILLS,RIDGES, AND BUFFER AREAS

COMMERCIAL ENTERTAINMENT,

ACCOMMODATION ANO LEISURE

COMMUNITY FACILITIES

COMMUNITY FACILITIES AND/OR

RESIDENTIAL

URBAN OPEN SPACE

RESTRICTED ACCESS RECREATION \/ATER

FEATURE

"DEFINED LANO" ••••••• <Under the Intar111

Plann ing Aot 19901

MUNICIPAL SERVICES

< -A--" 1321<V Power L1nel

COMMERCIAL AND/OR RESIDENTIAL

@

ARTERIAL ROADS

INDICATIVE DISTRIBUTOR ROAD ALIGl)IMENT

t- L g•

EXISTING POLICY

( Read t ng F L g.3 and F L g.4

together g L ves

a compar L s L on between the lxtt"t

t1'g QC lL cy 0 600

IS

1

0

0

0

1

1

and

the

draf

t

OJW"t

1tVt1

fff)

AT

ION

9

y

p

Bold CrHk Tour1at Area

<Con1ult.at1on prev1ou1tu - refer Oung1hl1n Pol1C\j Plan 1999)

I. Data1 l8d tanduaa boundllr1•• •Ill be d8t.ar111ned at. •1npl-nt.at.1on p tan• at.age.

2. Th• 1rran11Ment. of' land uae• in t.he centre• mom on the pl11n 1• 1nd1oat.1va, Ind wi l l be dat11N11n8d 1n dat.811 at. the •1•pl1111entat1on plan• at.age.

RESIDENTIAL

• HILLS, RIDGES, AND BUFFER AREAS

COMMERCIAL URBAN OPEN SPACE

ENTERTAINMENT,

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ACCOMMODATI ON AND LEISURE RESTRICTED ACCESS RECREATION

COMMUNITY FACILITIES \/ATER FEATURE

COMMUNITY FACILITIES AND/OR RESIDENTIAL nDEFINED LANDn ••••••• (Under t.ha Jnt.IK'lll

Plann in11 Aot. 19901

MUNICIPAL SERVICES

< --A--A 132KV Power Ltnel

COMMERCIAL ANO/OR RESIOENTIAL

ARTERI AL ROADS

INDICATIVE DISTRIBUTOR ROAD

ALIGNMENT

@ 0 600

10

00

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FLg. 4

DRAFT VAR I AT ION

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The road between suburbs 0 and S has been reduced in status

because of a reduction In estimated traffic flows.

The road between suburbs M and W has been moved northwards to

allow the district playing fields and four schools to be co-

located on the same side of the road. This reduces the

potential for a major pedestrian safety hazard.

The alignment of the road between Suburbs M and R has been

straightened to allow co­ location of a 132 kV power line and

an adjoining floodway.

A community facility site in Suburb 0 has been identified

as 'community facility and/or residential', as a result of

further consultation with independent school organisations.

Need for the Development

Future land needs of the growing population will be met

predominantly by the development of new areas for settlement.

The estimated demand for new residential dwellings Is about 2900

per year. Of this number, about 1500-2000 dwellings have to be

provided from new settlement areas, depending on the success

of urban consolidation measures. There Is potential for about

9000 residential dwellings In the area covered by the Draft

Variation, which could cater for the ACT's needs for a period

of about four years. The first houses In Gungahlin are

expected to be completed In mid to late 1992. Before that time,

house blocks In Tuggeranong will continue to meet the demand.

In the longer term It may be possible to cater for a

substantially greater proportion of the growth of Canberra

through Intensification of development in already established

areas. However, It Is unlikely that this will completely

replace the need for new land development.

Other potential development areas cannot be serviced In time

to meet expected demand. For example, a Preliminary Assessment

Report for the West Belconnen development was released for

public comment In November 1990, and further consultation Is

required. The Jerrabomberra area (between Fyshwick and

Queanbeyan) Is constrained by the Harman/Bonshaw Naval

Installations. While the facilities at Bonshaw are Intended to

be relocated as soon as feasible, the affected land Is unlikely

to become available for a number of years.

Gungahlin Is the only sufficiently large area which can be

developed In time to meet the need. Planning Process

In preparing the Variation to the Territory Plan, the

Authority has identified the broad suburban framework,

established design principles and nominated the general

location of different land uses such as commercial centres,

community facilities, main roads and open space. The

detailed planning and subdivision design within this framework

will be undertaken as part of the land development process.

This Variation to the Territory Plan will be the final stage

of public Input to the overall suburb designs. Following

consideration of the responses received to this Draft, the

Authority will submit a recommendation on the Draft Variation

to the ACT Executive.

