DARWIN INNER SUBURBS
DRAFT AREA PLAN Submission to NT Planning Commission Australian Institute of Architects December 2015
SUBMISSION BY
Australian Institute of Architects - NT Chapter The Royal Australian Institute of Architects trading as Australian Institute of Architects ABN 72 000 023 012 Unit 3, 4 Shepherd Street DARWIN NT 0800 GPO Box 1017 DARWIN NT 0801 Australia T +61 8 8936 1820 E nt@architecture.com.au
PURPOSE
This submission is made by the NT Chapter of the Australian Institute of Architects (the Institute) to the NT Planning Commission, in response to the invitation issued under the Darwin Inner Suburbs Draft Area Plan and associated documents, November 2015. At the time of the submission the office bearers of the NT Chapter are Simon Scally (President), Richard Layton (Past President), Andrew Broffman, Alice Chambers, Ross Connolly, Jenny Culgan, Robert Foote, Steve Huntingford, Rossi Kourounis, Tammy Neumann, Katy Moir, Joshua Bellette, Jurse Salandanan. The Chapter Manager of the Northern Territory Chapter is Joshua Morrin. This submission was prepared by Joshua Morrin, NT & International Chapter Manager, with the assistance of Simon Scally, Col Browne, Steve Huntingford and Jo Rees, for the Northern Territory Chapter Council.
ABOUT THE INSTITUTE
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The Australian Institute of Architects, incorporated in 1929, is one of the 96 member associations of the International Union of Architects (UIA) and is represented on the International Practice Commission. The Institute is an independent voluntary subscription-based professional member organisation with more than 12,000 members who are bound by a Code of Conduct and Disciplinary Procedures. The Institute is the peak body for the architectural profession in Australia, and works to improve our built environment by promoting quality, responsible, sustainable design.
Australian Institute of Architects December 2015
The Institute thanks the Planning Commission for the work undertaken to this point, and the level of consideration that is apparent within the suite of documents provided for review at this stage of the process, namely:
BACKGROUND & STRUCTURE OF THIS SUBMISSION
1. Darwin Inner Suburbs Draft Needs Assessment (November 2015) 2. Darwin Inner Suburbs Draft Area Plan (November 2015) 3. Draft Discussion Paper: Review of the NT Planning Scheme Performance Criteria (November 2015) We recognise that there is a substantial amount of good work encapsulated in these documents, for which we wish to commend the Commission. The Institute supports in principle much of that which has been proposed. Consequently, the purpose of this submission is to provide the Commission with a review that might further sharpen the quality of the work in the final stage of the process. We have taken the view that, given the level of development of the Draft Area Plan, our comments would be of greater use if directly referenced to the relevant aspects of the Plan. This therefore forms the bulk of our submission, which we preface by providing an overview of our comments with respect to the plan in its current stage of development. You will note that many of the comments in our review of the Draft Planning Principles and Concepts are marked with either smiley (“�”) or frowning (“☹”) faces. Unlike other social media avenues, we believe that there needs to be room in the debate to express a range of expressions other than simply ‘liking’ something. (Rather than exposing the review to the full spectrum of emojis, we have restricted ourselves to these generally positive or generally negative indications). We have reviewed the Draft Needs Assessment in detail and considered the premises this establishes for the Draft Area Plan. We suggest that the final Area Plan might be strengthened if the Needs Assessment (or a form therein) is referenced as an Appendix to the Plan proper. This will in our view assist the internal consistency of the document. The Draft Discussion Paper: Review of the NT Planning Scheme Performance Criteria is a document that in principle we support, for purposes of discussion. We have not however reviewed this in detail, and make no comment with respect to it in this submission. We will review this early in 2016. The Dual Occupancy Policy for the Northern Territory, foreshadowed as further work by the Planning Commission, is also a piece of work that we support in principle.
Australian Institute of Architects December 2015
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DARWIN’S GREAT CIVIC GALLERY?
The Draft Area Plan appears to maintain an emphasis on the development of activity centres that are internalised relative to the main transport corridors. Whilst by historical measure this is a feature of Darwin’s urban form, within the current context, and given the stated purpose of the Area Plan: “The Draft Area Plan is premised on focusing new growth toward activity centres to facilitate walkability associated with the co-location of higher density residential development and a mix of commercial, retail, community facilities and services, public transport and tracts of public open space” (Draft Area Plan, p.6)
it seems curious to us that this approach would continue to be the one supported. Whilst the principle of co-location is logical, we query whether a pattern of development that increases the intensity of focus on existing local activity centres – funnelling additional traffic into local networks, which have a natural limit to the level of traffic which they are able to support – will place at risk the amenity of such areas? Whilst we would never advocate an abandonment of the existing (and successful) activity centres within the study area, we believe that there is merit in developing additional activity “centres” within areas that have the capacity to support them. The logical opportunity, it seems to us, is along the primary and public transport arteries – to reinforce the spine. The Stuart Highway. It is the logical thread which ties everything together, but at present appears to be addressed in a segmented manner. We contend that this fundamental artery of the study area – not just at present, but equally historically – offers the opportunity to develop a narrative for the entire entry sequence to the Darwin CBD. We are reminded of Louis Kahn’s observation about the nature of streets: The street is a community room. […] A long street is a succession of rooms given their distinction, room for room, by their meeting of crossing streets. (The Room, The Street and Human Agreement: Louis I. Kahn, 24 June 1971)
If a long street is a succession of rooms, then the Stuart Highway must surely be Darwin’s great civic gallery.
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Australian Institute of Architects December 2015
It is, therefore, a puzzle as to why the city should continue to turn inwards to the smaller pockets of side rooms. We propose that it be embraced, and showcased. Rather than it persisting as the forgettable and of necessity passage into the city – and to the end of the road, as it were – the Stuart Highway should be a lively procession of exhibition rooms, full of pedestrian life, with high public amenity (especially in terms of transport and landscape) as well as offering alternatives for living in smaller, more easily serviced dwelling types. This would in turn, we suspect, alleviate associated pressures on housing stock and the “tropical character” of adjacent suburbs. Whilst we respect the view that in the immediate term development in these areas might not be a reality, we submit that from a strategic point of view, this will facilitate a delivery of higher density, compact, high amenity development that will alleviate corresponding pressure on existing high intensity activity centres.
Existing activity centres internalised
Alternative: strengthening the Stuart
relative to primary transport corridors
Highway “spine” to increase the
- should these centres be enlarged
effectiveness of the primary transport
and the pressure on internal aspects
corridor, and potentially alleviate
increased?
pressures on local suburbs?
Australian Institute of Architects December 2015
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KEY ISSUES
The following stand out to us as key opportunities still remaining for investigation. 1.Density: why not more? While the proposed changes accommodate higher densities, we query whether this is in fact high enough in an area with such high amenity, and capacity? We propose that a higher density would sooner limit the sprawl of Darwin into the hinterland, and provide a better return for infrastructure investment. We also maintain that this would be a more sustainable strategy for accommodating the anticipated growth of Darwin, as well as provide more vibrant places in which to live. As we recently remarked in our submission to the Mid Suburbs Area Plans Discussion Paper, the proposed increases in density are still very low, by world standards. This is an opportunity to commit Darwin to a compact and highly efficient urban form that better delivers on all the metrics of liveability. 2. There is a great need within the Darwin housing market to investigate the Low Rise High Density housing typology. Much of what is forecast by the Commission (cf. “Considering the limited opportunities to accommodate this growth, it is envisaged that the population will be accommodated primarily by a mix of medium (two storey terraces, townhouses) and higher density (apartment)� – Draft Needs Assessment, p.13) prompts a better recognition and understanding of this housing typology. The Institute proposes that an intensive, short-term, focused research project would be a means of assisting the development of concepts for understanding of this typology within the Darwin market, and would like to assist the Commission in this regard early in 2016. Such a project might include a variety of typologies, including small house, subdivided lots, dual occupancy, shop house, and low rise (up to four storeys) apartments.
