Works Approval Report.pdf - the National Capital Authority

Campbell Section 5Works Approval ReportPrepared for the Land Development AgencyProject Reference YN110029November 2012

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyCardno (NSW/ACT) Pty LtdABN 95 001 145 035Level 2, 14 Wormald StreetSymonstonCanberraACT 2609 AustraliaTelephone: 02 6112 4500Facsimile: 02 6112 4599International: +61 2 61124500cardno@cardno.com.auwww.cardno.com.auDocument ControlVersion Date Author Reviewer1 (DRAFT) July 2012 R Marsden G Taylor2 November 2012 R Marsden G Taylor"© 2012 Cardno (NSW/ACT) Pty Ltd All Rights Reserved. Copyright in the whole and every part of thisdocument belongs to Cardno (NSW/ACT) Pty Ltd and may not be used, sold, transferred, copied orreproduced in whole or in part in any manner or form or in or on any media to any person without the priorwritten consent of Cardno (NSW/ACT) Pty Ltd.November 2012 Cardno i

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyProject informationProject DescriptionProject name Campbell Section 5Project locationCampbell, Canberra, ACTClientClient nameClient addressClient contactLand Development AgencyGround Floor TransACT House470 Northbourne AvenueDickson ACT 2602Michael PrendergastPhone: (02) 6205 3001Email: MichaelJ.Prendergast@act.gov.auProject managementConsultantNominated contactsCardnoLevel 2, 14 Wormald StreetSymonston ACT 2609Phone: (02) 6112 4500Facsimile: (02) 6112 4599John Foster (Project Director)Email: John.Foster@cardno.com.auGreg Taylor (Project Manager)Email: Greg.Taylor@cardno.com.auNovember 2012 Cardno ii

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyTable of ContentsExecutive Summary .................................................................................................................. vi1 Introduction ...................................................................................................................... 11.1 Report objectives .............................................................................................. 11.2 Proponents ....................................................................................................... 11.3 Background ...................................................................................................... 21.4 Site Description ................................................................................................ 31.5 Planning concepts and objectives .................................................................... 31.6 Scope of works ................................................................................................. 51.7 Reference documentation ................................................................................ 61.8 Standards and design information .................................................................... 72 Design Objectives ............................................................................................................ 83 Location and Context ..................................................................................................... 104 Concept Elements .......................................................................................................... 114.1 Planning Design Code and Guidelines........................................................... 114.1.1 Public Space ................................................................................................... 114.1.2 Building Form ................................................................................................. 124.1.3 Site Access and Set-backs ............................................................................. 134.1.4 Building Height ............................................................................................... 144.1.5 Building Facades ............................................................................................ 154.1.6 Parking ........................................................................................................... 154.1.7 Materials ......................................................................................................... 154.1.8 Landscape ...................................................................................................... 164.1.9 Heritage .......................................................................................................... 164.1.10 Lighting ........................................................................................................... 184.1.11 Indicative Development Streetscape .............................................................. 185 Heritage, Environment and Contamination .................................................................... 215.1 Heritage .......................................................................................................... 215.2 Environment and Sustainability ...................................................................... 225.2.1 Walking, Cycling and Public Transport ........................................................... 225.2.2 Reduction of Urban Heat ................................................................................ 235.3 Water Sensitive Urban Design (WSUD)......................................................... 245.4 Biodiversity ..................................................................................................... 275.5 EPBC Requirements ...................................................................................... 285.6 Contamination ................................................................................................ 286 Transport, Traffic and Planning ..................................................................................... 306.1 Traffic Summary ............................................................................................. 306.2 External Intersection Summary ...................................................................... 306.3 Parking ........................................................................................................... 306.3.1 Development code parking requirements....................................................... 306.3.2 Parking Proposal ............................................................................................ 317 Landscape ..................................................................................................................... 347.1 Introduction ..................................................................................................... 34November 2012 Cardno iii