Following approval, the land will then be progressively

auctioned for servicing by private enterprise. Successful

developers will be required to prepare Implementation plans

which must be consistent with the principles and policies

Identified In the Territory Plan. This may Involve some

boundary variations as a result of the subdivision of the land

Into blocks. Provided they are consistent with the approved

principles and policies for the development of the land, these

variations will not be subject to further public consultation.

After approval of the subdivision of the land In accordance

with Section 25 of the Interim Planning Act 1990, the Authority will, by notice or notices published In the Government Gazette, vary

the Territory Plan to specify the purposes for which land may

be used.

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Development Program

There are four main reasons why this particular part of

Gungahlin Is being planned first.

All suburbs are close to the proposed main centre, and

therefore will Increase the probability of Its earlier

construction and commercial success.

If the "Very Fast Train" project proceeds, the alignment of

the track Is likely to be to the

south of these residential areas.

The Impact of the Gungahlin External Travel Study on the

alignment of arterial roads within Gungahlin is uncertain.

However, this area Is least likely to be affected by any

changes.

Because the area lies almost entirely within a single

catchment (Ginninderra Creek), It Is more economically

efficient to build in terms of hydraulic Infrastructure.

Some major works are either currently being built, or are

about to be built, mostly outside of the subject area.

These Include a pond, parts of two arterial roads, and

Infrastructure in the first suburb. Ginninderra Pond no.1,

between Suburb M and Palmerston, Is currently under

construction. The section of William Slim Drive from the

roundabout on the Barton Highway to the first suburb should

be completed by the end of 1991. A link road Is to be built

between Mitchell and Palmerston. It will follow the

alignment shown In the 1989 Gungahlin Policy Plan, then link

to Hoskins Street. Its prime purpose Is to allow easy access

for construction traffic to and from the industrial area.

The first parts of Palmerston were auctioned to developers

last May, with the first houses likely to be completed by

mid to late 1992.

The first parts of the subject area to be built will be some

sections of suburbs M,N and R. They are likely to commence in

1992 and Include a golf course estate. During the following

two years, the first parts of suburbs 0 and H are planned to

commence. Development of suburbs U,P or W will then follow.

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2.2 RECOMMENDATIONS OF THE CONSERVATOR OF WILDLIFE

In preparing a draft variation, the Act requires the Authority to consider any recommendation by the Conservator of Wildlife. The Conservator wrote to the Chief Planner on 15 August 1991 as follows:

The Chief Planner . ACT Planning Authority John Overall Offices 220 Northbourne Avenue BRADDON ACT 2601

In accordance with Section 12 of the Interim Planning Act 1990, In relation to the draft variation to the Territory Plan for the following areas:

Gungahlin Suburbs H, M, N, 0, R and W.

I advise that the striped legless lizard Delma impar, which Is listed by CONCOM (Council of Nature Conservatlon Ministers) as a nationally vulnerable species occurs In this area. The lizard Is difficult to survey and to date trapping has not been specific to the sites within the area Identified In the draft variation. However, the lizard has been trapped Immediately adjacent to this area and Is expected to occur In Identified native grassland habitat within this area.

Before any development occurs in suburbs H and W, and the western half of suburb R and M (as Indicated on the attached map) I believe that studies should be undertaken to Identify potential habitat for the striped legless lizard. These studies have been given a high priority and w/11 be completed as soon as possible. Survey work In the remainder of the area has been completed and planning may proceed with the excision of those grassland patches which have already been Identified as suitable habitat (refer to attached map). Further studies In areas Identified as potential habitat are essential. These studies will be directed at establishing the significance and quality of the habitat and the viability of preserving isolated patches of habitat. Study methodology will need to consider the time factors and provide the information necessary to make decisions on the reservation of areas, (weather permitting) over the spring/summer period.

Additionally , I consider that in the detailed road design, provision should be made for the inclusion of a wildlife underpass (see attached map). The barrier resulting from road construction w/11 create an undesirable fragmentation of open space which is likely to be used by kangaroos and other terrestrial wildlife. They could also serve a recreational access role. (Signed) G J Fraser ConseNator of Wildlife 15 August, 1991

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-- Boundar!:J of Study Area Potent1a l Habitat

Underpass

. . 1"P'"

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PRELIMINARY ASSESSMENT 2.3. 1 The existing environment

This section gives a brief overview of the physical

environment of the subject area. (Also refer to figure 5.)

More specific Information on each suburb Is given In Section

2.4..

Topography

The area has generally moderate slopes, with some distinct

ridges and elevated areas. The drainage lines of Ginninderra

Creek and a tributary divide the site. An extensive flat area

lies to the west, with most of the land having slopes flatter

than 1 In 5.

