1. What is the Kamberra on Federal development?
The Kamberra site is a 12.5 hectare site located at the Federal Highway entrance to Canberra. It currently hosts the Kamberra Function Centre and the Palliative Care ACT Tom Elvin Centre which is a public education facility. Kamberra on Federal is owned by the Elvin Group, a proud Canberra firm with local interests at heart and a vision for sustainable development. The proposed plans for Kamberra on Federal will retain the palliative care facility and investigate opportunities to enhance health and well being services on the site.
2. What makes up the mixed uses proposed for the site?
Kamberra on Federal aims to be a socially inclusive, sustainable and integrated urban village that will showcase and offer its inhabitants the latest in environmental design, materials and technology. Kamberra on Federal will enhance amenity offered to north Canberra residents through a range of multi-generational housing types, a commercial village heart and enhanced health and well being facilities to support the existing care operations on site.
3. How many units are proposed for the site and what composition of bedrooms will they be?
A 12.5 hectare site such as Kamberra could easily accommodate around 2,000 dwellings comprising a mix of housing types suitable for all life stages and lifestyles. Kamberra on Federal is proposed to be a diverse urban village offering multi-generational living for a broad demographic including ageing in locale (for downsizers). The number of dwellings will be influenced by planning and engineering constraints and market demand. Given the broad demographic that Kamberra will accommodate an estimated split of about 20% one bedroom, 40% two bedroom and 40% three bedroom dwellings could be envisaged. Over the delivery period of 10-15 years, these ratios may be adjusted due to market demand. The intention is to create a truly liveable and ‘loveable’ precinct that integrates holistically with the broader established local community.
4. What building height limits will apply to the site?
Kamberra on Federal will comply with the requirements of the National Capital Authority and ACT Government for the precinct.
The Elvin Group will respect and enhance the established tree corridor of the Federal Highway by providing buildings of a human scale that maximise open space. The Elvin Group envisage a range of heights and diverse building types across the site with the majority of buildings at or below the tree line and a few buildings just above the tree line to mark the site. For example, there could be higher buildings at the Phillip Avenue entry to Kamberra and at the rear of the site where there is a lower gradient.
5. Which car parking code applies?
The Territory Plan (Parking and Vehicular Access General Code) applies to the site. Given the site’s closeness to public transport, a site specific outcome may be considered.
For example, while current demand in Canberra’s higher density developments is for two car spaces per dwelling, the longer term average demand for car spaces may reduce to around one space per dwelling, with additional spaces being able to be purchased if required. This will be facilitated by on site share cars, a light rail stop at Phillip Avenue, availability of Uber and Got Get type services and driverless cars into the future. This means that people who do not want an additional vehicle can pay less for their homes making it more affordable. A pool of car spaces also means you can purchase a disabled car space if you acquire an injury or disability after you have established your home at Kamberra.
6. How much public car parking will there be?
The Parking and Vehicular Access General Code requires developments to provide parking for residents, employees and visitors with ratios determined based upon the location and zoning of the site. As a result, sufficient parking will be provided on the site to cater for the anticipated demand.
7. How much commercial and retail development is proposed and will they compete with Watson, Downer, Lyneham and Dickson businesses?
Assuming around 2,000 dwellings at Kamberra, it is estimated there will be a total population of about 4,000 people living on the site when the project is fully developed over an estimated delivery period of 10-15 years.
As such the site is well located for village shopping suited to the immediate needs of the residents on site and the local community. A commercial gross building area at project completion of around 50,000 square metres could include a small supermarket, delicatessen, doctor’s surgery, child care, active playground, adult day care, pharmacy, medical suites, a small café and bar. There may also be opportunities to have convenience shopping and community uses for potential light rail commuters and a hotel given its location at the entry to Canberra. Current traders in neighbouring suburbs may want to expand or diversify their offering to the Kamberra on Federal site and market forces will inform this.
8. Who is the planning approval body?
The ACT Environment and Planning Directorate has responsibility for planning decisions relating to the site.
Most of the site is located within 200 metres of Northbourne Avenue, an approach route to the National Capital. This part of the site is subject to special requirements under the National Capital Plan and the National Capital Authority may make additional planning controls in the form of a Development Control Plan.
In making planning decisions the Environment and Planning Directorate must ensure that any approvals are consistent with both the Territory Plan and any applicable Development Control Plan.
9. What rezoning will you be seeking under a Territory Plan Variation?
The current zoning for the site is Broadacre which provides for a predominantly rural landscape setting for a range of uses which require larger sites and/or a location outside urban areas. It is proposed to alter the current land use zoning to the ‘CZ5 – Mixed Use’ Commercial zone to provide for a diverse urban village and to reflect the urban permitted use under the National Capital Plan.
10. What protections are there from levels of density inconsistent with the local suburban environment?
Development outcomes may be controlled by a number of planning regulations and controls. Each zone in the Territory Plan is accompanied by a statement of Objectives against which any proposed development is measured and assessed. Development outcomes are also controlled by other regulations including traffic and parking requirements, height controls (where applicable), building separation and privacy/overlooking controls, requirements for private and public open space, solar access and the like. These controls, coupled with any specific requirements that the National Capital Authority may include in a Development Control Plan, will drive the development outcomes on the site.
11. Which Precinct Code will apply? Will it limit building height, number of dwellings, variety of housing and unit types, and competition with existing businesses?
The Canberra Central District and Lyneham Precinct Map and Code apply to the site. Site specific controls may be written into this code as part of the proposed Territory Plan Variation.
Matters relating to height, housing variety/unit type and size are generally controlled in either the relevant Precinct Code or the Zone Development Code. Dwelling yield and business competition are considered as part of the Territory Plan variation process to assist with utility infrastructure sizing and may be controlled in planning regulations where necessary.
12. What is to be the approach to landscaping and will the existing trees on the site be protected?
It is proposed that the existing trees on the Federal Highway will be retained and augmented, as will the existing stand of Pin Oaks. Trees on site will be evaluated for quality and incorporation into the Kamberra on Federal design. A planting and rotation program will be considered that will see new trees being established while older stock is gradually removed to present a mature landscape to the Northbourne corridor.
The leased land is subject to the requirements of the Tree Protection Act 2005. Regulated Trees will be managed in accordance with the requirement of the Act and where proposed to be removed will be subject to full assessment by the Conservator for Flora and Fauna and the Planning Authority.
13. How will the Kamberra Wetlands be treated and protected?
The “Kamberra Wetlands” were created in 2000 during construction of the winery by BRL Hardy Pty Ltd and is therefore not natural wetlands. The northern pond was created as a water feature associated with the restaurant and the southern pond was established to provide water for the grape vines and ornamental gardens. The wetlands will be incorporated into the design and enhanced where possible.
14. Are there plans for public art in the precinct?
An integrated art program will be developed for the public and childrens’ play areas.