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3. The Stuart Highway corridor. Further to our comments above, this was also identified in the Community Feedback (“Localities identified by many in the community as having potential for redevelopment, revitalisation or as opportunities for compact urban growth, include: along transport corridors [ …] the Stuart Highway end of Parap Road […] higher density development along the Stuart Highway from the old Government Printing Office to Parap Road” – Draft Needs Assessment, p.19) and has in part been addressed in the Draft Area Plan. Our view, however, is that there is still significant opportunity for additional development along this corridor. Furthermore, it is noted that the Stuart Highway, Stuart Park corridor requires “an urban design solution […] that will: • • •
Facilitate sufficient population growth along this corridor to support future mixed use commercial, showroom and residential activities; Create an urban design solution for this important gateway to the city; […] and Encourage consolidation of existing lots to create appropriate minimum lot sizes that support densification and economic feasibility” (Draft Needs Assessment, p.25)
We are not sure why a similar approach has not been applied to a greater length of the Stuart Highway. It is, after all, of one and the same piece. The Stuart Highway is the lifeblood of the future of this part of Darwin – it offers the most opportunity for change, it is already designated as a transport corridor, and it will forever be the primary route of entry from Darwin International Airport to the CBD. It is therefore important from every aspect of life – from daily life to business. We recommend that it be recognised as such, and that a detailed study be undertaken. This might be similar to studies undertaken in recent years of primary urban linkages, for example with the Parramatta Road study in Sydney, by the NSW Government. 4. “Tropical character”, whilst a valued attribute, should not be the primary objective for new or existing residential areas. Value systems that are backward-looking will only stymie the betterment of the city, whereas a historically and culturally informed point of view will permit the continued development of the desired character. We would like to believe that the best is yet to come, and encourage the Commission to instil this view throughout the objectives of their work. We propose that the most effective means to deliver “tropical character” is via design principlesbased development, which take into consideration aspects such as building orientation, organisation of the dwelling plan, and landscape. We further advise that such “character” is not merely an aesthetic measure, and would caution against any explicit design controls. Rather, it could well be encouraged within the “Planning Principles” for the study area, which we note received “strong support for building design guidelines to encourage design which responds to Darwin’s climate and tropical character” (Draft Needs Assessment, p.20). Furthermore, we maintain that, despite appearances, “tropical character” is not synonymous with large lot size (or vice versa). Both of these are crude measures for residential development.
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5. Centres and Strips, not just Centres. Whilst in general terms we support the direction of the Draft Area Plan with respect to Activity Centres (particularly in respect of the detailed study areas of Stuart Park and Parap), at the same time we believe there is a missed opportunity in the instance of the Stuart Highway (as referenced above). In the instance of local centres, such as Fannie Bay and Winnellie, whilst we respect the view that other growth centres are preferred, we do not believe that this ought necessarily prevent any growth whatsoever. “Limited” should not be misconstrued to mean “none”. We do, however, support the view that delaying the proposed supermarket is prudent. A strategy of growing the population in an area first, then increasing the services, will assist providing affordable accommodation and have the corollary of promoting growth. The proposed full line supermarket, despite its proximity to public transport corridors and walkable neighbourhoods, will attract large numbers of vehicles, and a better strategy needs to be developed for parking than is currently the case in either Woolworths CBD or Nightcliff Village, both of which are very poor in terms of their contributions to urban design.
Lower densities/ continuation of existing density
radius 400m
m radius 200
Highest densities are around activity centre/ transport corridor and public transport node
Public transport node and activity centre
Transport corridor
Density transition zone
Lower densities/ continuation of existing density
radius 400m
m radius 200
Highest densities are around activity centre/ transport corridor and public transport zone
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Public transport zone and activity strip
Transport corridor
Density transition zone
Australian Institute of Architects December 2015
6. Transport Networks for a Compact Urban Growth Model. We note from the Draft Needs Assessment that “Darwin has the highest per capita percentage of bike riders of all Australian capital cities” (p.50), but in terms of general experience, some of the poorest provisions. We endorse the finding that “there are issues with the connectivity of the network”. At present however the Draft Area Plan appears to offer little to the cycling community – perhaps a separate map might assist. This leads us to ask: if you improved the amenity and connectivity for cyclists, what would be the impact on the vehicle population? Might there conceivably be less cars on the road? This is a particularly pertinent question for the Inner Suburbs, where land is in limited supply, but the population density is expected to increase. Planning schemes that place an overly heavy emphasis on provisions for car spaces commit us to a car-based future, when there are numerous examples of other cities in the world which are transitioning to primarily pedestrian and cyclist-based transportation networks. This, we contend, would be more in step with the Compact Urban Growth Model adopted by the NT Government. 7. Design Assessment for significant developments. Given the direction proposed by the Draft Area Plan, we believe that there is merit in proposing an alternative form of assessment of developments for projects over a certain scale or budget, for projects of an adaptive re-use of a significant heritage item, or in locations deemed to be of significance in terms of the urban realm. The implementation of Design Review Panels, comprising a range of recognised experts in the fields of design & planning, we believe might assist in improving the design outcome, strengthening the relationship for future works with the proposed Plan, and providing the public with confidence that future development will have been considered from a variety of points of view, including the public interest. There are numerous sites within the current document that might be suitable for such attention, which are referenced in our comments.
Australian Institute of Architects December 2015
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Darwin Inner Suburbs Draft Area Plan District Wide Draft Land Use Plan EAST POINT
FANNIE BAY
THE NARROWS
LUDMILLA PARAP
t uar
ay
hw
Hig
St
AIA NT
WOOLNER er Tig
We suggest that a Stuart Highway Corridor Study might assist in integrating the various elements of the Plan, and providing an overarching narrative for the Inner Suburbs. This would identify various themes for each of the particular segments (nom. “A”, “B”, “C”, etc.)
nan
ve
Dri
n Bre
BAYVIEW
THE GARDENS STUART PARK
LARRAKEYAH
DARWIN CITY
Legend Potential area for change Residential (See page 12) Future Development
Mixed Use (See page 16)
Organised Recreation (See page 24)
Essential Services (See page 36)
Tourist Commercial Area (See page 16)
Public Open Space (See page 24)
Conservation Area (See page 38)
Industrial and Service Commercial Areas (See page 22)
Community Purpose (See page 24)
Heritage (See page 38)
Darwin Inner Suburbs Area Plans.dgn
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Australian Institute of Architects December 2015
AIA NT Present or future tense? Is now and should continue to be rich in: density, amenity, landscape, etc.?
DARWIN INNER SUBURBS DRAFT AREA PLAN
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Refer our comments on the Stuart Highway. “Stitched together by the Stuart Highway” could be the theme of the overall narrrative for the Inner Suburbs.
3. The Vision for Darwin’s Inner Suburbs 3.1 Vision Darwin’s Inner Suburbs are the gateway to the CBD of Darwin - the dominant commercial, cultural, administrative, tourist and civic centre of the Northern Territory’s capital city. The Inner Suburbs present a modern and prosperous Darwin, while also reflecting the heritage and natural environment which contribute so much to Darwin’s character.
Social Infrastructure Social infrastructure, including public open space and recreational facilities, is to be enhanced in a manner that reflects the social needs of existing and future residents of the Darwin’s Inner Suburbs and the broader Darwin Region.
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To protect opportunities for road, public transport and active transport enhancement, while ensuring that: significant transport corridors provide green gateways presenting strong tropical landscape statements;
•
shade, shelter and other amenities for those engaged in active transport are provided; and
3.2 Goals
•
public transport vehicles and users have priority over the private motor vehicle.
Residential Areas
Essential Services
To protect and recognise the aesthetics and associated lifestyle of established residential areas while providing new housing opportunities that reflect the diverse needs of Darwin’s regional population.
To plan for the timely delivery of essential services and infrastructure in order to meet the demands of the growing population.
Activity Centres and Tourist Commercial Area
To safeguard the sensitive environs of Ludmilla Creek and Darwin Harbour, and to ensure the protection, enhancement and adaptive re-use of heritage assets and stories.
To provide opportunities for people to live, work, play and shop in a location characterised by excellent public and active transport, service infrastructure, prosperous economic conditions, safe streets and a strong sense of place.
AIA NT
Movement and Transport
•
The Inner Suburbs of Darwin are an inclusive place, offering a range of live, work and play opportunities to meet the diverse needs of the residents of the Darwin region.
AIA NT
AIA NT including landscape and tree planting strategy. AIA NT
Environment and Heritage
Isn’t it the market that provides? Isn’t the purpose of the Plan to support and facilitate? AIA NT �
Industrial and Service Commercial Areas To protect the role of existing industrial areas as local employment hubs, and encourage the continued transition to the provision of locally accessible service industries such as car service centres etc.
AIA NT Seems very specific to mention as part of a high level Vision statement?
Darwin Inner Suburbs Draft Area Plan
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AIA NT ... and support denser models of living commensurate with the compact urban growth model. Australian Institute of Architects December 2015
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DARWIN INNER SUBURBS DRAFT AREA PLAN
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Residential Areas
AIA NT Yes, but dual occupancy should be an option for residential sites > 1,000m2 AIA NT Why not continue the small lot/ multiple dwelling residential opportunity along Ross Smith Avenue?
Legend Suburban Residential
A
Refer to 2-10 Dick Ward Drive Concept
Small Lot/ Multiple Dwelling Residential
B
Refer to Nylander Street Concept
C
Refer to 6, 16 and 25 Blake Street Concept
D
Refer to Woolner Precinct Concept
Medium Density Residential High Density Residential Bayview Future Development Area Potential area for change
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Darwin Inner Suburbs Area Plans.dgn
planningcommission.nt.gov.au
Australian Institute of Architects December 2015
AIA NT
AIA NT
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4. A Plan for Land Use 4.1 Residential Areas Planning Principles Category
Objectives
Acceptable responses
Suburban Residential
1. Development of new single detached dwellings.
Development is to be in accordance with the provisions of Zone SD (Single Dwelling Residential), subject to any Concepts identified herein.