Higher ground runs roughly south west to north east through

the site. It Is visually Important and Includes a number of

high knolls. At one point, a major drainage line cuts

through It.

A major ridge on the north western edge of the area creates a

backdrop to area W and the north western part of Gungahlin.

Climate and Vegetation

Apart from local variations in rainfall, cold air drainage

and wind patterns, the climate of Gungahlin area Is

generally similar to that experienced In Canberra as a whole.

Savanna woodland dominates the area with some areas of

grassland generally associated with drainage lines on lower

slopes and valley floors. Several particularly fine groups

of trees warrant special planning and design attention to

Incorporate them In development. There Is a strong

landscape character along the western arm of Ginninderra

Creek Influenced by the meandering creek channel, rock

cascades and exposed rock faces. There is also some exotic

planting around some of the homesteads In the area.

Sites of Significance

Sites of significance were Identified In the Gungahlin

Environmental Impact Statement. The largest site which needs

to be conserved Is the "Gold Creek" homestead. A number of

other sites, Including those of aboriginal origin, are referred

to below.

Existing band Use

The majority of the subject area Is currently used for

sheep and cattle grazing. The land Is under leases of

varying terms. The "Gold Creek'' homestead is used for a

variety of farm based commercial recreation activities. It

lies within a long lease and Is planned to remain. There are

two other homesteads In the area-"Ginninderra Park"(formerly

called "Tea Gardens") In the eastern part of

suburb R, and "Stray Leaf' near the eastern corner of suburb

0. (Both homesteads have been recommended In the Gungahlin

Environmental Impact Statement for commemoration only). Other

than these, there are no significant dwellings or substantial

structures currently in use within the subject area.

The existing Gundaroo Road In part, follows the common

boundary of suburbs H and 0. Although parts of this road

will be significantly re-aligned, It Is intended that road

access to New South Wales will be maintained permanently.

After alternative access is provided to the 'Gold Creek'

homestead, the existing Gold Creek Road will be shortened, so

that it serves only the Tourist Area close to the Barton

Highway. 14

l@lf SLOPES > 20%

FLOOD PRONE LAND

SITE OF SIGNIFICANCE TO BE CONSERVED

(Aboriginal sites not shown to

assist conservation)

AREA OF SCATTERED TREES

0 500

I I I I

lOOO m

I I

Fig. 5

SITE CHARACTERISTICS 15

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Infrastructure and required faculties Public Utilitles

Stormwater flows are to be controlled by the use of three

ponds within the subject area. (These ponds have several other

functions, which are described on page 17).

The trunk sewerage system will connect to the Lower Molonglo

Water Quality Control Centre via the Belconnen system.

An existing 132 kV electricity line on steel towers runs

through the site. A sub-station Is required to be located near

and to the north-west of the main centre, to efficiently serve

Gungahlin. The existing line needs to be relocated through the

sub-station.

Water supply, gas and Telecom services can be provided by

extending existing networks. Transport

Whilst this Draft Variation to the Territory Plan makes

alterations to some arterial roads, the existing Gungahlin

Policy Plan remains essentially unchanged In terms of the

overall traffic network flows. In addition, the Draft

Variation has added an Indicative distributor road network for

each suburb. These distributor roads gave been planned to

provide the necessary standard of road for the expected

traffic flows, to discourage through-traffic movements, and

to provide safe and convenient access from each suburb onto

the arterial road network.

Public transport services are being planned separately by

ACTION, and will use a number of the distributor roads as

part of routes linking the suburbs Initially to Belconnen Town

Centre and/or Civic.

Within each suburb, pedestrian/cycle paths are planned to

link residential areas to local schools, shops and recreation

facilities. The paths will be able to be provided

progressively as the suburbs develop.

Schools

The location and number of Government primary school sites Is

an important issue In the preparation of the Draft Variation.

The principles used In planning the location of schools were:

. the need to cater for both a long-term viable enrolment

level, and for short-term peaks

. the need for school catchments to lie within valley systems,

for easier pedestrian/cycle access

. the maximum walking distance to a primary school to be

about 1.5-2.0 km.

. a peak enrolment level of approximately 700-800 pupils.

Because of these principles, not every suburb will have Its

own school. As a result, there Is greater need for safe

pedestrian/cycle access between suburbs.

Consultations with representatives of the Catholic, Anglican,

and Independent school systems have been undertaken on the

provision of sites for Independent schools.

