Note: There is a stated intent to mitigate noise impacts through design, material and construction. This implies that the Australian Building Code is inadequate. Is this the case? The provisions related to noise impacts suggest that high quality design will address these factors and the DCP simply acknowledges that noise impacts need to be addressed. Landscape structure The landscape character of Canberra Avenue, of national significance, continues to be eroded. The decimation of the once valued landscape character of Manuka Oval, for example, exposes the seating structures to all vehicles heading towards State Circle. However, no amount of describing what should be achieved is going to prompt the ACT Government to finance restoration of this once important landscape corridor. The deterioration of the quality of the landscape along Canberra Avenue has been a major driver for this work. The NCA will work with the land manager (ACT Government Transport Canberra and City Services Directorate) to improve this important landscape. The ACT Government is responsible for funding such works. A suggestion: As an initial step, kerb and guttering in the median strip would prevent tree loss through illegal parking. This work should be financed by the NCA. The NCA notes the proposed suggestions and will work with the land manager (ACT Government Transport Canberra and City Services Directorate) to improve this important landscape. The ACT Government is responsible for funding such
It appears that the references to the landscape for this precinct are too vague and do not recognise the distinct landscape character for this section of Canberra Avenue and the original tree planting in the medians and verges along with the Manuka Oval trees. Together they should provide a very strong treed landscape zone at the Canberra Ave / Manuka Circle frontage (within the block and the road reserve). These treescapes are historically linked and provide a special landscape zone at this node in Canberra Avenue (separate to the other sections of Canberra Ave to the north-west and south-east). We recommend that the historic character needs to be recognised, retained and reinstated where appropriate. There are many references to landscape in the draft DCP, the objectives for landscape structure are intended to be generic and apply to the entirety of Canberra Avenue (and all Main Avenues of the National Capital Plan). The required Tree Management and Replacement Master plan is intended to recognise the historic character of Manuka Oval’s trees. 7 &10 - TCCS do not recognise irrigated grass as a component of the established design theme in the verges and medians in the Canberra Ave / Manuka Circle area and are unable support for the following reasons: • Even if a developer / lessee are willing to pay for the installation and ongoing maintenance / management of an irrigation system for the grass, it causes adverse impact on existing mature trees. • Irrigation regimes for grass growth are usually not appropriate for trees. • Irrigation is further complicated by the reality that during drought conditions / times of restricted water use it has been illegal to irrigate verges. TCCS does not have resources to install or maintain irrigation systems in the median or verges. Irrigation is usually only installed / supported for installation in high profile and high use parks. Suggest referring to “grassed” or “mown grass” for the road reserve areas. (Not irrigated). The resistance to irrigated grass being an established design theme for Canberra Avenue is noted. The references in the DCP to irrigated grass have been replaced with ‘well managed grass’.
Rule 3.4 Basement parking The DCP states “Encroachment of basement parking into the building setback to Canberra Avenue may be considered it would not detract from the quality of the landscape treatment and would not affect the root zone of existing trees in the road reserve. At least six metres must be maintained along the Canberra Avenue frontage for deep rooted planting. The impact of encroachment into the root zone of existing trees within the block must also be considered. See also previous comment re “deep root” zones and comment regarding the clarification required for “frontage”. Figure 5 of the DCP has been amended to clarify the ‘frontage’ required for deep rooted trees. The Urban Design objectives listed on Page 11 don’t have any follow-up / link within the Key Theme 4: Urban Design on Page 17. Noted. SITE B: Manuka Centre (Sections 40 and 96 Griffith) Rule B.1 Building Setback, Development Footprint and Articulation The DCP states “Buildings may be built to a zero metre building setback on all frontages ......” The use of a zero metre building setback needs to be conditional on the design and construction being achieved without damaging the public landscape, in particular the street trees. See key issue
Canberra Avenue The height of buildings, the encroachment of these buildings on Canberra Avenue and the streets behind, the loss of soft landscaping and green spaces, and reduced tree canopy have caused an overall deterioration in the appearance of the Avenue in recent years. Not least of these factors has been the marked neglect of the urban forest with trees struggling for water, dying or with broken branches. The original vision for the Avenue was a grassed middle section with an avenue of trees that were watered and maintained. Again, when Manuka Oval is in use, parking under the trees along and behind Canberra Avenue causes compaction of the soils that undermine the health of trees. Great boulevards around the world have several things in common – a sense of space and light, trees and green spaces, medium height buildings along the avenue that do not restrict that light and are in proportion to the width of the boulevard itself. In addition, utilitarian features, such as service areas and driveways, do not usually have direct access onto the boulevard. Canberra Avenue has moved away from these standards. Examples of this include the fact that the bins for Manuka Cinema are on the Avenue, and apartments and hotels further up the road adjoining Empire, Dominion and National Circuits, have their driveways directly onto the Avenue. This is dangerous, causes unnecessary congestion and is an impediment to free flow of increasing traffic volumes. The deterioration of the quality of the landscape Canberra Avenue has been a major driver for this work. The NCA does not support the use of the median for event related parking but cannot control the provision of future parking structures. In order to achieve the desired landscape and urban design structure along the Main Avenue a landscape master plan will be developed in consultation between the NCA and the ACT Government. Any works or proposals coming from this plan will require works approval from NCA and will be maintained by TCCS. Any redevelopment of Section 96 Griffith (current Manuka cinema site) will require design of the highest quality.
