Page 5301 - Week 13 - Tuesday, 15 November 2011
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Variation 300 proposes to rezone land in the town centre. It is proposed to change the zoning of land along the town’s northern and southern boundary, which currently includes single dwelling residences, to commercial C75 mixed use zone, which would allow mostly higher density residential development with small-scale shops or offices. A portion of these transition areas, mostly in the eastern and undeveloped part of the town centre, is to be made available for zoning as community facility zone through the precinct code.
Variation 300 also makes more land commercial CZ1 core zone to enable development of a mix of retail tenancies and enable core retail functions to be co-located with the two office parks within the town centre. The variation also provides TS71 transport zone to allow the development of the Valley Avenue connection to Gundaroo Drive, which will form an important part of the proposed town centre ring road. Finally, the zone of Gungahlin oval has been extended to cover land south of the oval to allow the development of various complementary activities, including car parking for oval patrons.
A precinct code with particular planning controls for the development in the town centre is also proposed in variation 300. The precinct code provides additional planning, design and environmental controls to support the objectives of the relevant zones.
The Gungahlin code includes planning controls on various subdivision elements as well as controls on building height and design, public car parking and development in the public realm. It includes area-specific development controls for key precincts in the town centre, including two retail precincts, two office precincts, the services and trades area, the major community and recreational facilities precinct and transition areas along the southern and northern boundary of the town centre.
In order to support the variation and the revised planning framework, it was considered necessary to review the existing Gungahlin town centre and central area structure plan and extract the town centre specific policies to a stand-alone structure plan while retaining a structure plan for the Gungahlin central area.
Issues raised by the community were addressed in draft variation 300, which proposed the following responses.
Land to the east of the town centre was identified for additional office use.
Zones and planning controls on land being developed for educational, recreational and sporting uses to the west of the town centre were reviewed and confirmed in conjunction with the relevant ACT government agencies.
A new urban open space spine is proposed in the core office area to the east of the town centre to provide more open spaces.
Development of a ring road is proposed to divert “through traffic” away from Hibberson Street.
The existing grid street pattern is extended across the town centre to improve pedestrian and cycling connections.
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