Concept Curtin Precinct Map and Code Proposed changes from the revised Curtin Group Centre Draft Master Plan recommendations Disclaimer: This document is intended to show the proposed changes to the existing precinct code as recommended by the revised Curtin Group Centre Draft Master Plan. It does not form part of the Territory Plan, nor does it constitute a draft variation to the Territory Plan. Key for reading this document: Abcdef - the existing code provisions to be retained are shown in plain text Abcdef - the existing code provisions to be deleted are shown with a strike through the text Abcdef - the proposed provisions are shown underlined (abcdef) - explanatory text is shown italicised within parentheses Changes to existing figures will be described, while new figures will be annotated. Note: minor editing changes that do not change the intent of the code provision may not be noted. Consultation draft concept Curtin precinct map and code changes Page 1
This page is intentionally blank. Consultation draft concept Curtin precinct map and code changes Page 2
1A Existing Curtin Precinct Map (Explanation: This is the current precinct map contained within the current Curtin precinct code and identifies areas where additional uses are allowed and prohibited. To be read in conjunction with the tables on page 3.) Consultation draft concept Curtin precinct map and code changes Page 1
1B Consultation draft concept Curtin Precinct Map (Explanation: This is the consultation draft concept precinct map reflecting possible changes based on the draft master plan recommendations. It shows an amended MT1 area, and MT2 removed entirely. It also shows a new RC2 area covering the CFZ community facilities zone and some residential areas adjacent to the Curtin group centre. The new RC2 area is required as the draft master plan recommends changes to building heights in this area) Consultation draft concept Curtin precinct map and code changes Page 2
2A Existing Additional assessment tracks Assessment Tracks The following tables identify the additional prohibited development and additional merit track development for blocks and parcels shown in the Curtin Precinct Map (identified as PDn or MTn). Development that is exempt from requiring development approval, other prohibited development and the minimum assessment track applicable to each development proposal is set out in the relevant zone development table. The following tables constitute part of the relevant zone development table. Table 1 Additional prohibited development Additional prohibited development Suburb precinct map label Zone Development PD1 CFZ retirement village supportive housing Table 2 Additional merit track development Additional merit track development that may be approved subject to assessment Suburb precinct map label Zone Development MT1 MT2 CZ1 CZ2 industrial trades municipal depot store funeral parlour light industry service station veterinary hospital (Explanation: This are the existing tables in the current Curtin precinct code. The tables show uses that are permitted or prohibited in addition to the development tables for the relevant zone.) Consultation draft concept Curtin precinct map and code changes Page 3
2B Consultation draft concept Curtin precinct map - Additional assessment tracks Assessment Tracks The following tables identify the additional prohibited development and additional merit track development for blocks and parcels shown in the Curtin Precinct Map (identified as PDn or MTn). Development that is exempt from requiring development approval, other prohibited development and the minimum assessment track applicable to each development proposal is set out in the relevant zone development table. The following tables constitute part of the relevant zone development table. Table 1 Additional prohibited development Additional prohibited development Suburb precinct map label Zone Development PD1 CFZ retirement village supportive housing Table 2 Additional merit track development Additional merit track development that may be approved subject to assessment Suburb precinct map label Zone Development MT1 MT2 CZ1 CZ2 industrial trades municipal depot store funeral parlour light industry service station veterinary hospital (Explanation: These are potential changes to the existing tables. Additional merit track uses removed as recommended by the Curtin draft master plan as they are considered not compatible with the existing or intended future uses of the land.) Consultation draft concept Curtin precinct map and code changes Page 4
3 Consultation Draft - Concept Curtin Precinct Code Provisions Curtin Group Centre RC1 Curtin Group Centre This part applies to blocks and parcels identified in area RC1 shown on the Curtin Precinct Map. RC1 includes the Curtin Group Centre. Element 1: Use Rules 1.1 Ground floor use R1 This rule applies to sites with boundaries frontage to primary active frontages main pedestrian areas and routes in CZ1, shown in figure 3. Only the following uses are permitted along the primary active frontage at the ground floor level: a) business agency b) club c) COMMUNITY USE d) drink establishment e) financial establishment f) hotel g) indoor entertainment facility h) indoor recreation facility i) public agency j) restaurant k) SHOP Buildings fronting main pedestrian areas and routes incorporate uses on the ground floor that generate activity in the public space. C2 There is no applicable rule. This criterion applies to sites with boundaries to secondary active frontages shown in figure 3. frontage to main pedestrian areas and routes in CZ2. Buildings incorporate uses on the ground floor that generate activity in the public space. (Explanation: These are existing provisions with minor amendments to reflect the introduction of active frontages within the centre, areas where development is required to provide active uses that are more likely to generate pedestrian activity.) Consultation draft concept Curtin precinct map and code changes Page 5