Commercial Centres

The current land development program means a population

buildup in Gungahlin of about 10,000 by 1996/97. This

population will require a minimum level of service from a

substantial retail centre, centrally located. A 'first

stage' development of the retail core of the main centre

could fulfill such a function. It Is proposed that the first

substantial retail centre be constructed within the main

centre site. Therefore, the timing of development of the

proposed group centre within suburb R Is uncertain.

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Local centres will not necessarily be provided for each

suburb. Their provision Is based on an analysis of projected

demand for floorspace per capita. Their location needs to take

into account proximity to the group and main centre.

Sites for community facilities have been identified to meet

anticipated needs. Some sites may be used for residential

purposes If not taken up for community purposes. These

facilities usually require sites close to local centres for

convenience of access.

Potential Impacts and safeguards

Natural environment

The Gungahlin Environmental Impact Statement identified a

number of impacts and corresponding safeguards for the town in

total. The current planning work over a smaller area has

taken that work a further step.

Surface water management

Three ponds are proposed. They will have functions of

reducing water pollution, retarding flooding, providing

recreation and a landscape setting, and supplying water for

irrigation. Pond 1 between Suburb M and Palmerston is under

construction. Pond 2 (at the northern side of suburb 0) has

had little design done at this time. Detailed studies are

currently being done for Pond 3 (between suburbs H and 0),

to determine appropriate edge treatments and the most

efficient use of land in its

upper reaches. All housing development will lie above the 1 in

1oo year flood level.

Soil conservation

Broadly, minimising soil disturbance/erosion Is effected

during two stages of land development,-­ planning and

construction. The latter is not dealt with here, and comprises

considerable safeguards such as temporary dams, barriers,

sediment traps and diversion channels. These measures are

enforced through the A.G. T. Water Pollution Act 1984.

As part of the planning studies, the Authority Identified the

limitations of the soils for development. Substantial data on

urban capability Indicates that there is little unsuitable

land for development, and of that, most is on steeper slopes,

in minor gullies, or In areas of poor drainage, which are

generally

located in the flatter areas. The steeper land will have

additional controls imposed on house design and siting.

House blocks will be made larger to increase the potential

for sensitive site design, as well as better orientation.

Minor streets could generally be aligned along the minor

gullies. The flatter areas are mainly used for large land

takers such as schools, playing fields and parks.

Sites of significance

In the Gungahlin Environmental Impact Statement, a number of

significant sites were Identified and recommendations made on

their future. The recommendations were based on criteria such

as areal significance, thematic grouping, compatibility with

planning principles, and protection requirements.

Recommendations were made to conserve, commemorate or document

sites. Basically, conservation means retaining the site;

commemoration means erecting a plaque or similar on the site;

and documentation means producing a pictorial and written

record of the site.

Land developers will be required to conserve sites which have

been specifically Identified, as part of their contract with

the Government. The procedures for commemorating and

documenting are currently being agreed with the ACT Heritage

Unit.

Some sites have either little or no physical evidence

remaining. Most of these are to be documented or

commemorated. The remaining sites are to be conserved within

the planned development. Most will lie within the open space

reserves along Ginninderra creek and its tributaries. Others

lie within

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housing or other development areas. These sites are:

Gold Creek Homestead - to be reserved as part of a tourist

complex Incorporating the original building and associated

buildings and grounds

An historic survey cairn (Palmer Trig.)- to be retained

preferably within public land

Three quartz outcrops - two to be retained within housing

development by means of a control to development; the other

Is to lie within the foreshores of the pond in suburb 0.

A recent survey for aboriginal artefacts In the Pond 1 area

(near the proposed golf course) revealed five tool-making

sites. The two worthy of retention are to be protected from

the construction activity of the pond, as an Interim measure

before their future Is decided. Because the remaining three

sites would have been Inundated, artefacts were collected and

deposited with the ACT Heritage Unit. A clay pit of

archaeological significance, situated just south of Suburb H,

will require protection during the construction of nearby

roads.

A survey over the remainder of the subject area -will be

carried out shortly. As a general rule, the majority of

artefacts are able to be collected, and as such, are not a

large impediment to land development.

Flora and Fauna

The retention of remnant woodland and native grassland has

recently been made a prominent Issue by the publication of a

report by the National Parks Association of the ACT. Further,

a recent limited survey shows that a vulnerable striped

legless lizard survives In native grassland within the

Gungahlin area. More comprehensive surveys are needed to place

this Information In an overall context. Prior to any

development In areas which potentially provide habitat for

the striped legless lizard, studies will be undertaken to

establish that the lizards are present. If so, the studies

will need to establish the significance and quality of the

habitat, and the viability of the preservation of Isolated

patches of habitat.

