Public Engagement Outcomes Report · Youth consultation road show – February to April 2011...
Transcript of Public Engagement Outcomes Report · Youth consultation road show – February to April 2011...
[ ]
Public Engagement Outcomes Report
Tuggeranong town centre master plan
July 2012
The ACT Government is committed to making its information,
services, events and venues accessible to as many people as
possible. If you have difficulty reading a standard printed
document and would like to receive this publication in an
alternative format — such as large print or audio —
please telephone 02 6207 7307.
If English is not your first language and you require the translating and interpreting service please telephone 131 450. If you are deaf or hearing impaired and require the TTY typewriter service please
2
telephone 02 6207 2622.
3
Contents
Abbreviations and acronyms................................................................................5
EXECUTIVE SUMMARY .........................................................................................6
Introduction .........................................................................................................7
Consultation methodology...................................................................................9
First stage of consultation..................................................................................12
Second stage of consultation .............................................................................15
Third stage of consultation ................................................................................17
Fourth Stage of consultation..............................................................................19
Appendix 1 .........................................................................................................21
4
Abbreviations and acronyms
ACTPLA ACT Planning and Land Authority (which is now incorporated
into ESDD)
ESDD Environment and Sustainable Development Directorate
EDD Economic Development Directorate
ERG Expert Reference Group
ESDD Environment and Sustainable Development Directorate
IAAG Interagency Advisory Group
LDA Land Development Agency
NCDC National Capital Development Commission
RL Relative level
TBC To be confirmed
The lake Lake Tuggeranong
The river Murrumbidgee River
5
EXECUTIVE SUMMARY
The ACT Government has prepared a master plan for Tuggeranong town
centre. Community contributions are essential to the master plan process, and
numerous stakeholders and community members have been engaged in the
development of the master plan.
The community’s input and feedback has been gathered throughout the
master plan process with the following activities:
Stakeholder interviews ‐ October and November 2010
Community work shop at Erindale College – 13 November 2010
Tuggeranong Festival drop‐in session – 27 November 2010
Youth consultation road show – February to April 2011
Community drop‐in sessions at Tuggeranong Hyperdome – April and
July 2011
Presentation to Tuggeranong Community Council and Business
Tuggeranong – 12 April 2011
Government interagency meetings
Individual submissions and feedback from community and
stakeholders
Outcomes of the stakeholder and community engagement were used to revise
and refine throughout the master plan process. Consistent messages across all
engagement included:
Support for providing better connections to the lake and surrounding
landscape
generally support increased residential density in the town centre
Anketell Street will continue to grow as one of the key attractions
town centre footprint to be maintained
mixed views towards increased building heights
6
support for a more vibrant, high quality public domain with cafes,
restaurants and amenities
concern about safety in the public domain, particularly at night
As a result of the consistency of the messages received across all the
consultation, the outcomes for the master plan includes:
a centre connected to the mountains, lake, river and bush
a centre which is accessible to broader Canberra and is easy to move
around
a centre which is an attractive destination – with a thriving community
and business hub
a centre which is diverse, resilient and flexible to change
Introduction
This consultation report provides an outline of the consultation process
undertaken as part of the Tuggeranong town centre master planning project. It
includes the approach taken to the consultation as well as the outcomes. This
report provides a summary of responses to issues raised and addresses how
these comments have been considered and addressed in developing the
master plan report.
Consultation was undertaken between September 2010 to February 2012.
This report should be read in conjunction with:
the Tuggeranong town centre master plan report
ESDD initiated and led this project. Elton consultants were engaged to help
with the initial public consultation. However, much of the stakeholder and
community engagement was done directly through ESDD staff.
7
Consultation objectives and context
The purpose of consultation was to ensure all groups and individuals within the
community:
were informed about the proposal to review planning of the Erindale group centre;
had opportunities to have a say on a range of planning and design issues; and
were made aware of particular key issues such as the potential development of a new foreshore.