2. Limit the impact of new single dwelling development on the established neighbourhood character. 3. Limited change in built form and neighbourhood character. Small Lot/ Multiple Dwelling Residential
1. Development of multiple dwellings on one site and single dwellings on small lots.
Development is to be in accordance with the provisions of Zone MD (Multiple Dwelling Residential), subject to any Concepts identified herein.
2. Provide a buffer between suburban residential areas and adjoining density localities.
This comment applies to all instances of this qualification.
3. Built form and landscape response that is compatible with the adjoining suburban residential area. Medium Density Residential
1. Development of multiple dwellings in a residential only setting. 2. A built form and landscape response that is compatible with and sensitive to the adjoining suburban residential area.
This phrase disincentivises betterment in situations where the existing adjacent stock is questionable quality. Under this objective, new residential infill typologies that are inserted between bad buildings can never get better. The objective should not be qualified in terms of “compatibility”, but should be aspirational toward higher quality. Perhaps, for example: • “responds to”? • “maintains dialogue with”? • “respects the qualities of”? all of which permit some flexibility in the response to context.
Development is to be in accordance with the provisions of Zone MR (Medium Density Residential), subject to any Concepts identified herein.
AIA NT Not consistent with walkability
A residential building in Zone MR that: •
abuts land in Zone SD; or
•
has a frontage to a street with a reservation width not exceeding 18m on the opposite side of which is land in Zone SD
is not to exceed a height of 3 storeys above the ground level. High Density Residential
1. Development of multiple dwellings in a residential only setting. 2. A built form and landscape response that is compatible with and sensitive to the adjoining suburban residential area.
�
Development is to be in accordance with the provisions of Zone HR (High Density Residential), subject to any Concepts identified herein.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
AIA NT
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Concepts
AIA NT Height controls? AIA NT
Category
Objectives
Acceptable responses
A. 2 – 10 Dick Ward Drive, Fannie Bay
1. An integrated medium density residential development across all sites.
Prior to the development of any medium density development in this precinct all properties nominated are to be consolidated, or a master plan is prepared showing how these lots are to be developed as an integrated subdivision.
2. Rationalise access to the precinct by providing a limited number of ingress and egress points between the precinct and Dick Ward Drive.
Options are to be designed in accordance with the requirements of the City of Darwin.
1. Renewal of Nylander Street.
Residential only development consistent with the provisions of Zone MR (Medium Density Residential) along Nylander Street only when the street is reconstructed to allow for two way traffic movement between Goyder Road and the Stuart Highway Service Road.
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AIA NT
B. Nylander Street
When is this envisaged? Where is it documented?
(Also refer to the Stuart Highway, Stuart Park Concept Plan at Attachment 2)
AIA NT
C. 6, 16 and 25 Blake Street, The Gardens
Alleys with no casual surveillance are dangerous.
No commercial uses are permitted. 1. Development providing interconnectivity between components of the Darwin George Brown Botanic Gardens.
AIA NT
Enhance the role of Birdsong Gully as a local green space link providing pedestrian connectivity between residential uses and the adjacent open space and foreshore areas.
☹ Buildings to face it. AIA NT Add shops for walkability AIA NT
2. Continuation of the local road function of the surrounding street network.
Implementation of a new road link to Gardens Road from the sites that ensures that the local streets surrounding the sites (including Gardens Hill Crescent and Melville Street) only carry traffic levels consistent with a local access street.
3. Continued unrestricted use of the Darwin Amphitheatre.
Advice to future residents by way of a cautionary notice on title regarding the existing use rights associated with the Amphitheatre.
Destined to fail ☹
Building and site design to minimise the impacts of noise from the amphitheatre on future residents.
AIA NT ☹ Given the size of this development parcel, the planning objectives require significant further development and the development of a detailed masterplan. If it is required for a much smaller site (eg. 2-10 Dick Ward Drive) it should be even more the case in this instance. 14
A publicly accessible open space equivalent to 10% of the area used for residential dwellings. This contribution is within 400m of most dwellings and should include green pedestrian/ bike links to ‘Birdsong Gully’ and the Botanic Gardens to the north of the site.
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AIA NT
AIA NT
This masterplan should demonstrate the design response to a range of issues, including traffic, form, height, wind, & noise.
Given the level of public interest in this site, it would also be an ideal opportunity for the proposed Design Review Panel.
AIA NT Crazy ☹
Australian Institute of Architects December 2015
AIA NT Cul-de-sacs to discouraged to increase connectivity. New development must integrate with adjacent edges.
AIA NT Yay �
DARWIN INNER SUBURBS DRAFT AREA PLAN
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Concepts Category
Objectives
Acceptable responses
D. Woolner Precinct
1. A new integrated road network at the Woolner Precinct to efficiently connect vehicles, pedestrians and cyclists to existing networks.
Extension of Parap Road into the precinct.
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1)
AIA NT � But starts to add multiple sets of traffic signals?
A local road network connecting Woolner Road and Goyder Road via Armidale Street and connecting Armidale Street and Woolner Road via Iliffe Street.
AIA NT More traffic lights?
A grid of local streets interconnecting Armidale Street, Iliffe Street and the Stuart Highway. Blocks with dimensions greater than 100m x 100m are discouraged. Pedestrian laneways, public open spaces or a local road are to be utilised to create a fine grained urban layout, and can be used to break up lots greater than the above dimensions.
AIA NT Safety with casual surveillance
Road design that provides •
on street parking bays;
•
pedestrian footpaths on both sides of the street; and
•
for cyclists.
AIA NT � AIA NT
Landscaped wide verges and medians within street reservations and public open spaces provide visual relief and shade.
Darwin Inner Suburbs Draft Area Plan
� Separate bike lanes.
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AIA NT �
Australian Institute of Architects December 2015
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DARWIN INNER SUBURBS DRAFT AREA PLAN
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Activity Centres and Tourist Commercial Areas
EAST POINT
AIA NT Why leave this segment out?
LUDMILLA
THE NARROWS
FANNIE BAY
PARAP See Parap Village and Woolner Concept Plan (p.42)
WOOLNER
A
BAYVIEW B
THE GARDENS
STUART PARK See Stuart Highway, Stuart Park Concept Plan (p.45)
LARRAKEYAH
DARWIN CITY
Legend Convenience Retailing/ Existing Commercial Tourist Commercial Area Local Centre Speciality and Secondary Centre
Activity Centre Boundary
A
Parap Village and Woolner Activity Centre
B
Stuart Highway, Stuart Park Activity Centre Darwin Inner Suburbs Area Plan.dgn
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4.2 Activity Centres and Tourist Commercial Areas
Planning Principles Category
Objectives
Acceptable responses
Specialist and Secondary Centres
1. Centres characterised by a mix of residential, commercial, retail, community and other compatible uses.
Mixed use buildings accommodate:
(Also refer to the Parap Village and Woolner Concept Plan, and the Stuart Highway, Stuart Park Concept Plan at Attachments 1 & 2 respectively)
•
commercial activities; and/ or
•
residential use above commercial activities.
AIA NT � Mix yay!
Land use generally accords with Sheet 1 of the Parap Village and Woolner Concept Plan, and Sheet 1 of the Stuart Highway, Stuart Park Concept Plan.
AIA NT ���
Diverse housing options that respond to changing demographics and create options to accommodate future growth.
AIA NT
Uses not compatible with residential are not to be established. 2. New commercial and retail floorspace.
Expansion of floorspace accords with the parameters set by the relevant Concept herein.
Local Centres & Convenience Retailing/ Existing Commercial
1. Ongoing use for commercial purposes.
Expansion of commercial, retail and residential floorspace in these localities is not encouraged beyond the boundaries of the land currently zoned for commercial use.
Tourist Commercial Areas
1. Limiting development of Tourist Commercial Areas to uses that service tourism, including commercial and residential activities.
What are these? How do you establish or measure such uses? AIA NT What about the use of the street? This could extend to contribute to vibrant street life?
Development in and around the commercial zones that accords with the provision of the NT Planning Scheme. The maintenance of public access to the foreshore and beach reserves.
AIA NT
Development is to be in accordance with the provisions of the NT Planning Scheme.
Darwin Inner Suburbs Draft Area Plan
What about considering amphitheatre alternative concert venue near Stuart Park school? Or elsewhere. What are the options for sites not identified?
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AIA NT We support, but the Plan should make stronger engagement with the Stuart Highway
AIA NT This is descriptive of current situation, not future responses? Delete?
DARWIN INNER SUBURBS DRAFT AREA PLAN
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Concepts
AIA NT � Provides a safe alternative to Mitchell Street.