A process needs to be put In place as to what and when

Information Is required, as the basis for decisions on the

future of these areas. This will need to be based on an ACT-

wide strategy. Such a process will need to be agreed by

consultation between conservation groups and the ACT

Government.

Following heavy rains, a wetland habitat occurs just north of

suburb 0, near the "Horse Park" homestead. The Gungahlin

Environmental Impact Statement recommended its conservation. A

further more detailed study will determine the likely Impact

on the wetland of the both downstream and surrounding

development.

More detailed Information on the number and condition of

trees arose out of recent planning. To safeguard against

Indiscriminate removal of trees during land development,

several particularly fine stands have been Identified for

retention. These Include parts of the treelined Gundaroo Road.

Developers will be required to retain healthy mature trees

where possible.

Micro-climate

Protection from prevailing north-west winds will be achieved

by the use of windbreak plantations In open space and along

key roadways, especially on high ground.

Cold air drainage from the northern Gungahlin hills to the

lower plains will be modified by urban development. However,

It Is expected that the basic pattern of air flows will remain. 18

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Built environment

Visual Impacts

The most visually prominent feature Is the high ground

running roughly south west to north east through the

subject area. Other features of prominence include a

knoll near the main centre in suburb H, a central ridge

line In area 0, and the steep slopes of ridges near the

proposed pond in area 0.

One of Canberra's main attractions stems from the protection

of Its unified landscape setting. If housing or other

development were to be permitted In visually sensitive areas,

such a crucial setting would be lost. Because of this, there

is a need to retain views from and to hilltops and other

visually important natural features. A detailed assessment of

the views and landscape character elements confirms that

without proper controls, there is great potential for

buildings to dominate the existing landscape.

The main skylines within the subject area are proposed to be

retained, either through open space corridors, hilltop parks,

or by the use of road reserve planting.

High Voltage Electricity Transmission Line and Sub-station

The three types of relevant impacts are public health(electro-

magnetic radiation), public Investment, and visual Impact.

Planning has therefore sought to keep electrical facilities

away from residential areas, reduce the length of lines

required and protect views from interruption.

The proposed route to and from the proposed sub-station in

Suburb N was chosen from four options. It follows arterial

road and open space reserves, floodways, and the golf

course. This minimises exposure to residential areas and

limits the length of line required. By following mainly

public land, the route releases developable land for housing,

while placing the line against a backdrop of hills conceals

It from longer range views. The line is to be constructed of

concrete poles In preference to the more visually prominent

steel towers. The sub-station Is located In a reasonably

Isolated site, adjacent to arterial road and creek corridors,

and with landscape screening.

Economic environment

The ultimate population of the subject area Is an estimated

25,000 persons, from about 9000 households. The proposal will

directly benefit the Mitchell Industrial area, and the Gold

Creek Tourist Area on the Barton Highway. Businesses In

Belconnen Town Centre and North Canberra will no doubt also

benefit.

Social environment

Sites have been Identified In the Plan for a range of

facilities to meet the social needs of the area's residents.

However, it should be noted that showing a site on the plan

does not guarantee the provision of those facilities. For

example, if development Is delayed, construction of some

schools may not be justified. The planning of primary school

sites In these first suburbs makes allowances for these

circumstances.

19

(

OUTLINE I MPLEMENTATION PLANS (Refer Figures 6 to 11)

The Outline Implementation Plans indicate the manner in

which the Territory Plan may be Implemented. They are

correct at the time of publication but may change without

notice in the future. The Outline Implementation Plans are

Included to assist in the understanding of the Implications

of the Variation to the Territory Plan.

Only the primary road system is shown on the Outline

Implementation Plans and the alignments are indicative. Some

of the distributor roads feature •slow-way" designs, to

slow traffic and Increase pedestrian safety adjacent to

primary schools and local shops. ("Slow-ways• comprise a

combination of design elements such as special entry

points, pavement constrictions, pedestrian crossing points

and distinctive landscape treatments.)

The Outline implementation Plan indicates the location of

some particular forms of housing. The actual form of

housing In the remaining areas will be determined at the

time of finalizing the Implementation plan (I.e. just prior

to development).

Suburb H (refer Figure 6)

Suburb H has a relatively flat landform rising to Its highest

elevation close to the centre. A visually prominent knoll Is

situated In the southern corner. There are some reasonably

good stands of eucalypts located at the suburb's centre, along

a ridge to the east, and along Gundaroo Road, which

approximates the northwestern boundary of the suburb.

The design of Suburb H, through its central square and

relatively formal road geometry, promotes an Identity

reminiscent of earlier Canberra.

The central square of roads contains the local shops, primary

school, oval and park, together with sites for community

facilities, such as a community hall or church. A

particularly attractive stand of trees would be retained

within the school site.