It is important to note that numerous consultation and research activities
provided input into the master plan and its report. Hence, not every comment
received will be directly reflected in this report or the master plan. Highest
priority was given to the outcomes of the community and stakeholder
workshops as many issues and trade‐offs were debated in groups and joint
directions were suggested. It is also worth noting that in many instances
comments received contradicted other comments and consideration of all the
issues and feedback was undertaken to develop the final master plan.
In conjunction to the Tuggeranong town centre master plan, the Erindale
group centre master plan was also in progress. But due to unforeseen
circumstances, Erindale was delayed for additional studies while Tuggeranong
was completed. Erindale Drive was also initially a part of the master planning
process. Due to feedback from community, stakeholders and specialist
consultant, it was agreed that Erindale Drive should be retained as a linear
open space connecting Tuggeranong and Erindale. Hence no further planning
was progressed for Erindale Drive.
The consultation process was designed to provide the most valuable input
within the project timeframes and budgetary constraints.
The specific objectives of consultation were to:
8
engage stakeholders with an interest in the Tuggeranong town centre;
identify key characteristics and issues important to the community which can be addressed as part of the project;
identify community attitudes towards the type and form of development that might occur in the centre;
identify potential adverse impacts that should be addressed and ways to minimise these;
bring differing viewpoints in the community together and deliberate priorities to achieve balanced outcomes; and
disseminate as widely as possible the information being considered in the development of the framework report.
Consultation methodology
Engagement with the community
Engaging with the community was a major part of the planning project and
was undertaken in four Stages.
Stage one focused on presenting information to the community about the
project, seeking ideas for a centre vision and identify issues with the centre
Stage two asked the community to develop and comment on preliminary plans
and ideas which addressed issues facing the centre identified in stage 1. The
information and outcomes from stage one and 2 were used to produce the
framework report.
Stage three sought feedback on the draft master plan designs including the
vision, proposed outcomes and strategies that were revised as a result of
feedback from stage two.
Stage four asked for comments and feedback on the draft master plan
document including the revised master plan design, vision, outcomes and
strategies, resulting from the feedback from stage three.
Stages one and two of the consultation process were undertaken by the
project consultants, Elton Consulting, while stage three and four was
9
undertaken by ESDD. A summary of the overall approach is outlined later in
this report.
Promotion of the consultations:
project website
two project newsletters letterbox dropped to 10,000 households
within the centre and suburbs surrounding the centre
direct mailing of a copy of the newsletters to all lease holders
hanging of posters in the centre to advise of events and to notify the
public when the consultation sessions were available for comment
advertisements in the community noticeboard section of the Canberra
Times;
creation of a mailing list from all consultation events and those who
registered their interest on the project website. For each major event
an email was sent to all of those on the mailing list.
Opportunity for input:
two workshops open to members of the community and key business
and community stakeholders
one workshop with youth centres and schools
three community information displays sessions at the Tuggeranong
Festival 2010, the Erindale Shopping Centre and Erindale library
two web based surveys and comments, and
the draft master plan report was placed on the project website and
hard copies were put in the Tuggeranong Library and at the ESDD shop
front. Written submissions were invited via post, email and hand
delivery.
10
Engagement with stakeholders
Stakeholders were continually engaged throughout the project, including
stakeholder interviews and individual traders and leaseholder meetings.
Interviews and meetings were conducted with:
Tuggeranong Community Council
Tuggeranong Arts Centre
Tuggeranong Hyperdome
Lake Tuggeranong College
Communities at Work
Business Tuggeranong
Colliers International
Bunnings Warehouse Tuggeranong
Gai Brodtmann, Federal Member for Canberra
Vikings Rugby Club
ACT Heart Foundation
Expert Reference Group
Four experts from around Australia with backgrounds in urban design, green
infrastructure, health planning and climate change were engaged to provide
creative ideas to enrich, inform and progress the master plan project.
11
First stage of consultation
The overall aim of the first stage was to:
present to the community the project and project approach;
present current knowledge about the centre to the community;
seek community input on issues affecting the centre; and
develop a centre vision.
Engagement activities
Throughout November and December 2010, 14 interviews were conducted
with key stakeholders and stakeholder groups. They were semi‐structured to
cover:
Project overview including relationship to other project
Important considerations in future planning
Key issues, history, values and aspirations for the centre
Feedback on the consultation process and suggestions for other
stakeholder involvement and raising community awareness
A community workshop was held on 13 November 2010 at Erindale College.
