Block 21 Section 61 Downer is zoned RZ5 – High Density Residential under the Territory Plan. The block is subject to the Downer Precinct Code and Multi Unit Housing Development Code.

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The proposal is for ‘retirement village’ and ‘residential care accommodation’ uses as defined under the Territory Plan. Given the nature of the proposal being for these uses, only certain parts of the Multi Unit Housing Development Code apply to this proposal. ​

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Below is a description of how the proposal addresses the RZ5 zone objectives applicable to the site as well as some key Precinct and Development Code controls that relate to the proposal.

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RZ5 – High density residential zone Zone objectives

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​a) Provide for the establishment and maintenance of residential areas where the housing is generally high density in character particularly in areas that have very good access to facilities and services and/ or frequent public transport services.

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This development will deliver a total of 130 dwellings, in addition to an assisted living facility.

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The proposed development has been informed by a detailed site, context and locality analysis which has driven the design of a development that responds to the existing density and character of the area. The residential development will enjoy good access to facilities and services for the future resident population, including access to public transport.

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b) Provide opportunities for redevelopment by enabling changes to the original pattern of subdivision and the density of dwellings.

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The site has been previously prepared for redevelopment following the demolition of the Downer School. Section 61 Downer has previously been subdivided into three blocks, of which the subject block is the final site for development.

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c) Provide for a wide range of affordable and sustainable housing choices that meet changing household and community needs.

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The proposed development includes a variety of affordable and sustainable housing choices. This includes a mixture of one, two and three bedroom units; as well as assisted living opportunities. The proposed development will meet the needs of changing households and the community to provide housing options for ageing in place.

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d) Ensure development and redevelopment is carefully managed so that it achieves a high standard of residential amenity, makes a positive contribution to the neighbourhood and landscape character of the area and does not have unreasonable negative impacts on neighbouring properties.

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The proposed development has been architecturally designed to deliver a high standard of residential amenity and provide a cohesive relationship with the neighbourhood and streetscape. The development will not result in unreasonable negative impacts on neighbouring properties.

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e) Provide opportunities for home based employment consistent with residential amenity.

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The design of dwellings will support a range of home-based employment activities, noting that the target population of the development will typically not be in the workforce.

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f) Provide for a limited range of small-scale facilities to meet local needs consistent with residential amenity.

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The proposed development includes a Community Hub that provides amenities for use by residents and their guests that supports the residential amenity of the development.

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g) Promote good solar access.

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The proposed development has been designed to maximise solar access to individual units to provide high quality residential amenity.

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h) Promote energy efficiency and conservation.

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A number of sustainability strategies are being explored for the development in collaboration with a sustainability consultant, including energy generation through providing solar panels on the rooftop, and energy and water saving features. In addition, the tree retention and landscape strategy for the site and the basement design has been considered to provide opportunities to establish deep root planting and contribute to the tree canopy on the site to assist with the environmental performance of the development.

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i) Promote sustainable water use.

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A Water Sensitive Urban Design Strategy has been developed for the site to promote sustainable water use, supported by the building design. Deep root planting areas are proposed across the site to accommodate on-site infiltration of stormwater run-off.

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j) Promote active living and active travel.

 

The site is afforded excellent proximity to open space nature reserves, cycle networks and pedestrian paths that will promote active living. The landscaping strategy for the site is proposed to incorporate design features that encourage active living. The suburb of Downer is served by public transport and a Northbourne Avenue light rail stop is situated a short walk from the site to the west to support active travel modes.

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k) Encourage an attractive, safe, well-lit and connected pedestrian environment with convenient access to public transport.

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The proposed development has been designed to incorporate attractive, safe and well-lit and connected pedestrian footpaths having crime prevention principles in mind to support safe movement through the site and surrounds. The proposed development is accessible and permeable, allowing residents and the public to enter the site from street and public space frontages. 

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Downer Precinct Map and Code

 

R3- The maximum number of dwellings on the site (Section 61 Downer) is 300.