Figure 1 Parking (existing figure amended to include area A - see rule R5) Rules 1.2 Industrial trades, municipal depot and store R3 This rule applies to the areas shaded grey, shown in figure 1. Industrial trades One or more of the following uses are is permitted only in the shaded area. shown in figure 1 and only in association with a structured car park. a) industrial trades b) municipal depot c) store. (Explanation: the range of permitted uses has been reduced as they were not considered compatible with existing or intended future uses of the land.) Consultation draft concept Curtin precinct map and code changes Page 6
Rules 1.3 Development on nominated car parking areas R4 This rule applies to the area shaded grey area shown in figure 1. Development complies with all of the following: a) the existing number of car parking spaces is retained on the site and made available for public use at all times b) provides car parking that is generated by the development on site in accordance with the Parking and Vehicular Access General Code in addition to the spaces required by item a) C4 Development meets all of the following: a) in accordance with the Parking and Vehicular Access General Code, there is enough car parking for the needs of the centre as a whole b) the development does not adversely affect the overall function of the centre in terms of economic, social, traffic and parking and urban design impacts. Development achieves all of the following: a) any additional parking provision requirements (under the Parking and Vehicular Access General Code) for the development b) makes a substantial contribution to the long term parking supply for the centre as endorsed by the Territory 1.4 RESIDENTIAL USE CZ3 ground floor R5 This rule applies to area A section 63, blocks 1, 2 and 7 shown in figure 1. RESIDENTIAL USE is only permitted at the ground floor level where development complies with Australian Standard AS4299 Adaptable housing (class C) and the Access and Mobility General Code. (Explanation: minor edits for clarity and to ensure that rule R5 is still applicable if the block and/or section identifier changes in the future.) Consultation draft concept Curtin precinct map and code changes Page 7
Element 3: Buildings Rules 2.1 Active frontages R6 Buildings incorporate display windows and entrances with direct pedestrian access at ground floor level on frontages to main pedestrian areas and routes and public open spaces. C6 Buildings achieve all of the following: a) direct pedestrian access from main pedestrian areas b) avoid extensive lengths of blank walls unrelieved by doors, display windows or the like (Explanation: the existing active frontage provision has been replaced with additional provisions nominating primary and secondary active frontages at item 2.7. These are based on the draft master plan recommendations.) Rules 2.2 Building heights R7 This rule applies to areas in CZ1, CZ2 and CZ3 shown in figure 2. The maximum height of building is: a) for area a1, one storey with a total height not more than 5 metres above datum ground level, b) for area a2, one storey with a total height not more than 5 metres above datum ground level, c) for area b, the lesser of 9 metres and 2 storeys above datum ground level, d) for area c, the lesser of 21 metres and 6 storeys above datum ground level. Plant room that is screened from view and set back a minimum of 3m from the building facade of the floor immediately below is not included in the height of building. Note: Additional height restrictions may apply as described in the following rules and criteria. C7 For area b, additional storeys may be considered where development complies with all of the following: a) Solar access is retained to the central courtyard (also refer R10) b) Development is supported by a visual impact assessment that considers: i) views within the centre ii) iii) iv) potential impacts from the proposed development on main public spaces, views from approach routes including Carruthers Street and outlines how the design of the development mitigates any impacts on the broader landscape setting and visual environment of the centre, c) Maximum height of building is the lesser of 18 metres and 5 storeys above datum ground level. Consultation draft concept Curtin precinct map and code changes Page 8
Rules 2.3 Building setbacks and solar access to the central courtyard R8 This rule applies to development in area a1 shown in figure 2. Buildings do not overshadow the central courtyard beyond the shadow cast by a notional 5 metre high fence measured from the datum ground level at the boundary adjoining the central courtyard shown in figure 2. R9 This rule applies to development in area a2 shown in figure 2. Buildings do not overshadow the central courtyard beyond the shadow cast by a notional 5 metre high fence measured from the datum ground level at the boundary adjoining the central courtyard shown in figure 2. R10 This rule applies to development in area b shown in figure 2. Development above one storey is setback a minimum of 3m from each boundary adjoining the central courtyard shown in figure 2. (Explanation: New provisions to specify heights within the centre, consistent with the draft master plan recommendations. The provisions are intended to protect the solar access to the central courtyard while providing moderate levels of additional development opportunities within the centre.) Consultation draft concept Curtin precinct map and code changes Page 9
Figure 2 Building heights (new figure) (Explanation: new figure associated with building height provisions, and identifying the location of the central courtyard for solar access/building setback requirements. The line designating area c to the south of the centre follows the southern boundary of the existing easement running through the centre) Consultation draft concept Curtin precinct map and code changes Page 10