Category
Objectives
Acceptable responses
A. Parap Village and Woolner Precinct
1. Integration of Parap Village and the Woolner Precinct via extension of commercial uses along Parap Road.
Parap Centre caters for the convenience needs of adjacent residents and provides activated nightlife and weekend trade serving residents of the inner suburbs and the broader region.
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1)
AIA NT � But how do you get there (parking, public transport, etc.)? And how to you link them? Urban design guidelines for Parap Rd. would assist.
Commercial uses along Parap Road may occur as a way of allowing for the commercial growth of the Parap Village. In the medium term, a secondary activity centre with a full line supermarket not exceeding 6,500m² Gross Floor Area (GFA) of retail floorspace should be established in the Woolner Precinct. Retail development in the Woolner precinct is focused on the provision of retail options that cannot physically be located in Parap Village or Parap Road (ie. a supermarket) and those that complement Parap Road and Parap Village Commercial and retail development incorporating landscaping and shade awnings along Parap Road is to provide a continuous and pedestrian friendly connection between Parap Village and the Woolner Precinct.
AIA NT � By foot or vehicle?
Opportunities to redevelop the Parap Village Centre may provide a multi-deck parking facility. One potential option is at the rear of the shops on Urquhart Street.
AIA NT This is dubious. A multi-deck facility in this location would corrupt the urban design principles of Parap Village. Perhaps there are Park & Ride alternatives? Or even move the market??
2. Development of medium rise mixed use buildings.
Buildings accord with Sheet 2 of the Parap Village and Woolner Concept Plan.
3. Appropriate lot size and configuration to accommodate mixed use development.
Amalgamations as outlined on Sheet 1 of the Parap Village and Woolner Concept Plan.
4. Car parking hidden from view and located to facilitate continuous pedestrian movement on primary and secondary streets.
Vehicle access that accords with Sheet 2 of the Parap Village and Woolner Concept Plan, which can also be achieved by the lot amalgamation pattern identified in Sheet 1.
AIA NT Refer comments. AIA NT �
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AIA NT Doesn’t have to be hidden, just appropriately located with proper amenity for pedestrians and cyclists. 18
AIA NT Is this the reason for the Goyder Rd. extension?
Australian Institute of Architects December 2015
AIA NT
AIA NT
This is dubious. Perhaps “via the articulation of building form, envelope & material expression”?
“incorporate a design response which strengthens the precinct by:”
DARWIN INNER SUBURBS DRAFT AREA PLAN
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Concepts Category
Objectives
Acceptable responses
A. Parap Village and Woolner Precinct
5. Mark the arrival point of specialist and secondary centres through the use of architecture.
Landmark development sites identified on Sheet 2 of the Parap Village and Woolner Concept Plan incorporate an entry statement to the precinct by:
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1)
•
providing a prominent architectural address orientated towards the view corridor identified on Sheet 2;
•
using architectural features such as turrets, corner splays and the like that bring the building to a dominant point within the identified view corridor; and
•
They already provide an address (implicit). Perhaps “developing” or “establishing”? AIA NT ☹ “Provide a visual anchor point, via the articulation of building form, envelope and material expression”
employing the appropriate use of building height on the interface with the view corridor to accentuate the sense of arrival at the address.
6. Enhanced community facilities or public open space in the precinct through increased building heights at the corners of Parap Road and Somerville Gardens.
Building heights of 4 storeys at the corner of Somerville Gardens and Parap Road. Or, in exchange for a new park connecting Somerville Gardens and Drysdale Street, a maximum of:
7. Streets that encourage movement, gathering and shade.
Street design that generally implements the spatial use elements outlined at Sheet 3 of the Parap Village and Woolner Concept Plan.
8. Continued operation of the live entertainment function at established venues.
Advice to future residents by way of a cautionary notice on title regarding the existing use rights associated with the Railway Club and other existing licenced venues.
9. Appropriate distribution of commercial and retail floorspace between Woolner and Railway Street.
AIA NT
•
an additional single storey north of the Somerville Gardens and Parap Road corner; and
•
an additional 2 storeys south of the Somerville Gardens and Parap Road corner.
AIA NT Might these be better captured as urban design guidelines? AIA NT ��� AIA NT
Building design to minimise the impacts of noise sources.
We support the continued operation of the Railway Club, but expect that there are few mechanisms to prevent noise complaints from post hoc residents.
Woolner Site Retail floorspace not exceeding 6 500 m² GFA, mixed commercial and residential uses within the commercial areas shown on Sheet 1 of the Parap Village and Woolner Concept Plan. Railway Street Mixed use development including : •
residential use such as hotel, motel, hostel, aged care or seniors accommodation and/ or multiple dwellings; and
•
a total GFA of 2 000m² of commercial tenancies such as shop, office, medical clinic and restaurant. Darwin Inner Suburbs Draft Area Plan
AIA NT � Diversity.
Australian Institute of Architects December 2015
AIA NT
AIA NT
This should be considered as part of the Stuart Highway corridor study.
Why not more? Why limit retail only but not commercial?
AIA NT 19
Student accommodation would be suitable for live & work.
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts
AIA NT � AIA NT
Category
Objectives
Acceptable responses
B. Stuart Highway, Stuart Park Precinct
1. A mixed use precinct characterised by finer grain retail, showroom sales, professional suites and shop top residential use.
Provide service commercial uses serving both the inner suburbs and the CBD, including showroom sales and other uses such as health related facilities.
(Also refer to the Stuart Highway, Stuart Park Concept Plan at Attachment 2)
This is analytical/ descriptive text relating to context, not of acceptable responses. Consider deleting?
Proximity to the Botanic Gardens and foreshore areas will create opportunities for residential uses. This attraction will be further enhanced as traffic volumes are decreased on this corridor by initiative such as improved rapid public transport and the far term possibility of the Stuart Park Bypass. Priority public transport lanes through this space, connecting to Darwin, Casuarina and Palmerston City Centres. Streetscaping within the road reserve providing alfresco opportunities, cycle ways and pedestrian footpaths.
AIA NT How? In the Gardens. AIA NT Provide for connections across as well as along the length of the Stuart Highway
2. Development of medium rise mixed use buildings.
Buildings accord with Sheet 2 of the Stuart Highway, Stuart Park Concept Plan.
3. Appropriate lot size and configuration to accommodate an attractive and practical mixed use development.
Amalgamations as outlined on Sheet 1 of the Stuart Highway, Stuart Park Concept Plan.
4. Car parking hidden from view and located to facilitate continuous pedestrian movement on primary and secondary streets.
Vehicle access that accords with Sheet 2 of the Stuart Highway, Stuart Park Concept Plan, which can be achieved by the lot amalgamation pattern identified in Sheet 1.
AIA NT Refer comments. AIA NT �
20
planningcommission.nt.gov.au
AIA NT Doesn’t have to be hidden, just appropriately located with proper amenity for pedestrians and cyclists. 20
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts Category
Objectives
Acceptable responses
B. Stuart Highway, Stuart Park Precinct
5. Mark the arrival point of specialist and secondary centres through the use of architecture.
Landmark development sites identified on Sheet 2 of the Stuart Highway, Stuart Park Concept Plan incorporate an entry statement to the precinct by:
(Also refer to the Stuart Highway, Stuart Park Concept Plan at Attachment 2)
•
providing a prominent architectural address orientated towards the view corridor identified on Sheet 2;
•
using architectural features such as turrets, corner splays and the like that bring the building to a dominant point within the identified view corridor; and
•
employing the appropriate use of building height on the interface with the view corridor to accentuate the sense of arrival and the address.
6. Enhanced community facilities or public open space in the precinct through increased building heights on land bounded by Ramirez Road, Stuart Highway and the old Railway Reserve.
Building heights of 6 storeys on land bounded by Ramirez Road, Stuart Highway and the old Railway Reserve or a maximum of an additional 3 storeys if land is made available for a district park as shown on Sheet 1.
7. Streets that encourage movement, social gathering and shade.
Street design that generally implements the spatial use elements outlined at Sheet 3 and Sheet 4 of the Stuart Highway, Stuart Park Concept Plan.
8. Rear laneway access to a site if access to a secondary street is not possible.
The area bounded by Duke Street, King Street and the Stuart Highway is developed for mixed use only if access is provided from either a rear lane or a secondary street and the development of the laneway is generally as outlined on Sheet 2 of the Stuart Highway, Stuart Park Concept Plan.
9. Appropriate provision of commercial and retail floorspace at Goyder Road and Salonika Street.
Small commercial tenancies potentially consisting of uses such as shop, office, medical clinic and restaurant on land affected by Specific Use Zone - Darwin Numbers 30 and 36, does not exceed a total of 2 000 m² GFA for each specific use zone.
AIA NT Refer comments as per Parap Village and Woolner Precinct. AIA NT � Good views. Break with green corridors 90° to Stuart Highway. Need to offset increased population with public domain improvements. AIA NT �
Darwin Inner Suburbs Draft Area Plan
AIA NT Especially 90° to Stuart Highway as feeder streets for pedestrians. AIA NT What are the implications for safety? Provide with proper amenity including lighting.