The event was organised as a drop in session where participants could come
any time between those areas and view materials, and participate in activities,
to help to inform the planning process.
Despite a 10,000 household newsletter distribution, advertisements in the
local press and distribution of information through established community
networks, attendance at the event was considerably less than expected. In
response to this, another event was held at the Tuggeranong Festival on 27
November 2010.
12
Key messages
The key messages discovered from the engagement were:
the centre is valued for its open space and the lake – activation of the
lakefront is important;
the centre is dying and is considered a white elephant – there is a need
for greater attractors;
the ‘eat street’ area of Anketell was recognised as a recent
improvement;
support for greater residential development to support economic
development, and the vitality and vibrancy of the town centre;
create better pedestrian areas;
improve transportation;
create better access to the lakefront and provide better lakeside
facilities and amenities;
there are no activities for children and young people.
A youth consultation road show was also undertaken for the Tuggeranong
master plan. The purpose of this engagement was to collect information from
young people who live, work, play or study in the Tuggeranong town centre
area. They were asked to identify issues and them problem solve around the
key themes of public domain and transport.
Key messages
From the youth consultation, a number of issues were identified, including:
Tuggeranong was run‐down, dirty, dull and uninviting;
there was a lack of open space and places for youth to congregate,
meet and socialise;
safety outside the Tuggeranong Hyperdome at night – streets are
poorly lit and lacks people;
13
if the centre was cleaned up, maintenance and building design
addressed, then it could be a great place;
have better amenities such as outdoor furniture instead of just trees
and grass.
The community and stakeholder feedback was then used to guide the
development of a vision, strategies and proposed outcomes for Tuggeranong
town centre. These were tested during stage 2 of consultation.
14
Second stage of consultation
The second stage of consultation aimed to detail feedback on the vision,
strategies and proposed outcomes. The community were also asked to
comment on preliminary ideas for the centre.
The main engagement activities undertaken during this stage of the project
were displays and open house sessions held in the Tuggeranong Hyperdome
for a week in mid April 2011. There were several engagement sessions
throughout that week where ACTPLA staff and members of the consultant
team attended to provide information and answer questions. The times at
which the display was staffed were:
Tuesday 12 April from 10.00am to 2.00pm
Wednesday 13 April from 10.00am to 2.00pm
Friday 15 April from 2.00pm to 5.00pm.
A key element of the information presented at the engagement sessions was
the Tuggeranong town centre draft scenario plan. This plan was developed in
response to the vision, goals and principles formed from the previous stage.
Tuggeranong town centre draft scenario plan
15
In total approximately 200 people are estimated to have viewed the
information over the display week.
A number of additional consultation activities were also undertaken during
stage two. These activities included special meetings for businesses in
Tuggeranong, a survey feedback form and a youth consultation road show.
The survey feedback contained ten questions involving rating the elements of
the draft scenario plan, with the option to provide comments.
The key questions that were asked included:
rating of the vision
should the town centre remain in the existing footprint rather than
expanding further?
rating of the allowance of greater residential development
encouraging parking to be provided within buildings or on‐street
rather than town centre?
allowing increased building heights in the town centre? and
promoting active street frontage?
Key messages
Support for increasing residential development;
Support for increasing building heights but with caution about suitable
locations and the desire for buildings to be well designed and sited;
Wish to see the lake better utilised and established as a focal point;
Priority for high quality open space, particularly in consideration of
increased density;
Support for better pedestrian experience and accessibility, especially
along Anketell Street; and
Support for better traffic management around the town centre.
The positive response by the community and the comments made was used to
revise the vision, strategies and proposed outcomes. A draft master plan
16
document was developed from this engagement to be presented to the
community during Stage 3 of consultation.
Third stage of consultation
Stage 3 sought feedback on the draft master plan designs, including the vision,
proposed outcomes and strategies that were revised as a result of feedback
from Stage 2 of consultation.