The primary road pattern matches the perceived formality

of roads proposed for the adjacent main centre.

Landscaping along these roads Is also Intended to

accentuate this design feature. . The main

pedestrian/cycle routes parallel, or are at right angles

to, the primary roads. Safe median refuges are to be

provided at crossing points.

As in other suburbs, the roads near to (In this case,

surrounding) the school and local centre will be designed to

reduce traffic speed and Improve pedestrian safety.

Because of their closeness to the main centre, sites for

medium density housing are proposed along the south western

boundary of the suburb.

20

SUBURB 0

SUBURB P

MAIN CENTRE

D [Ililil

l

•

Resldent la l Area

Med L um DensLty HousL ng

Loca l Pl ayground

Centra l Playground

"Slow \Jay" lepec1al road and verge design

required to improve safety)

Off-Road Movement

System Road

Arter L a l Road Pedestr L

an Refuge

Pedestr L an Underpass

Open Space

SUBURB E

11 Loca l Centre and Commun l ty Fac l l

ltles

P l ay tng F L elds

® Commun L ty Fac L l L t L es and/or ResLdent L a

l

0 SITE MANAGEMENT REQUIRED

Quartz Outcrop

TOTAL MINIMUM O\JELLING YIELD 1660

0 SOOm

I

<r-- --.> Forma l L lnear Tree P l ant l ng F t g . 6

Ex L st Lng Tree Groups to

be reta L ned

OUTLI NE 21

SUBURB H

IMPLEMENT ATION PLAN 0

(

Suburb M (refer Figure 7)

A ridge line on the south west separates this suburb from

the Gold Creek Tourist Area. In the north­ east, a tributary

of Ginninderra Creek forms the boundary. The suburb also

Includes land on both sides of Ginninderra Creek, around the

pond currently under construction. The main visual feature

Is a low, lightly timbered and undulating ridge sloping

eastwards towards the creek. The remainder of the suburb Is

flat to gently rising land.

The design of suburb M has several features which will

attract people from outside the suburb. These are the

pond, part of a golf course, and the schools, sports and

open space complex. The pond will be similar In size to the

other two proposed In Gungahlin. About half the pond

foreshore Is directly accessible to the public, with the

other half used by a part of the golf course. (The remainder

of the golf course Is In the adjacent suburb N.) Housing

will abut the golf course or the adjoining public open

spaces. The final boundaries between the golf course and the

housing will be agreed with the detailed design of the

course and associated housing.

The schools, sports and open space complex comprises sites for

.two high schools (one government and one Independent)

.two primary schools (one government and one Independent)

. a neighbourhood playing field

.two fields (or "basic sports units") capable of use for

several different sports

.a district park

.shops (or "local centre"), Including a community centre

The complex occupies low lying land with flat areas suitable

for ovals. Because of drainage and soil characteristics, a

large part of It is better suited for such uses. Within the

overall site, the actual arrangement of the schools and open

spaces remains reasonably flexible. The schools are well

connected by pedestrian/cycle underpasses to adjacent suburbs.

For convenience, the local centre Is located close to the

geographic centre of the suburb, and near to the government

primary school.

The primary road system allows easy access to the arterial

roads, whilst protecting the area from through traffic.

Adjacent to the schools, a "slow-way" is proposed.

The most visually important of the minor ridge tops within

the suburb is designated for a local park.

Opportunities for medium density housing are provided near

the schools. Larger blocks would be expected in the upper

slopes of the ridge to the south.

22

.

r.:-::-:-----::---:---::----:----:--:-:- :-:- ,:.-., Note: FLna l pond edge and golf course

desLgn may a lter adjacent resLdent L

a l boundar L es

SUBURB \I

SUBURB R Loca l Centre and Commun L ty Fac

L l Lt L es

Commun L ty Fac L l t t Les and/or ResLdent La l

SUBURB N

LLnk to exLsting-- .::? Gold Creek Road

ResLdent La l Area

lilJ]]]] Med L um Oenstty HousL ng

Loca l Pl ayground Centra l

Playground O Lstr L ct Park

"Slow Vay" CspecLal road and verge desLgn requLred

to Lmprove safetl

Off-Road Movement System

Road

Arter L a l Road

=1f= Pedestr Lan Underpass Pedestr Lan Refuge

PALMERSTON

PLcn1c Area

F L g. 1

SUBURB M Open

Space

TOTAL MINIMUM DVELLING

YIELD OUTLINE IMPLEMENTATI ON PLAN

(

Suburb N (refer Figure 8)

The topography of the suburb Is distinctive. . The Ginninderra

Creek valley forks either side of a dominant hill In the

suburb's centre. The south-eastern boundary of the suburb Is

the existing Gundaroo Road. From the road, a narrow strip of

land slopes gently towards the creek.