21
AIA NT � Diversity is great.
Australian Institute of Architects December 2015
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Industrial and Service Commercial Areas
Legend Service Commercial Area Marine, Maritime & Waterfront Industry Potential area for change Darwin Inner Suburbs Area Plans.dgn
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planningcommission.nt.gov.au
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
4.3 Industrial and Service Commercial Areas
Planning Principles Category
Objectives
Acceptable responses
Service Commercial Area
1. Continued use of land for services commercial uses at Bishop Street Woolner.
Land within Zone GI (General Industry) on Jolly Street, Bishop Street, Damaso Place, Snell Street and Charlton Court, Woolner: •
is to be rezoned to Zone SC (Service Commercial) to facilitate a transition to service commercial uses serving the growing population in the inner suburbs; and
•
development that adversely affects the amenity of the surrounding locality by reason of the emission of noise, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit, oil or otherwise is not permitted on these street.
AIA NT What about mixed use? AIA NT Shop houses? Please make that possible. AIA NT
No rezoning to facilitate uses other than those consistent with Zone SC (Service Commercial). Maritime and Waterfront Industry – Dinah Beach
1. The development of mixed use medium density residential and commercial that are related to the waterfront with limited expansion of the existing waterfront and maritime industrial activities.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
What does this include? Why not residential? There is residential adjacent (Brewery Pl.) and it is adjacent to the primary transit corridor. This would potentially relieve some pressure on centres like Parap, in terms of density and traffic.
Change of use from maritime and waterfront industry is permitted with consent as per the requirements of Specific Use Zone – Darwin Number 10.
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Social Infrastructure
G
H
Legend Community Purpose Public Open Space Organised Recreation Potential area for change
A
Refer to Richardson Park Concept
B
Refer to Parap Community Hub Concept
C
Refer to Salonika Precinct Neighbourhood Parks Concept
D
Refer to Stuart Park Primary School and Recreation Area Concept
E
Refer to Stuart Highway, Stuart Park District Park Concept
F
Refer to Somerville Gardens Neighbourhood Park Concept
G
Refer to Vestey’s Art, Community and Education Precinct Concept
H
Refer to Darwin Amphitheatre Concept Darwin Inner Suburbs Area Plans.dgn
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planningcommission.nt.gov.au
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
4.4 Social Infrastructure
Planning Principles Category
Objectives
Acceptable responses
Community Purpose
1. Provision of necessary community facilities.
Social support services, residential care, seniors accommodation, retirement living, public housing, affordable housing, community accommodation services and other community purpose uses that meet the needs of residents.
2. Better utilisation of community purpose sites.
Re-use of land currently designated Zone CP for:
3. Redevelopment and expansion of education facilities.
•
uses consistent with Zone PS (Public Open Space), Zone OR (Organised Recreation) or Zone CN (Conservation); or
•
future development that accords with any other theme outlined within this Area Plan.
AIA NT For sites not otherwise reference within these Planning Principles
Darwin Middle and High Schools and Parap and Ludmilla Primary Schools developed within the boundaries of those specific sites. Expansion of the Stuart Park Primary School in accordance with the Concepts section of this theme and the Parap Village and Woolner Concept Plan at Attachment 1.
4. Allow for the development of new child care centres and medical centres.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
AIA NT
Child care centres are incorporated in mixed use developments within activity centres or on appropriately located community purpose land.
Child care at ground level with gardens please.
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
AIA NT Possible addition: “Strengthening of proposed precincts with well designed built form offering significant public amenity”.
Planning Principles Category
Objectives
Acceptable responses
Public Open Space
1. Retention of current parkland and foreshore spaces for cultural, social and environmental purposes.
No net loss of public open space or development other than to provide: •
low scale public amenities associated with the public open space function of the land;
2. Protection of public access to foreshore spaces and established park spaces associated with the foreshore, including the George Brown Botanic Gardens.
•
further enhancement of the function of these spaces; or
•
maintain and install essential infrastructure and services.
3. Enhancement of existing public open spaces.
Upgraded play equipment, park furniture, shade and landscaping provided in public open spaces.
4. Additional public open space within large developments.
In accordance with the communal and open space requirements of the NT Planning Scheme.
1. Retention and enhancement of land currently used for organised recreational activities.
No net loss of organised recreation land, unless an existing Specific Use Zone allows for change of use on a specific site.
AIA NT � AIA NT � AIA NT �
Organised Recreation
AIA NT Possible opportunity for Design Review Assessment Panels.
2. New active and passive recreation uses.
AIA NT ☹
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Redevelopment of facilities associated with the water sport clubs, the Darwin Bowls Club and the Sky City Casino only: •
within the boundaries of those specific sites;
•
in a manner consistent with the relevant provisions of the NT Planning Scheme.
Development of new recreation facilities on underutilised land within existing organised recreation areas.
planningcommission.nt.gov.au
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts Category A. Richardson Park Precinct
Objectives 1. An expanded sports and recreation hub at Richardson Park.
Expansion and redevelopment of the current rugby pitch and its associated facilities and, subject to justification of the use of the land, and due process incorporation of Lots 3725 and 5406 Town of Darwin (38 Richardson Drive and 40 Douglas Street, Ludmilla) into an expanded facility.
2. Due consideration of the impacts of redevelopment of Richardson Park on the amenity of the adjoining residential neighbourhood.
Development of this Precinct for sports and recreation uses incorporates:
3. Appropriate local road network for Richardson Park and Ludmilla Primary School.
B. Parap Community Hub Precinct
C. Salonika Precinct Neighbourhood Parks (Also refer to the Stuart Highway, Stuart Park Concept Plan at Attachment 2)
Acceptable responses
•
baffle lighting to reduce the impact of flood lighting on neighbouring dwellings;
•
a landscape buffer along the residential interface;
•
pedestrian access points to the precinct from the residential area; and
•
public access to selected sporting ovals outside of use for recreation purposes.
Need a concept plan for Ludmilla Primary School to accompany proposed road extension AIA NT
Further investigate local road design options that: •
Connect Richardson Park to Nemarluk Drive; and
•
extend Richardson Drive to Ludmilla Primary School.
1. Redevelopment of the Parap Pool site for active recreation and community activities.
Redevelopment of the Parap Swimming Pool site accords with the City of Darwin’s Parap Pool Master Plan.
2. Allow for the development of a community activity space.
A multi-purpose community centre of 3 000m² on the Parap swimming pool site.
1. Creation of new public open spaces for the future population of Parap and the Salonika Precinct.
Any surplus land that may be created by intersection works at Goyder Road or Salonika Street and Stuart Highway is incorporated into Pioneer Park or a new local park on the corner of Salonika Street and the Stuart Highway.
� Connectivity plus cycling and pedestrians. AIA NT Where is this available for viewing? AIA NT Should be incorporated as part of masterplan (above) AIA NT
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
AIA NT
27
Plus provide linkage & entry to Botanic Gardens as ‘gateway’ with integrated public transport drop-off
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts Category
AIA NT
D. Stuart Park Primary School and Recreation Area
� AIA NT
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1)
Masterplan required to ensure landscape provisions AIA NT
E. Stuart Highway, Stuart Park District Park
�
(Also refer to the Stuart Highway, Stuart Park Concept Plan at Attachment 2)
AIA NT There does not appear to be a connection to the Botanic Gardens from the City Centre side? How do you get across the Stuart Highway?
Acceptable responses
1. Expansion of the Stuart Park Primary School.
Land of sufficient size to accommodate a new sports oval or new class rooms on the eastern boundary of the Stuart Park Primary School is set aside and rezoned to Zone CP in accordance with the Parap Village and Woolner Concept Plan at Attachment 1.
2. Enhance existing and create new district level public open space to serve the future population of Woolner and Stuart Park.
Lots 5409, 5468, 5492, 5541, 5629 and part 6645 Town of Darwin identified on Sheet 1 of the Parap Village and Woolner Concept Plan as public open space are developed as a district level open space for active and passive recreation purposes.
1. Creation of a green gateway between the Darwin City Centre and the Stuart Park Precinct via a new public open space connecting the Botanic Gardens and Frances Bay.
A public open space created through: •
a contribution of approximately 3 000 m² of land from lot 6823 Town of Darwin;
•
a contribution of approximately 1 500 m² from lot 1661 Town of Darwin; and
•
compensation via increased building heights on lot 6823 and lot 1661 for the open space contribution.
Incorporation of this new open space with surplus land not required for the Stuart Park Bypass, land occupied by the Daly Street bridge in the event it becomes surplus to transport requirements and open space in adjoining localities to create a district level park linking Frances Bay and the Botanic Gardens.
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Objectives
planningcommission.nt.gov.au
Australian Institute of Architects December 2015
AIA NT “improve”?
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
AIA NT
Concepts Category F.