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This development will deliver a total of 130 dwellings. The Crown lease that applies to the site permits a total of 140 multi unit dwellings.

This proposal seeks to vary the current Crown Lease to reduce the number of multi-unit dwellings from a maximum of 140 to 130 dwellings. The total number of dwelling proposed across Section 61 Downer is less than 300 dwellings, as was previously approved in the Territory Plan Variation for the rezoning of the subject block.

The allocation of development rights between the three stages of development was apportioned as follows:

• Stage 1 (Block 17): 37 dwellings

• Stage 2 (Block 20): 123 dwellings

• This proposal - Stage 3 (Block 21): 130 dwellings

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R6 - The maximum height of building for the areas shown in figure 1 is: a) for area ‘A’, 4 storeys

 

The proposed buildings have a maximum height of 4 storeys, noting that roof top plant located on the roof does not constitute a storey under the Territory Plan.

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Criterion 7

The heritage listed trees on the boundaries fronting Bradfield and Melba Streets are not adversely impacted by development.

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The proposal seeks to address the criterion as the setbacks to Bradfield and Melba Streets are less than 30 metres which is the setback stated under the rule. The criterion provides the opportunity to propose an alternative setback for a specific design outcome on the site.

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The proposed buildings are set back more than 18 metres from Bradfield Street and 24 metres from Melba Street. The setbacks are proposed based on the recommendations of the heritage consultant and in line with the heritage listing of the tree plantings along Bradfield and Melba Street. A Statement of Heritage Effects has been prepared by Biosis Pty Ltd in relation to the proposed development and replanting of heritage trees along these streets, and this application has been submitted to the Heritage Council for approval.

 

Multi Unit Housing Development Code

 

Criterion 30

Buildings and other structures are sited to achieve all of the following:​

1. consistency with the desired character

2. reasonable separation between adjoining developments

3. reasonable privacy for dwellings on adjoining residential blocks

4. reasonable privacy for principal private open space on adjoining residential blocks

5. reasonable solar access to dwellings on adjoining residential blocks and their associated principal private open space   

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The proponent is seeking to adopt the criterion as the side and rear setbacks do not meet the minimum requirements. The proposed buildings provide reasonable side and rear boundary setbacks as:

• Building A, C and D are set back more than 3.5 metres from adjoining residential development at Block 20, an internal driveway will be established along the boundary as part of residential development for Block 20 and act as a buffer between Block 20 and 21 to retain solar access and privacy to the adjoining development.

• Building D is set back more than 4.5 metres from the southern side boundary and fronting Downer Neighbourhood Oval, which provides reasonable solar access and privacy to adjoining residential development.

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Rule 90 

This rule applies to land containing places or objects registered or provisionally registered under section 41 of the Heritage Act 2004. The authority shall refer a development application to the Heritage Council.

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Block 21 contains an ACT Heritage item (item number 20080 - Trees of the Former CS&IR Experiment Station). A Statement of Heritage Effects (SHE) and Tree Management Report has been carried out to address heritage conservation and tree protection matters in relation to the proposed development.

 

As part of the proposal, trees located on the site have been identified for:

• Removal and replacement (to the Bradfield and Melba Street frontages of the site);

• Removal (trees that are not subject to heritage listing); or

• Retention (other trees that are not subject to heritage listing but are to be retained for the amenity of the development and landscape values of the site).

 

A staged tree management plan has been implemented in the SHE, outlining the proposed heritage tree replacement strategy in accordance with advice provided by the ACT Heritage Council.

 

Part of this strategy has already been implemented for earlier stages of development in Section 61 Downer along Bradfield Street.

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The architectural character and materiality of the proposed development is inspired by the local context, appropriate for the uses proposed and situated within a landscaped setting.

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Proposed building finishes include red brick that is reminiscent of the 1960s Canberra residential building aesthetic and adjoining development within Section 61 Downer.

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