Engagement activities
Consultation involved community drop‐in sessions at Tuggeranong Hyperdome
from 26 to 29 July 2011. A number of posters were displayed in the shopping
centre and the engagement was advertised in surrounding local businesses.
The contents included a vision statement and objectives, urban design
principles, the draft master plan design and sequencing diagrams. Feedback
forms were also distributed in the drop‐in sessions as well as made available
online for download.
A key element of the posters presented at the drop‐in‐sessions was the
Tuggeranong town centre draft master plan. This plan was developed in
response to community feedback from Stage 2.
17
Key messages
A total of 31 feedback forms were submitted. The majority of respondents
were supportive of draft master plan (86%). The following provides a summary
of the responses:
Support
Activation of the lakefront and improved access and linkages to the
lake from the town centre;
Increased residential dwellings and an increased population living in
the town centre;
The proposed town square;
Relocation of the bus interchange; and
Activation of street frontages.
Concerns
Lake water quality – while improvement of the lake front area was
supported, lake water quality was identified as a key community
priority and need to be addressed;
Traffic congestion ‐ existing and potential future traffic congestion and
how does the master plan address this issue;
Parking – the community concerned about the adequacy of future car
parking in the draft Master plan;
Affordability – housing and commercial space affordability was raised.
A number of respondents perceiving the Draft Master plan to propose
dwellings and spaces that would be “ too expensive” for many
individuals, families and business;
Hyperdome – feedback indicated that the redevelopment of
Hyperdome is considered an important initiative in the redevelopment
of the town centre;
Still community debate in regards to increase building heights and
density in town centre.
18
The existing colour scheme (red roofs and cream buildings) –
Respondents who liked the existing scheme believed it provide a
unique character and a sense of place. Those who were not in favour
believed the centre needed modernisation and a change.
While there was general support for the vision, strategies and proposed
outcomes for Tuggeranong Town centre, there were still specific concerns that
needed to be addressed in the draft master plan.
Fourth Stage of consultation
Stage four involved the release of the draft master plan document. This
occurred from 13 December 2011 to 17 February 2012. The aim was to gather
final comments from the community and stakeholders to further refine the
final master plan.
The draft master plan document was released and more than 100 copies were
provided to the Tuggeranong Library and ESDD Customer Service office for the
general public. It was also available at ESDD website for download.
Key stakeholder groups continued to be consulted as a part of this engagement
process.
Key messages
Of the 34 emails received in regards to the draft master plan, the key
comments included:
general support for the vision, proposed outcomes and strategies of
Tuggeranong town centre;
general support for improving the amenities and connectivity of the
town centre;
major concerns about the robustness of the economic analysis
undertaken for the centre; and
concern about allowing an increase of retail, when there is an existing
decline in economy and population in the area.
19
These comments were used to further refine the master plan document before
progressing it through government for endorsement. Responses to individual
comments can be found in Appendix 1 of this document.
20
Appendix 1
Comments submitted on the draft master plan report
Respondent Comments Response
General comments - Support
7 I think the draft master plans for both
Tuggeranong and Erindale look really sensible
and I strongly support the ideas contained within
them.
30 The [group] recognizes the need to intensify
residential and commercial activity, supported by
effective infrastructure upgrades throughout the
study area. The concept of street hierarchies
coupled with boulevard settings with sensible
height limits for new and redeveloped buildings is
welcomed.
31 I support the visions for each centre... I agree we
need to increase the amount of people that are
employed in the Town Centre area and the
residential population to give it more life. [This] is
just as relevant for the Erindale Centre as well. I
fully support the development of the Tuggeranong
Town Centre and Erindale Centre to give the
people who live in Tuggeranong the opportunity to
work and go out in Tuggeranong without the need
to travel to other parts of Canberra for
employment and entertainment. The benefits this
brings include, less travelling, which means less
expensive, more community spirit, etc.
33 The [Tuggeranong] Plan proposed vision,
outcomes and strategies are commendable. We
support the concept of ‘a centre with a thriving
community and business hub’.