Somerville Gardens Neighbourhood Park
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1) G. Vestey’s Art, Community and Education Precinct
H. Darwin Amphitheatre
Objectives 1. Creation of a new public open space to provide passive recreation opportunities for the residents of Somerville Gardens.
A public open space providing pedestrian connection between Somerville Gardens and Drysdale Street and opportunities for limited additional car parking on the Somerville Gardens boundary for residents or those frequenting the Railway Club. The provision of this open space is connected with the future redevelopment of land at the corner of Somerville Gardens and Parap Road.
1. Retain and embellish the NT Museum and Art Gallery.
Redevelopment and expansion of tourism and cultural related facilities associated with the Museum and Art Gallery.
2. Community related uses on Lots 5218 and 8986 Town of Darwin.
Facilities providing community education, a cultural experience or social support on Lots 5218 and 8986 Town of Darwin (Conacher Street and Atkins Drive, The Gardens).
1. Continued unrestricted use of the Darwin Amphitheatre
New residential developments immediately adjacent to or adjoining the Darwin Amphitheatre: •
respect the existing use rights of this facility by placing a cautionary notice on title; and
•
alleviate noise impacts on future residents via sound acoustic measures.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
This could be supported by better articulated connections from Somerville Gardens to the Stuart Highway public transport corridor.
Acceptable responses
AIA NT Require the development of masterplans AIA NT Refer comments re. 6, 16 and 25 Blake Street sites
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Movement and Transport
AIA NT
R
M
U
Where does this go? AIA NT S
Loop?
N
L
J
K Q
P
I
O
H S
F E G
T
D C B A
Legend
C
Decommission Daly Street Bridge if surplus to requirements
High Frequency Bus Corridor
D
Upgrade Stuart Highway at Duke Street and Ramirez Road to a four way Intersection
Regional Transport Corridor
E
Signalise Geranium Street at Future Bypass
F
Sub-Regional/Primary Transport Corridor Local Bike and Pedestrian Corridors Existing Possible extension Investigate Future Road Connections
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30
A
New connection to Stuart Park by extending Day Street
B
Upgrade Daly and McMinn Street for Future Bypass including new intersection
planningcommission.nt.gov.au
L
Allow for direct Transport Corridor link between Ross Smith Avenue & Woolner Road
M N
Allow for new four way intersection at Dick Ward Drive
Develop Stuart Park as a main street low speed transport corridor
O
Allow for the grade separation of Tiger Brennan Drive at Woolner Road and Stoddart Drive
G
Allow for a future bypass of the Stuart Highway, active transport and landscaping in the former railway corridor Convert Nylander Street to two way operation
P Q R
Allow for the future duplication of Woolner Road
H
S
Allow for future rapid transit corridor adjacent to the Stuart Highway and through Stuart Park
T
Investigate new options for a new local road connecting Gardens Road to 16 and 25 Blake Street
U
Future local road options to support access to Richardson Park and Ludmilla Primary School
I
Upgrade Goyder Road to a signalised four way intersection and realign Armidale Street
J
Upgrade Parap Road to a four way intersection
K
Allow for new district level bus interchange along rapid transit corridor
Allow for new connection to Tiger Brennan Drive
Possible new local road network Possible extension of Kurringal Court
Darwin Inner Suburbs Area Plans.dgn
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
4.5 Movement and Transport
Planning Principles Category
Objectives
Acceptable responses
Regional Transport Corridors & Subarterial and Primary Transport Corridors
1. Movement corridors that cater for pedestrians, cyclists, public transport and other private vehicles.
Roads included within Zone PM, M or identified as a sub-arterial or primary road by the City of Darwin cater for the various needs of motorists, public transport, pedestrians and cyclists.
2. Necessary upgrades along transport corridors to allow the safe and efficient movement of vehicles and people.
Ongoing upgrades as required over time within the context of those outlined on the Transport and Movement Theme Map.
3. Well serviced public transport corridors.
High frequency public transport corridors along the Stuart Highway, Gilruth Avenue and East Point Road.
4. Identify and reserve future mass rapid transit corridors.
A corridor on the inbound side of the Stuart Highway and in the median through the Stuart Park High Street to provide a dedicated rapid transit corridor.
AIA NT Need bike lanes.
AIA NT � AIA NT ���
The corridor allows two way movements of rapid transit vehicles, associated passenger collection points and other related infrastructure. 5. Creation of a sub-regional public transport interchange in close proximity to the Stuart Highway and Parap Road
A new public transport interchange near the Parap Road Stuart Highway intersection provides for seamless transfer between inbound and outbound services and direct pedestrian connections to Parap Village and Woolner Precinct.
6. Improvement of the bike/ pedestrian shared network.
Improve the provision for cyclists and pedestrians along Bagot Road by identifying a corridor of an appropriate width that connects to existing paths along the Stuart Highway.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
AIA NT � AIA NT Need bike lanes.
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Planning Principles
AIA NT Needs further study to ensure connections work.
Category
Objectives
Acceptable responses
Regional Transport Corridors & Subarterial and Primary Transport Corridors
7. Enhancement of higher order bike and pedestrian routes.
Nodes along the bike/pedestrian network provide for pedestrian and cyclist comfort through the provision of drinking fountains, wayfinding and interpretive signage, shade and shelter. Interpretive signage, public art and other story telling devices highlight the significance of the old North Australia Railway Corridor and the Ross Smith Avenue Aerodrome.
AIA NT ďż˝
Landscaping and other devices provide shade of these routes where practical and end of trip facilities are provided at key destinations such as in activity centres and transit interchanges.
AIA NT
8. The creation of green gateways along major boulevards.
Subject to urban design principles.
Nodes along these boulevards provide for pedestrian and cyclist comfort, including drinking fountains, interpretive signage, shade and shelter.
AIA NT ďż˝
Rapid Transit Corridors are integrated into these boulevards along arterial roads.
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Landscaped boulevards are provided along arterial roads, sub-arterial and primary roads that provide a direct connection between arterial roads or to major destinations.
planningcommission.nt.gov.au
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Planning Principles Category Local Transport Corridors
Objectives
Acceptable responses
1. Provide low speed traffic corridors that allow for the movement of pedestrians, cyclists, private vehicles, and public transport in appropriate locations.
Local residential streets provide for low speed traffic.
2. On street car parking facilities in higher density localities.
Indented parking in the street are provided where the road carriageway is less than 7 m.
3. Efficient local cycle access routes.
Bike routes on local roads including potential new links outlined on the Transport and Movement Theme Plan provide direct connection:
4. Landscaped verges to provide shade and character to local streets.
�
•
between collector and/ or arterial roads; and
•
from arterial roads to major destinations.
AIA NT
Street verges are landscaped to provide shading for pedestrian and bike networks, while also softening the appearance of hard infrastructure and residential buildings.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
AIA NT
Subject to urban design principles and appropriate tree selection.
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts Category
Objectives
Acceptable responses
Day Street extension to Stuart Park
1. Future connection of Stuart Park to McMinn Street via Day Street.
Construction of Day Street to connect McMinn Street to Stuart Park to minimise the impacts of reduced accessibility associated with the future construction of the Stuart Highway Bypass.
(Also refer to the Stuart Highway, Stuart Park Concept Plan at Attachment 2) Woolner Road and Ross Smith Avenue Re-alignment
AIA NT �
Necessary acquisition of lots 1655, 1656 and part lot 1661 Town of Darwin to facilitate this extension. 1. Protection of the opportunity to allow for the re-alignment of Ross Smith Avenue and Woolner Road.
The future possible acquisition of land from Lot 3998 Town of Darwin to create a direct connection between Ross Smith Avenue and Woolner Road.
1. Appropriate local road networks in Woolner and Fannie Bay North that support significant infill development.
An internal road network generally in accordance with the Parap Village and Woolner Concept Plan at Attachment 1.
Nylander Street
1. Appropriate upgrading of local roads.
Redevelopment of land on Nylander Street consistent with this Area Plan subject to upgrading of Nylander Street to allow for two way traffic movement.
The Gardens local road network
1. Continuation of the local road function of the surrounding street network.
Implementation of a new road link to Gardens Road from 16 and 25 Blake Street that ensures that the streets surrounding the sites (including Gardens Hill Crescent and Melville Street) only carry traffic levels consistent with a local access street.
Richardson Drive
1. Appropriate local road network for Richardson Park and Ludmilla Primary School.
Further investigate local road design options that:
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1) Woolner Precinct and Kurringal Court
AIA NT �
AIA NT Investigation first. Can’t guarantee that it won’t subvert the stated objective of local access traffic volumes.
34
Investigation of options to respond to traffic generated by the redevelopment of land on Waratah Crescent and Kurringal Court including a connection from Kurringal Court to Dick Ward Drive.
