Block 5, Section 22, Belconnen ACT
The Location
Block 5, Section 22, Belconnen ACT is bounded by Walder Street to the north, Rae Street to the east, Purdue Street to the south and Josephson Street to the west.
The Site
The site forms part of the traditional trades area of the Belconnen Town Centre (BTC) and will be the first mixed-use development in the trades area. The 6,382sqm site has a slight fall from the west to the east. A portion of the site is currently used as a surface car park for public carparking. There are a series of regulated and non-regulated trees within the site and verges of poor to medium quality. There are no easements within the site. The existing development around the site is generally one to two storey commercial use. The Belconnen Precinct Code permits surrounding development between 6 storeys and 18 storeys.
Image: ACTMapi - Provided by Stewart Architecture 2023
The Proponent and Project Team
The Proponent and Project Team consists of the following:
Developer: GVD Land Company 3 Pty Ltd, lessee of Block 5 Section 22 Belconnen
Architect: Stewart Architecture
Landscape Architect: Landshcape Design
ESD Sustainabilty Consultant: Northrop
Project Management: The Folio Group
Stewart Architecture is undertaking this Pre-DA consultation on behalf of the proponent to provide an opportunity for engagement with the local community and to allow the community to provide constructive feedback of what they think about the proposed development during this early stage of the project.
Image: Site Plan - Provided by Stewart Architecture 2023
The Proposal
The proposal provides the first mixed use development in the trades area of the Belconnen Town Centre (BTC). The development will accommodate 189 residential dwellings across the three separate buildings (Buildings A, B and C) and 97 commercial serviced apartments in the eastern building (Building D).
The four buildings are 8 storeys high (or 29m) and sit over 2 levels of common basement. Setbacks are introduced on the top of Buildings B and C to reduce the bulk of the buildings and highly articulated form of Building D with indents and deep recesses which relate to the internal circulation within the building.
All residential and commercial accommodation is provided above ground level, with commercial and retail tenancies proposed on the ground floor. The public ground plane achieves the aspirations of the Suburban Land Agency Place Design Brief by creating a series of interesting and vibrant spaces around and within the site.
Image: Provided by Stewart Architecture 2023
Key Design Elements
Important spaces on the ground floor, include:
-
Continuous 10m wide eastern landscaped plaza with deep-root landscape along the full length of Rae Street,
-
Northern piazza along Walder Street which provides a further 10m wide deep-root landscape with full northern frontage,
-
A pedestrian laneway between Walder and Purdue Streets,
-
An active travel hub, secure bicycle parking space and Community Gallery, located in the heart of the site, directly accessible from the Laneway,
-
All external spaces on the ground floor are accessible to the public.
An internal street which passes through the services apartments lobby, provides further pedestrian permeability through the site.
The residential lobbies all open directly onto the streets or open links, and have signage walls, mailboxes, and landscape elements integrated in the design to give each entry an individual expression.
Image: Ground Floor Plan - Provided by Stewart Architecture 2023
Image: Sections - Provided by Stewart Architecture 2023
The planning of each building has been carefully considered with regards to the orientation, solar access, natural ventilation, and privacy.
More intimate and personal spaces are provided on level one (on top of the podium) with vegetation, dog play area, bbq, and seating areas to allow for a range of uses by the residents and the local community.
The project is designed to achieve 5 star Greenstar Buildings rating, as required by the project Delivery Deed. Some of the sustainable design initiatives include:
-
Rooftop solar power panels
-
Electric car charging capability for each dwelling and for shared visitor bays
-
Bike and scooter charging capability (including active travel hub)
-
Integration of nature and biophillic design
-
A high percentage of north orientated dwellings or dwellings with greater than 3hr solar access.
-
Appropriate window-to-wall ratio
-
All generous glazed areas are located within recessed balconies where they are protected from direct sun
-
Appropriate wall-to-window ratio avoiding summer heat gain particularly to western face
-
Recessed and useable balconies to provide summer shade. Provision for external blinds to control solar heat gain to living rooms, wintergardens to make balconies useable in winter.
-
Daylighting to common lobbies and stairs to minimise use of lifts, encourage use of stairs and interaction between residents.
Image: Landscape Concept - Ground - Provided by Landschape 2023
Image: Landscape Concept - Level 1 - Provided by Provided by Landschape 2023
The architectural language of the facades is calm and modest with subtle variations introduced in the articulation of the façade panels, windows, shopfronts, awnings, and lobby treatments. A mixture of precast coloured concrete panels for the residential facades and metal profile cladding for the serviced apartments, will be used across to provide articulation and character to each building.
All car parking is accommodated within the basement. Public car parking and commercial tenants can use a dedicated car park ramp in Building D, while the residents will use the ramp in Building A, leading them directly to a separate, secure residential car parking area.