General comments – Do not support
12 We are concerned that proposals for retail
expansion in both Tuggeranong town centre and
Erindale group centre are not underpinned by
robust or defensible economic analysis, which in
Additional retail analysis
and justification have
been provided to support
this master plan.
21
turns undermines the validity and achievability of
the proposals within the master plans themselves
while increasing the level of risk.
The economic modelling contained within the
SGS report does not adequately take into account
the full range of factors influencing demand for
retail floor space within the centres.
To this extent we request that the master plans be
withdrawn. Any revised master plan should be
supported by an up to date, credible and finalized
economic analysis that takes into account all of
the above matters, and which should be made
available as part of public consultation processes.
12 The Tuggeranong master plan has adopted what
has been described by ESDD’s own consultants
as a risky proposition. While the master plan
proposes an additional 16,800 residents within
the town centre, there is no assurance that this
will be achieved nor is there any indication of rate
at which this will be achieved within the 30 year
time frame of the master plan.
19 We contend that the master plan process should
not be concluded until the outcomes of these
higher level policy initiatives [ACT Planning
Strategy, Transport for Canberra, and Legislative
Assembly Special Committee Inquiry into
Supermarket Competition] are known.
What currently exists in
the policy documents has
been integrated.
19 ...we request that the master plans be withdrawn
on the basis that it is un-realisable and does not
provide a realistic and achievable platform for the
economic health of the Tuggeranong town centre.
Any revised master plan should be supported by
an up to date, credible and finalised economic
analysis that takes into account all of the above
matters, and which should be made available as
part of the public consultation.
Additional retail analysis
and justification have
been provided to support
this master plan.
General comments
7 …I understand that the master plan is about the More detailed work will be
22
[Tuggeranong] town centre, but I think the master
plan should cover what is proposed for the rest of
the areas around the lake (eg. Will it continue to
be public open space and if so what will be done
to upgrade those areas…)
9 Tuggeranong master plan: I would like to see
more detailed focus on the lakefront and look
forward to the detailed design, this area should be
capitalised on.
the next step, once the
master plan is endorsed.
The foreshore will
continue to be public open
space.
9 Would be good to see a strong focus on ground
level activity for safety, and to promote 24hr
vibrancy.
The master plan
recommends active
frontages within key areas
of the town centre.
19 Tuggeranong master plan: This vision is deficient
in that it does not recognize the role of the town
centre as the commercial, economic and
community hub of the Tuggeranong district. The
economic viability and vitality of the centre is
essential if the town centre is to achieve the
above ‘vision’ (noting that the vision is framed so
broadly that it provides no real insight into what
the master plan is trying to achieve). The town
centre should be recognized for what it is and
what it could be relative to its own role and
characteristics (which are primarily economic in
nature) rather than to a distant landscape.
Whilst recognizing that group centres are an
important tier in the centres hierarchy, they
nevertheless sit below and are relative in size and
function to Town Centres. Group centre
development of the type and scale envisaged in
Erindale is likely to reduce the catchment size and
market share of existing nearby operators in
Tuggeranong Town Centre. This could in turn
affect the viability of operations in the Town
Centre and local centres in Tuggeranong District.
The economic viability
and vitality of the town
centre is covered in the
outcomes, which
underpins the vision.
21 This [SGS Background] report has been
structured to address both the Tuggeranong and
Additional retail analysis
and justification have
23
Erindale centres. Whilst it is acknowledged that
any economic analysis of centres needs to
assess the network as a whole, it is considered
that this analysis is far too generalised particularly
with respect to impact assessment.
We are also concerned that ESDD is relying on a
draft economic analysis prepared more than 12
months ago for the purposes of making
recommendations in the draft master plan with
respect to the expansion of these centres.
been provided to support
this master plan.
24 We appreciate that one of the objectives of the
draft master plan is to address this population
decline; however, the methodology behind the
assumed increase is not apparent in either the
draft master plan or the SGS report. This needs to
be articulated to ensure the estimates of available
expenditure have not been based on false or
misleading assumptions of population growth.
SGS appear to make a ‘quantum leap’ as to how
much additional retail floor space could be
provided in Erindale and Tuggeranong and a
judgement as to whether the scenario is feasible
or risky.