•
Connect Richardson Park to Nemarluk Drive; and
•
extend Richardson Drive to Ludmilla Primary School.
planningcommission.nt.gov.au
AIA NT Subject to Design Review of Masterplan for Gardens redevelopment, as proposed previously. 34
AIA NT Gradient?? It is a steep incline from Blake Street to Gardens Road.
Australian Institute of Architects December 2015
AIA NT �
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts Category
Objectives
Acceptable responses
Woolner Precinct Local Transport Corridors
1. Allow for the extension of Parap Road into Woolner.
Extension of Parap Road into the Woolner Precinct, via an upgraded four way intersection of Parap Road and Stuart Highway, and designed to provide appropriate routes through the intersection for cyclists and pedestrians.
(Also refer to the Parap Village and Woolner Concept Plan at Attachment 1)
AIA NT �
Explore options for rationalising access to Parap Road from Stokes Street. 2. A new integrated road network at the Woolner Precinct that efficiently connects vehicles, pedestrians and cyclists to existing networks.
The future local road network should extend Armidale Street to Woolner Road and Goyder Road. Iliffe Street is to remain connected to Woolner Road.
AIA NT
A grid of new streets is encouraged, and should connect to Armidale Street, Iliffe Street and the Stuart Highway.
With additional connections.
Blocks with dimensions greater than 100m x 100m are discouraged. Blocks longer than this should be broken up using a pedestrian laneway, a public open space or a pedestrian and vehicle street. Cul-de-sacs are discouraged, and should only be used when the natural site conditions result in this being the only possible design outcome.
AIA NT
On street parking bays are encouraged in the road reserve.
� With landscaping, as below.
Street reservations and public open spaces are to be landscaped in order to provide visual relief and shade. Wide medians and verges are encouraged for planting purposes.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
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DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Essential Services
A
D B
C
Legend
A
Utilities (Zone U)
B
Future Zone Sub Station
Odour Buffer - Ludmilla Waste Water Treatment Plant (700m)
C
Possible location of new sewerage pump station
D
Possible location of new sewerage pump station
Future decommissioning and relocation of sewerage pump station to a new site within close proximity
Darwin Inner Suburbs Area Plans.dgn
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planningcommission.nt.gov.au
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
4.6 Essential Services
Planning Principles Category
Objectives
Acceptable responses
Wastewater Network
1. No development of residential buildings within odour buffers.
Future detailed planning within the concepts established by this area plan acknowledges the 700m buffer around the Ludmilla Waste Water Treatment Plant.
2. Reserve land for the future installation of sewer pump stations.
Future development at the Woolner Precinct or East Bayview provides the necessary sewer pump stations and associated buffers.
3. Allow for the replacement of the Fannie Bay West sewer pump station.
Replacement of the existing pump station at Vestey’s Beach on a new 500m² in close proximity to this site and outside of the Storm Surge Zone.
Power Network
1. The timely delivery of a new zone sub-station at Woolner.
Land is set aside for the future development of an appropriately screened zone sub-station within the Precinct.
Power, Water, Sewer and Stormwater Reticulated Networks
1. Upgrade and extend reticulated systems as required.
The upgrade of these systems which are usually located in road reserves and other public spaces occurs as required.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
AIA NT �
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DRAFT
Environment and Heritage
Legend
A
WWII East Point Fortifications
G
Vestey’s Tank
Primary Storm Surge
B
Ludmilla Salt Pans
H
Darwin Botanic Gardens
Secondary Storm Surge
C
Fannie Bay Gaol
I
WWII Victualling Yards
D
Qantas/Guinea Airways Hangar
J
Gardens Road Cemetery
E
North Australia Railway Corridor
K
Sidney Williams Hut
F
Palmerston Cemetery
L
Aboriginal Archeological Site O’Ferrals Rock
Heritage Conservation Potential area for change
Darwin Inner Suburbs Area Plans.dgn
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planningcommission.nt.gov.au
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
4.7 Environment and Heritage
Planning Principles Category Ludmilla Creek and the Darwin Harbour
Objectives 1. Protect and enhance the Ludmilla Creek environs.
Acceptable responses
AIA NT
Land associated with the Ludmilla Creek corridor is to remain within Zone CN (Conservation).
What about the catchment areas?
Formal walking trails are encouraged along the Ludmilla Creek, as well as other initiatives that embellish and improve the Creek. 2. Protect mangrove communities within the Darwin Harbour
There is to be no net loss of those mangrove communities that are within Zone CN (Conservation) in this District.
Storm Surge
1. Residential development and other sensitive uses are discouraged in the Storm Surge Area.
All development in a Primary or Secondary Storm Surge Area is to be developed in accordance with the provisions of the Northern Territory Planning Scheme.
Places of Historic Interest
1. Strengthen the story of the North Australian Railway Line and the Civil Aerodrome.
Introduce interpretive signage, public art work or other story telling devices along the old North Australia Railway Corridor and Civil Aerodrome (now Ross Smith Avenue).
2. Conservation of heritage places, including appropriate adaptive re-use.
The below listed heritage places should be considered for rezoning to Zone HT in order to allow for the sympathetic adaptive re-use and enhancement:
3. Adaptive re-use of a heritage place is sympathetic to the social and cultural heritage of the site.
•
Fannie Bay Gaol; and
•
WWII Navy Victualling Yards, The Gardens.
AIA NT Why not growth??
AIA NT � AIA NT What about the QANTAS Hangar?
The adaptive re-use of heritage places must not result in the demolition of large portions of significant fabric, and changes must not be inappropriate and (if possible) reversible. As with any work to a heritage place, the procedures and principles contained in the ‘Burra Charter’ must be followed.
AIA NT “Any changes must not be inappropriate and (if possible) should be reversible”.
Attention needs to be paid to preserving key features of the place such as (on a building) its roof line and external finishes. Usually, the internal layout of a building may be adapted to suit the use proposed. If a new building or structure is to be built within the boundaries of a heritage place, attention needs to be paid to scale, location, appearance, and the retention of important views. Any new structure should not have an undue visual impact.
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
39
39
AIA NT ďż˝ Would be a great re-use of space, plus close to public transport.
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Concepts
AIA NT What about the other locations nominated on the map? Should these not have concepts too?
40
Category
Objectives
Acceptable responses
Fannie Bay Gaol
1. Provision of floorspace for Non-Government Agencies and other community groups at the Fannie Bay Gaol.
Consideration should be given to allocating a portion of floorspace at the Fannie Bay Gaol for community, non-government and not for profit groups.
2. Car parking for general public use.
Investigate options for formalised car parking on the Ross Smith Avenue frontage for users of the Gaol and the Fannie Bay Shopping Centre.
planningcommission.nt.gov.au
AIA NT With no net loss of existing landscape coverage.
40
Australian Institute of Architects December 2015
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
5. Attachments
Darwin Inner Suburbs Draft Area Plan
Australian Institute of Architects December 2015
41
41
AIA NT
AIA NT
Dual occupancy should be an option for all sites > 1,000m2
Consider realignment of study area boundary - blocks on the ‘other side’ of the Village are just as much a part of it.
AIA NT
AIA NT Possible extension?
Parap Village and Woolner Concept Plan - Sheet One
Attachment 1
RO
SS
SM
IT
H
AV E
NU
URQUHART
ELSEY
PARAP
E
Realignment of Woolner Road, Ross Smith Avenue and Stuart Highway intersection
STREET
VICKERS
Possible location for multi-deck parking facility
PLACE
GORDON
STREET
ET
RE
STREET
STREET
GREGORY
RY
ST
O EG
GR
PARAP
LE
Y DR
ROAD
STREET
GA
ST
New public open space as part of a future redevelopment of land at the corner of Parap Road and Somerville Gardens
S
EN
RD
LE
ET
RE
STREET
AY W IL RA
MACKILLOP
HINGSTON
ST
A SD
DRYSDALE
Yes to the green ribbon.
ET
RE
STREET
AIA NT
IL RV
ME
STREET
SO
Y WA
GH
T AR
HI
U
ST STOKES Enhanced open space to provide a landscaped gateway to Parap Road
WOOLNER
AIA NT
STREET
ROAD
Indicative location for proposed Parap Public Transport Hub
ILIFFE
AP
Enhance disused area to create district level public open space
STREET
AD
RO
GOYDER
R PA
Public open space incorporating the exposed Ben Hammond Complex canopy structure
Enhanced open space to provide active recreation facilities along a linear alignment
ROAD ARMIDALE
STREET
DL
NU
QUARRY
CRESCENT
Extended street network
ET
RE
ST
Not sure if this is the right location - the proposed square incorporating the Ben Hammond Complex canopy structure appears to be the new focal open space for the Precinct. This site might be better utilised as a ‘gateway’ type building, of 4-6 storeys, to mark the intersection.
�
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Why?? If you need to build one of these, isn’t this an admission that the intensity of use is too high for the capacity of the activity centre? We suggest an alternative management strategy - eg. Park & Ride.