The waste collection vehicle will collect all waste and recycling for the development from one central waste collection point along the driveway off Purdue Street.
The scheme is guided by the CPTED principles:
-
all links are fully open to the sky
-
there is passive (natural) surveillance into all communal and public areas
-
all entries are visible from the street or the laneway and have clear address
-
parking areas for public have been relocated to the basement and are in a separate area to residential car parking
-
materials used throughout the public areas reduce the opportunity for vandalism and graffiti
Image: Provided by Stewart Architecture 2023
Response to Key Territory Plan Rules and Criteria
The proposal makes the following provisions in response to key Territory Plan Rules and criteria:
-
Shops and business uses are located on the ground floor along all primary and secondary active frontages. No residential uses are proposed on the ground level or Level 1 - R3
-
58 car parking spaces on the site have been retained and made available for public use - R10
-
The maximum building height is 8 storeys (and 29m or less) – R11
-
The ground floor level height measured from floor to ceiling is more than 3.6m – R23
-
Generous living room windows and balconies facing all primary active frontages to encourage passive surveillance – R24
-
Generous setback is provided along Rae Street with accessible landscaped open space available to the public at all times – C29
-
Reasonable solar access provisions retained to the adjoining blocks to the south of the site – C33
-
Awnings are provided for increased pedestrian amenity along all footpaths – R39 / C39
Response against the relevant zone objectives
The site is located within CZ2 – Business Zone.
The Zone Objectives for CZ2 – Business Zone are:
a) Provide for office and business sites that are accessible to public transport and convenience retailing and services
b) Provide a diverse range of accommodation sizes and locations for offices close to the retail core
c) Encourage provision of convenient outlets for goods, services and facilities to meet the needs of the workforce
d) Create vibrant lively pedestrian routes and public spaces
e) Ensure a high quality urban environment through use of sustainable design and materials and maintain a high level of amenity for employees and the public
f) Promote active living and active travel
g) Provide a high quality public realm by facilitating active uses on ground floor level that connects with the wider open space, pedestrian and cycle networks to promote active travel and active living.
h) Encourage an attractive, safe, well-lit and connected pedestrian environment with convenient access to public transport
As outlined earlier under the “Proposal” section, the proposed development contributes to the zone objectives by creating a vibrant and lively precinct, activated by landscape, safe for residents and inviting to visitors, a highly permeable and connected pedestrian environment where businesses and local community can thrive in.
In addition to the TP zone objectives, the design also addresses the objectives of SLA’s Belconnen Town Centre Place Design Brief
Architectural Drawings
Architectural plans and surrounding context documents are available for download via the below link. Please keep in mind that these plans might be subject to minor changes as we take onboard feedback and progress to a Development Application.
The link below includes the following information:
-
Location Plan
-
Existing Street Character
-
Contextual Analysis
-
Site Plan
-
Plan - Ground
-
Plan - Levels 1 - 5
-
Plan - Level 6
-
Plan - Level 7
-
Plan - Roof
-
Plan - Basement Typical
-
Sections
-
Elevations - North / South
-
Shadow Diagrams - Winter Solstice
-
Shadow Diagrams - Eqinox
-
Perspective - North East
-
Perspective - South East
-
Perspective - Through Site
-
Perspectives - Building A Entry and Building B Entry
-
Perspectives - Building C Entry and Building D Entry
-
Material Palette
-
Landscape Concept - Ground
-
Landscape Concept - Level 1
Summary of previous engagement (in response to Item 10 in the guidelines):
As part of this Pre-DA phase of the project, Stewart Architecture has undertaken extensive consultation with the relevant Authorities and Councils to gain their endorsement and feedback on the design prior to submitting the development application.
This is a summary of the engagement with the various stakeholders to date:
-
Initial meeting with the Suburban Land Agency was held in February 2023
-
The concept design has been presented to the:
a. Suburban Land Agency on 05 July 2023.
b. Belconnen Local Community Council on 18 July 2023.
c. National Capital Design Review Panel on 19 July 2023. -
There have been email correspondences and consultation with EPSDD regarding the proposed design, during August and September 2023
-
There was a second design presentation to the National Capital Design Review Panel, on 19 October 2023.
The proposed scheme has received support from the NCDRP, the SLA , The Community Council and the EPSDD.
How to have your say
Stewart Architecture will be undertaking community consultation on behalf of the proponent, commencing Monday 23rd October 2023 at 9:00am AEST until Tuesday 7th October 2023 5:00pm AEST.
Interested parties are invited to make comments on the proposal by:
-
Making a submission via the feedback form below
-
Emailing us directly at consultation@stewartarchitecture.com.au
*Please ensure you state the project name, 'Section 22, Belconnen' in the subject line
*Heading will change based on code*
We appreciate you taking the time to submit feedback. If you have any more thoughts or questions in the future, please feel free to email consultation@stewartarchitecture.com.au.