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency7.2 Tree Assessment ............................................................................................ 347.3 Proposal ......................................................................................................... 367.3.1 Streets and Urban Plazas .............................................................................. 367.3.2 Pedestrian Plazas ........................................................................................... 387.3.3 Materials ......................................................................................................... 397.3.4 The Park ......................................................................................................... 417.3.5 Swale .............................................................................................................. 427.3.6 Trees............................................................................................................... 427.3.7 Open space .................................................................................................... 437.3.8 The Green ...................................................................................................... 437.3.9 Materials ......................................................................................................... 448 Civil, Infrastructure, Servicing and Construction Management ..................................... 458.1 Additional Studies ........................................................................................... 458.1.1 Survey............................................................................................................. 458.1.2 Geotechnical investigation ............................................................................. 458.1.3 Utilities investigation ....................................................................................... 458.2 Drainage ......................................................................................................... 458.2.1 Flood Study and Road Drainage .................................................................... 458.2.2 Existing Catchment Conditions ...................................................................... 468.2.3 Proposed Development Conditions ................................................................ 488.3 Overview of Public Realm Street Design and Road Geometry ...................... 538.3.1 Layout ............................................................................................................. 538.3.2 Existing alignments ......................................................................................... 538.3.3 Existing intersections ...................................................................................... 538.3.4 Work by ACT and Australian Governments ................................................... 538.3.5 Design speed and speed control .................................................................... 538.3.6 New road horizontal alignments ..................................................................... 548.3.7 New road vertical alignments ......................................................................... 548.3.8 Verge treatment .............................................................................................. 558.3.9 Tree planting ................................................................................................... 558.3.10 On-street parking ............................................................................................ 558.3.11 Cycling facilities - Constitution Avenue .......................................................... 578.3.12 Cycling facilities - Campbell Section 5 internal streets ................................... 578.3.13 Block driveway access, servicing and waste collection ................................. 578.4 Proposed Road Geometry .............................................................................. 588.4.1 Road 1-(A) and Road 2-(A) ............................................................................ 588.4.2 Road 1-(B) ...................................................................................................... 618.4.3 Road 1-(C) ...................................................................................................... 638.4.4 Road 3 ............................................................................................................ 658.4.5 Anzac Park East ............................................................................................. 678.4.6 Road 2-(C) ...................................................................................................... 698.4.7 Road 2-(B) ...................................................................................................... 718.4.8 Creswell Street ............................................................................................... 738.4.9 Constitution Avenue ....................................................................................... 758.5 Proposed Intersections ................................................................................... 758.5.1 Internal to site ................................................................................................. 758.5.2 External to site ................................................................................................ 758.5.3 Constitution Avenue / Anzac Park East .......................................................... 758.5.4 Constitution Avenue / Creswell Street ............................................................ 768.5.5 Constitution Avenue / Wendouree Drive / Road 3 ......................................... 768.5.6 Creswell Street / Getting Crescent / Road 2-(C) ............................................ 768.6 Traffic signals ................................................................................................. 768.7 Traffic control devices..................................................................................... 768.8 Pavement design ............................................................................................ 768.9 Street lighting .................................................................................................. 77November 2012 Cardno iv

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.10 Temporary traffic management ...................................................................... 778.11 Retaining walls and structures ....................................................................... 778.12 Site Servicing .................................................................................................. 788.12.1 Existing External Services .............................................................................. 788.12.2 Sewerage ....................................................................................................... 788.12.3 Water .............................................................................................................. 788.12.4 Electricity ........................................................................................................ 798.12.5 Gas ................................................................................................................. 808.12.6 Telecommunications ....................................................................................... 808.12.7 Waste.............................................................................................................. 819 Cost Estimate ................................................................................................................. 8210 Consultation ................................................................................................................... 8310.1 Public Consultation ......................................................................................... 8310.2 Consultation with Authorities .......................................................................... 8411 The National Capital Plan ............................................................................................ 105AppendicesAppendix 1Appendix 2Appendix 3Appendix 4Appendix 5Appendix 6Appendix 7Appendix 8Appendix 9Appendix 10Appendix 11Statement of Heritage ImpactCardno Traffic Analysis and Road Hierarchy ReportContamination Report on RAPPavement DesignWSUD and Irrigation Schematic ProposalsProposed Block Area SchedulesJILA Tree ReportWaste Management PlanConsultation Outcomes ReportProposed paving, street furniture, exercise and play equipmentStreet Tree ProvisionsNovember 2012 Cardno v