People who choose to live in the Inner South pay a high price for their real estate and high rates for the privilege. Generally people choose to live in these suburbs on the basis of the peace, quiet, green canopy, large soft landscaping areas and the general sense of an established ambiance. These qualities have great value nationally as well as locally and need to be protected, particularly in and around the Parliamentary triangle. Rather than asserting a ‘frozen in time’ perspective, the FRG is interested in maintaining or improving amenity for residents and visitors. In this context, we see no merit in seeking change for change’s sake or in order to convince ourselves that we are achieving modernity. Noted.
Figure 7 (Draft DCP, page 20) appears to imply no entry to Canberra Avenue from Flinders Way. This needs to be clarified. Closing off this entry point makes sense as the line of sight from Manuka Oval across to Flinders Way could become the dedicated pedestrian crossing. Figure 7 is not intended to imply the closure of Section 96 and Section 40 Griffith. The figure will be amended to ensure this is clear. However, the NCA is open to any improvements to the pedestrian connectivity between Manuka Group Centre and Manuka oval. Some buildings in Section 96, Griffith have garbage bins fronting Canberra Avenue and also have vehicles parked Canberra Avenue (which is meant to be for pick up and set down only). Is this intended ‘active frontage’? Active frontages are promoted for all sites within the Manuka Group centre (Area ‘B’ of the DCP). The use of the area as waste storage is not an active frontage nor is it a desired outcome for this frontage. See key issue for further discussion on active frontages. Canberra Avenue median maintenance. Complaints have been received about poor maintenance. There may also be a case for installing curbing along the median strip to prevent private vehicles accessing it (median strip curbing is being installed opposite the St Christopher’s development). The deterioration of the quality of the landscape along Canberra Avenue has been a major driver for this work. The NCA will work with the land manager (ACT Government Transport Canberra and City Services Directorate) to improve this important landscape.
Set backs The KBRG believes that the existing setback provisions should be retained. In addition, the introduction of some modest setback in Area B (Manuka Group Centre), where developers can currently build right to the property boundary, would seem worthy of reconsideration. The existing setback in Area A should be preserved unchanged. There is no case for the introduction of an “Articulation Zone’ which would merely serve to cloud the rules and invite the Government and developers to seek to subvert or circumvent the existing rules. In addition, we note that the rules relating to the proposed Articulation Zone are also unclear (what is the difference between an articulation element and a building element?). The KBRG notes that the Articulation Zone provision currently applies to Area C (St Christopher’s). For consistency this should be removed so that a simply unqualified setback of 10m applies to Areas A, C and D. Articulation elements are minor building elements such as balconies, verandas, fin walls, porches, awnings, sunscreen and shade devices, pergolas, bay windows, dwelling entries, and roof elements designed to enhance the architectural interest of the building from Canberra Avenue. Buildings in Area ‘B’ are currently built to a zero metre setback and this is considered to be an appropriate urban design response for this area. See key Issue Trees Large, wide spreading trees are an essential element of Canberra Avenue and the Manuka Circle Precinct. Canberra’s urban forest has been neglected for the last several years and it is clear that extra resources be applied to maintaining and managing the existing trees and replacing those that have died from drought of neglect. While the KBRG recognises that the Government faces budgetary challenges, perhaps some of the funding currently directed towards importation of “elite sport” from interstate could be redirected to maintenance of these vital public assets. The early development of appropriate Tree Management Plans for the trees on Canberra Avenue and around Manuka Circle is imperative. The DCP requires that a Tree Management and Replacement Master Plan be approved by the NCA. It is a requirement of the current Tree Management and Replacement Master Plan that the historic landscape character attributed to Charles Weston and Lindsay Pryor be maintained and enhanced as trees senesce and require replacement.