Further, we are concerned that ESDD has opted
for one of the riskier scenarios put forward by
SGS with respect to the Tuggeranong town
centre. The rationale behind adoption of this
option is not articulated in the draft master plan
and the fact that ESDD has used this option
without consulting with their economic planning
experts is unusual.
Tuggeranong Valley
population is in decline.
The master plan identifies
what land uses and
design outcomes are
desirable for the centre.
The master plan does not
promise a residential
increase, but it allows for
residential increase, as
the market demands.
30 What mechanisms are in place to ensure
measurement of progress towards successful
outcomes over the years to come, as efforts
continue towards implementing outcomes of
these master plan studies?
See section 3 : Evaluation
in Tuggeranong town
centre master plan
document
34 Tuggeranong: The vision and outcomes ‐ This is correct: there is no
24
states the vision for the Tuggeranong Town
Centre is 'Canberra's urban gateway to the
mountains, which offers a unique blend of city,
town and country life.' The TTC is not a gateway
to the mountains. There is no road into the
mountains from the TTC so it is not appropriate to
call it a 'gateway'. They are just an
impressive visual backdrop.
physical road to the
mountains. ‘Gateway’
refers to Tuggeranong
Town Centre being the
unique urban and visual
connection between the
rest of Canberra and the
mountains.
Car parking
23 ...currently Tuggeranong and Erindale are lacking
public parking spots and I think it should be a
major factor in the planning. I support the use of
buses however they are not suitable for many
people, such as a young family to go shopping
and return home especially for a single parent.
Agreed. This is factored
into the master plan.
34 Tuggeranong: 4.9. Car parking and loading ‐
should include multi-level car parking as an option
(only basement, rooftop and street parking are
currently identified). The Town Centre will
continue to suffer if there is inadequate number of
car parks or they are poorly located.
Agreed. This has been
factored into the master
plan.
30 A common problem is parking and in the master
plans while it identifies where there might be
future public/private parking it does not detail the
mix between public and private. Obviously a
difficulty exists through who owns existing land
leases and how the co-ordination will occur to
make sufficient land available to support public
parking requirements in the centres. This requires
careful attention in problem areas already
highlighted such as the businesses in Gartside St
and Comrie St, Erindale and Tuggeranong
Square, Tuggeranong to allow easy access by
their customers, promote safety through parking
safely etc.
This is a level of detail
that is beyond scope the
master plan.
Pedestrian/ cycle connections
30 Around Lake Tuggeranong, [pedestrian and cycle This is a level of detail
25
tracks] could be enhanced by improved lighting
and encourage more active use of the lake
foreshore. This could be considered in the greater
context of improving access and views to the
lake.
that is beyond the scope
of the master plan
33 The measures which [our group] considers are
essential to add to the Plan are: physically
separated on road cycle lanes for the full length of
Anketell Street and on each side of Athllon Drive
low speed limits of 30kph throughout the town
centre.
The cross section plans for Anketell Street South
and Soward Way show cycle lanes on each side
of the road separated from the traffic lane by
parking and a separated from parked vehicles by
a raised median strip. [Our group] applauds this
approach.
As a higher speed approach to or bypass of the
town centre, separate cycle lanes on each side of
[Athllon Drive] are needed to make it safer and
more convenient for people using them. They can
be provided for by changing one side’s parking
from 90° to parallel.
Anketell St North: It will be much safer and
convenient for all people, be they eating, walking,
cycling and driving, if people cycled in separated
cycle lanes.
The eastern side of
Athllon Dr has many
traffic lights which would
hinder cyclist movement.
The foreshore area is
used as a main cycle way
instead of Anketell due to
high pedestrian traffic.
Speed limits are a level of
detail that is beyond
scope the master plan.
Retail core
19 While broadly supportive of proposals to improve
the urban design and connectivity of the town
centre, many of these are predicated on the
significant changes to the Hyperdome. These
proposals cannot be realistically achieved without
full redevelopment. [We have been] advised that
wholesale redevelopment of the site will not occur
Understood. Until such
time that an opportunity
presents itself to allow
these connections, the
master plan is there to
provide guidance for how
it should redevelop.