AIA NT
SA
Goyder Road extension
LO
NIK
A
ST
RE
ET
Land for future expansion of the Stuart Park Primary School
Legend CORONATION
EDEN
DRIVE
PRESLEY
WESTRALIA
42ANIU
GER
M
CHARLES
STREET
STREET
Future transport corridor
Mixed use - residential, commercial, show room
Community purposes
Mixed use - residential, retail
STREET
Current/possible utility use
Residential only
Indicative site amalgamation/ new lot boundaries
AIA NT
AIA NT
STREET
planningcommission.nt.gov.au HENRY
STR
EET
STREET
AIA NT �
42
Public open space
�
�
Australian Institute of Architects December 2015
AIA NT
AIA NT
�
�
DARWIN INNER SUBURBS DRAFT AREA PLAN
Three storey limit to retain the scale and character of Parap Village
DRAFT
Parap Village and Woolner Concept Plan - Sheet Two
RO
SS
SM
IT
H
AV E
NU
URQUHART
PARAP
STREET
VICKERS
ELSEY
Sensitive interface where mixed use development is adjacent to residential
PLACE
STREET
RY
GR
ET
RE
PARAP
LE
ST
A SD
Y DR
ROAD GA
ST
S
EN
RD
LE
ET
RE
STREET
AY W IL RA
MACKILLOP
STREET
IL RV ME
SO
STREET
Landmark sites provide architectural announcement of entry into Parap precinct
ET
ST
O EG
STREET
DRYSDALE
HINGSTON
�
RE
STREET
STREET
GREGORY
GORDON
AIA NT
Mixed use development of a maximum five storeys, including a 2000m² limit for commercial floor space
E
Y WA
GH
T AR
HI
U
ST
AIA NT
WOOLNER
STOKES
STREET
ROAD
Possible development, but maintaining the green ribbons as part of street landscaping works.
ILIFFE
AP
R PA
STREET
AD
RO
GOYDER
Extension of Parap Road as a boulevard with tree lined central median will form the spine of the Woolner Precinct
ROAD ARMIDALE
STREET
DL
NU
CRESCENT
ET
RE
ST
QUARRY
SA
LO
NIK
A
ST
RE
ET
CORONATION DRIVE
PRESLEY
ANIU
M
CHARLES
STREET
STREET
Up to twelve storeys
Rear interface with residential area (no lane)
Up to nine storeys
Front interface (no vehicle access)
4
Up to six storeys Five storeys
Landmark development site
Four storeys
Significant view corridor
Three storeys
STREET
WESTRALIA
GER
EDEN
Legend
STREET
Refer to Sheet One (p.42) for relevant theme
Darwin Inner Suburbs Draft Area Plan
43
STR
EET
AIA NT ?? Perhaps “requiring architecturally designed response”
Australian Institute of Architects December 2015
43
Possible al fresco dining area to be accommodated in private space
Parap Road - typical cross-section (DRAFT - for discussion)
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Commercial active frontages to interface with footpath Upper levels of buildings appropriately articulated
Footpath
Parap Village and Woolner Concept Plan - Sheet Three
Indicative Built Form and Street Design Parap Road Example
planningcommission.nt.gov.au
Streetscapes that provide shade
P
Parking/ Tree Bike Path Planting
44
44
Vehicle Carriageway
20m
In principle, this concept section appears to be headed in the right direction. We support the integration of landscape and planting elements, but note that the orientation of the street needs to be taken into account. Furthermore, we suggest that a developed set of urban design principles might be better considered as part of Stuart Highway corridor study.
P
Footpath Parking/ Tree Planting
AIA NT
Australian Institute of Architects December 2015
AIA NT
AIA NT
Yes.
Define & enhance entry to Botanic Gardens from Stuart Park.
STREET
ILIFFE
R PA AP
AD RO
STREET
Stuart Highway, Stuart Park Concept Plan - Sheet One
Attachment 2 GOYDER
ROAD
DRAFT
WOOLNER
STOKES
DARWIN INNER SUBURBS DRAFT AREA PLAN
ROAD
ARMIDALE
STREET
DL NU
CRESCENT
E RE
ST
QUARRY T
SA
AIA NT
LO
NIK
A
ST
Rapid transit corridor on in bound side of Stuart Highway
RE
ET
New public open space marking the entrance to Stuart Park
�
AIA NT CORONATION
EDEN
CHARLES
DRIVE
PRESLEY
Retail heart of the precinct enhancing Westralia Street shops
ANIU
M
HENRY
STR
EET
STREET
STREET
CRESCE
ROAD EZ
STREET
VOYAGER
RAMIR
KING
�
STREET
STREET
STREET
QUEEN
MARGARET
BLAKE
HIGHWAY
GARDEN
S HILL
STUART
Dedicated rapid transit route in central median
AIA NT
DRIVE
NT
STREET
CORONATION
JAMES
STREET
STREET
WESTRALIA
GER
This intersection & crossover needs review from a multimodal transport point of view, particularly pedestrians & cyclists
STREET
STREET
ET
RE
KE
DU
ST
AIA NT Ramirez Road easement? What happens to it? This should not become ‘left over’ space. Consider expansion of blocks to maintain alignment of frontages along future transport corridor.
Legend Public open space Mixed use - residential, commercial, show room
New public open space to connect Frances Bay with The Gardens
Mixed use - residential, retail Residential only Future transport corridor
Remove Daly Street bridge and return to public open space when surplus to transport requirements
Indicative site amalgamation/ new lot boundaries
Darwin Inner Suburbs Draft Area Plan
AIA NT Theoretically, yes - but where does it go? This does not seem to lead to the main entrance to the Gardens? Australian Institute of Architects December 2015
45
AIA NT How do pedestrians and cyclists get across the Stuart Highway on the proposed public open space route? 45
WOOLNER
STOKES
STREET
DARWIN INNER SUBURBS DRAFT AREA PLAN
ROAD
DRAFT
ILIFFE
R PA AP
STREET
Stuart Highway, Stuart Park Concept Plan - Sheet Two AD RO
GOYDER
ROAD
ARMIDALE
STREET
DL NU
CRESCENT
E RE
ST
QUARRY T
SA
LO
NIK
A
ST
RE
ET
AIA NT EDEN
CORONATION
9 storey - a bit more articulation.
DRIVE
CHARLES
PRESLEY
GER
ANIU
M
HENRY
STR
EET
STREET
STREET
STREET
CRESCE
NT
DRIVE STREET
VOYAGER
RAMIR
KING
Legend
STREET
STREET
EZ
ROAD
S HILL GARDEN
QUEEN
MARGARET
STREET
HIGHWAY
BLAKE
STREET
New laneway providing rear site access and simplified traffic movements
STUART
Ramirez Road redesign to allow for car parking and rear access (see p.48)
ET
RE
KE
DU
Landmark site creating a gateway between Stuart Park and the central city
STREET
CORONATION
JAMES
Landmark site marking entrance to the precinct
STREET
WESTRALIA
Landmark development opportunity
STREET
ST
Rear interface with residential area Rear interface with residential area (laneway treatment to rear preferred) Front interface (no vehicle access) Landmark development site Significant view corridor Height limit as per relevant Specific Use Zone Nine storeys Six storeys Refer to Sheet One (p.45) for relevant theme
46
46
planningcommission.nt.gov.au
Australian Institute of Architects December 2015
Bike path
Median
Stuart Highway - typical cross-section (DRAFT - for discussion) Commercial active frontages to interface with footpath
Footpath
Possible al fresco dining area to be accommodated in private space
P Parking
Vehicle Carriageway
AIA NT K
8209
8
DARWIN CITY
Mass Rapid Transit Corridor
Vehicle Carriageway
P Parking
Median
Stuart Highway, Stuart Park Concept Plan - Sheet Three
47
Footpath
Indicative Built Form and Street Design Stuart Highway Example
Bike path
Streetscapes that provide shade
Upper levels of buildings appropriately articulated
In principle, this concept section appears to be headed in the right direction. We support the integration of landscape and planting elements, but note that the orientation of the street needs to be taken into account. Furthermore, we suggest that a developed set of urban design principles might be better considered as part of Stuart Highway corridor study.
40m
47
Australian Institute of Architects December 2015
DRAFT
DARWIN INNER SUBURBS DRAFT AREA PLAN
DARWIN INNER SUBURBS DRAFT AREA PLAN
DRAFT
Footpath Vehicle Carriageway (one way) Parking
AIA NT Median including Tree Planting/ Bike Path and Footpath
In principle, this concept section appears to be headed in the right direction. We support the integration of landscape and planting elements, but note that the orientation of the street needs to be taken into account. Furthermore, we suggest that a developed set of urban design principles might be better considered as part of Stuart Highway corridor study.
Stuart Highway, Stuart Park Concept Plan - Sheet Four
48
planningcommission.nt.gov.au
Indicative Built Form and Street Design Ramirez Road Example
Vehicle Carriageway
48
Australian Institute of Architects December 2015