The main feature of the suburb Is a golf course, which

occupies most of the low lying land along the creek. (This Is

the balance of the golf course partially located In suburb

M.) Within the course a high voltage power line connects to

an electricity substation In the north.

A site for 'commercial and/or residential' uses Is

Identified near the centre of the suburb. If demand

warrants, It could be developed as a local centre. If not,

residents would have convenient pedestrian/cycle access to

the main centre nearby. Because of the suburb's size and Its

proximity to other schools, there are Is no school proposed.

However, there are convenient pedestrian/cycle paths linking

to the primary school In suburb 0.

In order to both ellmlnate through traffic and the cost of

building bridges across the creek, the primary road system

Is a loop road.

24

•

-

-

.

Note : F Lnal go lf course desLgn may

a l ter adjacent resL dent L a l

boundar L es

Electr101ty Subetet1on

SUBURB 0

SUBURB R

MAIN CENTRE

'i1 Local Centre and/or ResLdent L a l

D Restdent L a l Area SITE MANAGEMENT REQUIRED Quartz Outcrop

Med t um DensLty Hous L ng

Loca l Playground

TOTAL MINIMUM DWELLING YIELD 565

==) (==

Off - Road Movement System Road

Artert a l Road 0

Pedestr L an Underpass

Pedestr L an Overpass

F t g. 8 SUBURB N

OUTLINE IMPLEMENTATI ON PLAN 25

(

Suburb 0 (refer Figure 9)

This suburb has an Interesting and variable land form. The

proposed road system follows a number of ridge lines. A main

ridge runs down the centre of the suburb In a north-easterly

direction. On each side, the land falls towards separate arms

of Ginninderra Creek.

The design of suburb 0 has four features which will attract

people from other parts of Gungahlin: two ponds (with

associated parklands), a high school, and district playing

fields. The northerly pond will be roughly the same size as

those already existing In Isabella Plains and Bonython,

whereas the southerly pond will be about twice that size.

Because the southerly pond Is close to the main centre, an

extensive town park Is proposed on Its southern shore near

the dam wall. Another large park Is Intended on Its

northern shore, to serve nearby suburbs and to maximise the

use of the adjacent fields. (A government high school site

Is located nearby.) The northerly pond will allow for more

Informal recreation.

The primary and pre-school, playing fields and shops are

the focus for the local residents. The primary school Is

located here because It Is one of the few flat sites

available, and because It Is close to Suburb U, which Is

partially served by the school. Nearby, a particularly

pleasant stand of mature eucalypts assists In giving an

Identity to the local centre, as well as providing a

setting for a playground.

Because of their views or for urban design reasons, areas

near the pond and the western arterial road have been chosen

for specific housing forms.

The major distributor road Is located through the centre of

the suburb, which gives good accessibility for bus users. A

"slow-way'' Is located at the school and local centre. A

second distributor road gives access to the southern shore of

the northern pond. Other smaller roads are located along

ridge tops. All these roads are Intended to have landscape

feature planting which will help to emphasise the land form.

Pedestrian/cycle paths follow ridge lines or floodways. As the

primary school In Suburb 0 will cater for adjacent suburbs,

paths linking to those suburbs are especially Important. Such

paths have been designed so that all road crossings are

either at underpasses, pedestrian refuge points, or at the

"slow-way".

26

SUBURB S

0 5CDn

SUBURB U

Smg le block---' ree1dent1el

frontage proh1b1 ted

SUBURB

ResL dent L al Area

ITIIIlilJ Med L um DensL ty

t?t:;:; ,:!J Local Pl ayground

Centra l P layground

DLstr L ct Park

" Slow ay" (epec1 el road end verge

dee1gn

required to improve

eefety>

TOTAL MINIMUM DELLING YIELD 1 315

Local Centre and Commun L ty Fac L l L t L es

Pl ay L ng F L e lds

® Commun L ty Fac L I L t L es

==== Off- Road Movement System

Road

Arter L a l Road

Open Space

Pedestr L an Refuge Pedestr L an

Overpass

Pedestr L an Underpass Ex Lst L ng tree

groups

0 to be reta L ned

and/or ResL dent L a l

SITE MANAGEMENT REQUIRED

Quartz Outcrop H Lstor L c Ca irn

® H L stor L C Ru ms

F t g. 9

SUBURB 0

OUTLINE IMPLEMENTATI ON PLAN

•

=) (-

(

Suburb R (refer Figure 1O)

The suburb Is divided Into two falr1y distinct areas by a

central ridge. Either side, the land falls gently towards two

tributaries of Ginninderra Creek. These form the northern and

southern boundaries of the suburb. The remainder of the site

Is falr1y flat with the exception of some steeper land facing

onto Ginninderra Creek, In the east. Tree cover varies

considerably, with concentrations on the higher slopes. The

eastern and western edges of the suburb are defined by

Ginninderra Creek and a clearly defined row of trees,

respectively.