26
within the lifetime of the Tuggeranong master plan
and beyond.
21 Firstly, the range of services and facilities in the
Erindale group centre is very significant, almost to
the extent that it is competing with the
Tuggeranong town centre. Therefore any
increase in the range of services available within
this centre would place further pressure on the
role and function of the Tuggeranong town centre,
thus eroding the hierarchy of centres established
in the Territory Plan.
Secondly any increase in retail floor space at
Erindale will impact on the capacity of other group
centres to compete as it will create an ‘unfair’
playing field with an increased concentration of
activities and facilities provided in one centre.
And thirdly, this will effectively create another tier
to the centre hierarchy, creating a level between
the group centres and the town centre. The
effective elevation of Erindale above that of a
group centre will only complicate an otherwise
well structured and accepted centre hierarchy.
Operators and business owners within other
centres in the area have made an investment in
their business based on the legitimate expectation
that this hierarchy will be maintained. Therefore
any change to that hierarchy by the elevation of
the Erindale centre is unreasonable.
The economic viability
and market demand of
Tuggeranong and
Erindale have been
considered.
The hierarchies of
Tuggeranong and
Erindale are maintained
through a number of
initiatives in the master
plan.
24 In our opinion, the recommendations in the
Tuggeranong draft master plan in relation to the
increase in retail floor space in this centre warrant
individual assessment of the role and function of
the town centre and the potential impact of any
variation to the retail floor space provision might
have on existing retail provision in the
Tuggeranong town centre and on other centres in
the network.
We are also concerned that the draft economic
analysis was prepared more than 12 months ago
Additional retail analysis
and justification have
been provided to support
this master plan.
27
and therefore should not be relied upon for the
purposes of making recommendations in the draft
master plan...
Building heights
3 Tuggeranong: I think the maximum storeys in
buildings are too high throughout the plan and
feel they should all be reduced by at least 2
storeys. Page 35: the proposed buildings will
make the north side footpath and shopfronts have
no solar access in winter. Page 45: there are 12
storey buildings shown in several places which
are not mentioned in the previous discussions. 12
storeys is ridiculous as it would ruin the vistas of
the Brindabella’s and the Murrumbidgee hills…
The master plan proposes
a range of heights from 3-
8 storeys. The 12 storeys
proposed in LDA land.
The north side footpath
and shops currently have
no sun in winter.
9 I would like to see greater height in development,
particularly along Anketell St. This is the ‘high
street’ of Tuggeranong Town Centre, and heights
of 12-18 storeys would not be out of place in this
environment.
The heights have been
selected to ensure
protection of views to
mountains from
surrounding areas.
Amenities
7 There are frequent algae blooms in the lake which
means it is closed to recreational activities… also
there is frequently litter in key areas. The master
plan should contain information about how these
issues will be addressed.
This is a level of detail
beyond the master plan
and requires a separate
study and capital works
program.
8 I have spoken to many people who would like to
see the inclusion of a non-denomination chapel
on the Tuggeranong Lakeshore. It could be
utilised for weddings, seminars, bridge club,
funerals etc.
9 Tuggeranong: By drawing attention to the lake, it
would be good to see an initiative to improve the
quality of the water, and provide opportunities to
use the water.
The master plan
recommends that public
access to the lake be
retained for the entire
foreshore. Water quality is
an issue outside the
scope of the master plan
and would require
separate study and capital
28
works bid.
28 Tuggeranong needs a decent Art Centre with a
reasonable number of parking spaces available.
The present one is much too small with no
parking at the centre itself. Why not a similar
facility to the Belconnen art centre, on the edge of
the lake.
The master plan allows
for additional space to
expand community
facilities should the need
and finances become
available in the future.
Transport
9 A more central bus interchange as suggested is a
good idea.
30 The [group] believes the foundations for a rail-
based mass public transport system must be laid
now or we will face massive traffic jams as seen
in Sydney. This needs to be balanced with road
duplication mentioned above. Other mass
transport or active transport options encouraged
with the new group centre focus, including
possible ACT Government department
establishment in the Tuggeranong Town Centre,
could reduce commuter reliance on the roads.