Rules R11 This rule applies to development in area c in CZ2 shown in figure 2. Development complies with all of the following: a) buildings, including basement, are setback a minimum of: i) 6 metres from Theodore Street boundary ii) 4 metres from Strangways Street boundary b) development above 3 storeys is setback a minimum of 25 metres from Theodore Street boundary. c) development facing Strangways Street and above 4 storeys is setback a minimum of 3m from the building facade of the floor immediately below. 2.4 Building Design R12 This rule applies in CZ1 and CZ2. The minimum floor to ceiling height at ground floor level is 3.6m. C12 The ground floor level of buildings is adaptable for commercial uses. 2.5 Plot ratio C13 There is no applicable rule. Plot ratio achieves consistency with the desired character. 2.6 Main pedestrian areas and routes R14 This rule applies to main pedestrian areas shown in figure 3. Development ensures pedestrian areas remain unenclosed and publicly accessible at all times Note: A condition of approval may be imposed regarding the tenure of pedestrian routes. (Explanation: New provisions consistent with the draft master plan recommendations to ensure higher development includes setbacks to reduce bulk and retain solar access to nearby residents, ensure ground floor levels are suitable for commercial uses, removes the plot ratio restriction to accommodate increased heights, and ensures pedestrian areas are retained and accessible at all times) Consultation draft concept Curtin precinct map and code changes Page 11
Rules 2.7 Active frontages R15 For buildings located along primary active frontage areas shown in figure 3, frontages and building design comply with all of the following: a) buildings incorporate clear display windows and/or shop fronts at the ground floor level b) buildings incorporate direct pedestrian access at grade with the verge level for access and egress. c) any areas of walls without windows contain displays, showcases and/or public art, with a maximum of 30% blank frontage per tenancy. R16 For buildings located along secondary active frontage areas shown in figure 3, frontages and building design comply with all of the following: a) buildings incorporate clear display windows and shopfronts at the ground floor level b) buildings incorporate direct pedestrian access at grade with the verge level for access and egress. C16 Development at ground floor level achieves all of the following: a) is adaptable for shops b) direct pedestrian access at the same level as the immediately adjoining verge c) provide opportunities for views into and out of the building (Explanation: New provisions consistent with the draft master plan recommendations to ensure solar access is retained to the central courtyard area, as well as new active frontage requirements to ensure that building frontages in areas of high pedestrian activity are inviting and provide opportunities for viewing into and out of the building, while other areas that may be more active in the future are able to be easily adapted) Consultation draft concept Curtin precinct map and code changes Page 12
Figure 3 Active frontages, main pedestrian areas and new road (new figure associated with the relevant new rules and criteria) Rules C17 There is no applicable rule. Extensive lengths of blank facades, open structured car parks and loading docks are not located along primary active frontage areas, and do not dominate secondary active frontage areas shown in figure 3. Consultation draft concept Curtin precinct map and code changes Page 13
Rules C18 There is no applicable rule. Utility infrastructure, such as electricity substations and water boosters, located along primary active frontages shown in figure 3 are minimised and/or screened. 2.8 Awnings R19 This rule applies to buildings fronting primary active frontage areas shown in figure 3. Buildings incorporate cantilevered awnings for the full extent of the building frontage that comply with all of the following: a) provide a minimum height clearance of 3m b) provide a maximum height of 3.5m above datum ground level c) are integrated into the building design at the first floor level d) are a minimum of 3m in cantilever depth, except i) where opposing primary active frontages are 6m apart or less, awning depth may be reduced to ensure awnings are separated by not more than 0.5m e) where a reduction in awning depth is required to accommodate existing infrastructure and/or street trees. C19 Awnings provide continuous all weather pedestrian shelter and activity in a form compatible with existing awnings. 2.9 New road R20 This rule applies to development in area c in CZ2 shown in figure 2. Development incorporates the new road shown in figure 3, connecting Strangways Street to the existing internal car parking circulation lane. C20 Development does not preclude the provision of a road in the location shown in figure 3. (Explanation: New provisions to protect the amenity along active frontage areas by minimising blank walls and utility infrastructure and providing, or retaining, awnings for all weather protection. A new rule is included for a new road connecting Strangways Street to the existing car parking at the corner of Theodore and Carruthers streets, either to be provided as part of development or built separately.) Consultation draft concept Curtin precinct map and code changes Page 14
RC2 Curtin residential and community areas This part applies to blocks and parcels identified in area RC2 shown on the Curtin Precinct Map. Element 3: Building heights Rules 3.1 Building heights R21 This rule applies to the areas shown in figure 4. The maximum height of building for: a) area a is 4 storeys b) area b is 6 storeys. Figure 4 Building heights (new figure) (Explanation: New rule and map consistent with the recommendations of the draft master plan to specify building heights for selected residential and community facility zoned land around the Curtin group centre) Consultation draft concept Curtin precinct map and code changes Page 15