The design of the suburb emphasises the landform by keeping

hilltops along the ridge as open space linked by a path

system.

The primary road system has four main features:

a distributor road passing by the local centre and serving

both local traffic and slow speed through-traffic. There Is

to be no driveway access to this road.

two distributor roads linking the suburb to the large

shopping centre (group centre) In the north

a loop road serving the eastern section a "slow-way'' In

front of the school site.

Suburb R Is relatively large, with two faculties which clear1y

serve adjacent suburbs as well. These are the group centre in

the northern corner, and the historic Gold Creek homestead to

the south. A site for a smaller local centre is located on the

distributor road, near Gold Creek homestead.

In the north-eastern part of the suburb, there are sites for

playing fields and 'community facilities and/or residential'

uses. If the Department of Education and the Arts considers

that a school is required, a site could be Identified within

this area. If land development slows and demand for enrolments

Is spread over a longer period, and the school Is not

required, pupils from the area would attend schools within

walking distance at Suburb S or Suburb M. The school site In

suburb R would then become available for housing.

Because of their steepness ,the eastern slopes of the hill

reserves will require larger house blocks, with careful

attention to design and siting. An area around the group

centre Is suitable for a mix of medium density housing.

28

='

•

.

.

.

,

.

TOTAL MINIMUM

DUELLING YIELD 1 125

SUBURB V Single block res1dent1el

frontage proh1b1 ted

Note : F t na l golf course

desLgn may a l ter adjacent

resLdent L a l boundart es

Single block ras1dent1el frontage proh1 b1tad

s

0 500m

r;.- Government Pr1mar1:1 School

(or Rae1dant1al >

SUBURB 0

SUBURB \./

D ResLdentta l Med t um Density Housing

Loca l P l ayground

Central Pl ayground

"Slow \Jay" (speo1al road and verge design

required to improve eafety>

==== Off-Road Movement

System

Road

W&W@ Arter t al Road

f = Pedestr t an Underpass

e Pedestr L an Refuge

Open Space

Loca l Centre and Commun i ty Fac1 l 1t1es

Play L ng F t elds

F t g. 10

SUBURB R

OUTLINE IMPLEMENTATION PLAN 29 s

..

(

Suburb W (refer Figure 11)

Land form Is dominated by a high ridge which separates the

Hall valley from the Ginninderra Creek valley. The slopes of

the ridge quickly flatten out, and most of the suburb has

very gentle slopes. Most of the suburb has an easter1y

aspect with the higher slopes giving views over a large part

of northern Gungahlin. There are Isolated dense stands of

trees along the ridge top and In the northern part of the

suburb.

The boundaries of the suburb are defined by the dominant ridge

and arterial roads to the south, east and north. The ridge

forms part of a system of hill reserves.

The main social focus of the suburb Is a local centre,

comprising shops, playing fields, and a site for 'community

faculties or residential' uses. If the Department of

Education and the Arts considers that a school Is required, a

site could be Identified within this area. As for Suburb R, If

land development slows and demand for enrolments Is spread

over a longer period, and the school Is not required, pupils

from the area would attend the school within walking distance

at Suburb M. The school site In suburb W would become

available for housing.

Because of the steeper slopes, housing In the upper areas

will require larger block sizes. Areas closer to the group

centre In Suburb R will be suitable for medium density

housing.

Pedestrian/cycle access to the district schools/open space

complex In Suburb M, and to the group centre In Suburb R, Is

through underpasses under the arterial roads. Provision Is

made for a major trail link Into the Hall valley, and to the

hill reserve.

A significant stand of trees Is to be preserved along the

eastern arterial road.

30

·

31

(

SUBURB V

SUBURB M

D Resident ia l Area

Loca l Centre and

Loca l P l ayground Commun ity Fact l i ties

Centra l Pl ayground . Play ing F i elds

"Slow \Jay"

(speo1al road and verge design TOTAL MINIMUM D\JELLING YIELD 1 1 1 0 required to improve safety)

Off - Road Movement System

Road

Arteria l Road

==) = Pedestr t an Underpass F l g. 1 1 SUBURB W

• Pedestr i an Refuge OUTLINE IMPLEMENTATI ON PLAN