This is a broader project
outside the scope of the
master plan.
30 The [group] believes an opportunity exists to
incorporate the Tuggeranong bus interchange into
the lower level of the Hyperdome, meaning bus
users could be sheltered from the heat of summer
and the cold of winter while providing added
security and allow commuters to do additional
incidental shopping while waiting for their buses.
This will be considered/
integrated as part of any
study into relocating the
bus interchange.
Streets/ Land use
3 Page 42 - New Local St - does this go through
Homeworld? Does this go through the new office
buildings that are about 1 y.o. on the south side of
Soward Way?
The new local street does
go through Homeworld.
The new local street
outlined to the south of
Soward way has been
realigned in the final
master plan so it follows
lot boundaries. These
streets would only be
constructed as such a
time that the sites
29
redevelop.
30 With an increase in these high-density residential
developments, what measures are in place to
ensure they will not turn into overcrowded slums
in the future?
The development of high-
density residential are still
required to meet minimum
standards including
privacy setbacks, open
space and amenity. There
are also ACT Government
regulations against too
many inhabitants living in
a single dwelling.
High density dwellings
can allow for a mix of
dwelling sizes at varying
costs (affordable to luxury
apartments), which will
encourage a good social
mix and discourage
segregation, and hence
areas of ‘slums’.
30 There seems to be a primary focus on smaller
blocks and multi-unit developments only, leaving
a gap for those families that may wish to choose
medium to larger size blocks for example 1,500
square metres through 10,000 square metres
further out from the town centres. We suggest
there be made available a good mix of multi-unit,
small, medium and large blocks to allow lifestyle
choice.
Tuggeranong centre will
contain a higher density
dwelling type. If people
want to live on a larger
block, they will need to
look in elsewhere as the
centre lacks the space for
large sized blocks. This
would also be out of
character for a town
centre.
30 It is good to see that the Tuggeranong Master
plan recognizes the sensitivity of the river corridor
to the west of the town centre. In one of the maps
showing predicted urban spread in the next 60
years, this area is shown as potential
development. This can only be considered with
the most stringent planning controls and input
The area is currently
being investigated.
30
from other organisations.
34 4.7 Active Frontages Foreshore - building fronting
the lake shore open space - Fig. 23 does not
indicate any active frontage on the lake shore on
the LDA development site opposite Bunnings. It is
important to have some public facilities (eg
restaurants) on this section of the lake foreshore.
This has been amended
for the final master plan.
Report errors
3 Tuggeranong: Page 42, 43, 45 and 47: the
extension of Joseland St and the existing
Joseland St in the various diagrams are not
consistent in that the alignment varies.
This has been amended
for the final master plan.
9 Tuggeranong: Boundaries around the LDA sites seem to change consistently and are not true to the Greenway master plan the community viewed in 2011.
These boundaries have been updated. These plans are reflective of the draft master plan presented by LDA in June 2011.
9 The indicative heights plan for the centre is a little
misleading with the use of building footprints. This
gives a false impression. Perhaps simply shading
the block in full, or using solid colours would give
a truer indication.
This plan is intended to be
indicative. A more
detailed height plan will
be prepared for the draft
precinct code. This draft
precinct code will be
made available for public
comment.
19 Tuggeranong: We consider the implementation
section to be very weak, delegating all
responsibility to Crown lessees and the business
community. It fails to recognize the role of
Territory policy, specifically lease variation
charges and parking requirements, to the viability
and thus achievement of these proposals.
The master plan looks at
how an area can develop/
redevelop over time.
Master plans in the
Territory do not have
capital works budget
proposals attached to
them.
34 Tuggeranong: 2.3 Constraints and opportunities:
Weaknesses ‐ Should include 'Inadequate car
parking'. Particularly for all day parkers (workers).
Traffic, parking, transport
study completed by
SMEC in Jan 2011
identified that in a ‘2009’
study, approximately 62%
31
32
of available parking in the
centre is utilised. The
master plan will require all
new developments to
replace only existing
parking and that which is
required by the Territory
Plan for that development.