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyExecutive SummaryBackgroundCardno has been commissioned by the Land Development Agency (LDA) to obtain Works Approvalfor the Campbell Section 5 development.Cardno working in partnership with its sub-consultants Hill Thalis Architecture + Urban Projects,Jane Irwin Landscape Architecture (JILA), The Expert Client (TEC), CB Richard Ellis (CBRE),LANDdata, and Douglas Partners, has produced this Works Approval Report and associateddrawings to outline the proposals for the Campbell Section 5 project for the provision of access andservicing to the future sub-division of the site.This document addresses: Objective and Background Information Design Objectives Concept Elements Heritage and Environment Transport and Traffic Landscape Civil Infrastructure Costs Consultation National Capital PlanCampbell Section 5 is a pivotal site located at the junction of the Griffin axis along ConstitutionAvenue and Anzac Parade.It is the aim of the LDA that the Campbell Section 5 development will create a high quality, urbanestate that will stand as an exemplar project worthy of its high profile location.The development will involve creating public realm and upgrading existing infrastructure to supportthe mixed use development.Adhering to the Canberra Central Design Manual, the project team has advanced a design to createa vibrant and sustainable development that achieves Government Policy and addresses communityneeds.This report does not address comments received from the public consultation for Amendment 74 tothe National Capital Plan. Furthermore, this report and associated drawings does not consider worksto the Constitution Avenue kerb or carriageway as these will be addressed under a separate WorksApproval submission to the NCA.November 2012 Cardno vi

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyPAGE INTENTIONALLY BLANKNovember 2012 Cardno vii

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency1 Introduction1.1 Report objectivesThe objective of this report and accompanying Civil and Landscape drawings is to providedocumentation to support the Works Approval application to the National Capital Authority (NCA).An earlier draft of this report and drawings was used for consultation with the LDA, the NCA, TAMS,Roads ACT, and other statutory authorities and stakeholders.The design addresses the following:high quality landscaping and public realm place-making;safe and efficient arrangements for pedestrians and cyclists;access to the proposed mixed use development within Campbell to a satisfactory level ofservice;internal road and intersection arrangements that will operate efficiently to a level of serviceappropriate to the categories of the roads involved;allowance for all services including stormwater and management of overland flow;WSUD initiatives to recycle and reuse stormwater/rainfall and to minimise the impact of thedevelopment on the environment.Two sets of drawings titled: Campbell Section 5 Works Approval Civil Engineering Works, andCampbell Section 5 Works Approval Landscape Works, have been prepared and should be read inconjunction with this report.1.2 ProponentsThe following parties are involved with the project:Role Organisation ContactClient Land Development Agency Michael PrendergastLead Consultant Cardno Greg TaylorSub-consultantsEngineering Survey LANDdata David SloanGeotechnical Investigation Douglas Partners Michael JonesLandscape Architecture Jane Irwin Landscape Architects (JILA) Jane IrwinArchitects Hill Thalis Architecture + Urban Projects Philip ThalisStreet light design ActewAGL Subhash RewalConsultation The Expert Client John TaitCost consultants CB Richard Ellis Adam HaworthTable 1.1 – Project StructureNovember 2012 Cardno 1

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency1.3 BackgroundCardno has been engaged by the ACT Government’s Land Development Agency (LDA) to provideengineering consultancy and construction supervision services for a mixed-use, urban developmentin Campbell. The proposed development is located within the National Capital Authority’s (NCA’s)planning jurisdiction and therefore requires NCA Works Approval.Cardno with its appointed sub-consultants Hill Thalis Architecture + Urban Projects, Jane IrwinLandscape Architecture (JILA), The Expert Client (TEC), CB Richard Ellis (CBRE), LANDdata, andDouglas Partners have produced this Works Approval report and associated drawings.In 2011, the LDA consulted with the NCA to discuss the development of Campbell Section 5. TheNCA supported the general proposal to reconsider the land use boundaries for Campbell Section 5,with a view to reducing the impact of a multi-storey development on adjacent single storey housing.The NCA agreed to prepare an amendment to the National Capital Plan (NCP) reflecting thesechanges.The LDA prepared a number of Concept Options for the development of the site, based on thedesign principles of the NCP. Through community engagement, including a Project ReferenceGroup, a Preferred Concept Master Plan was developed. The Concept Master Plan was furtherdeveloped into a Draft Master Plan, which has informed the necessary changes to the NCP.The Draft Master Plan Report, prepared by Hill Thalis Architecture + Urban Projects and Jane IrwinLandscape Architecture for the LDA, is available on the NCA website at www.nationalcapital.gov.au.In June 2012, a draft of this report and drawings was distributed to the LDA, NCA, TAMS and otherkey stakeholders for comment. The feedback attained from this consultation has been incorporatedinto the design where possible. Generally, the design does meet the stakeholder requirements,although areas that may be deemed deficient include the location of new street trees in the vergeand some tree species selection. The stakeholder comments and project team responses can befound in Section 10 of this report.Several road improvement projects adjacent to the Campbell Section 5 development are due to beundertaken and completed by the NCA, ACT Government and ASIO prior to the works outlined inthis report. It is expected that the proposed timing of the Campbell Section 5 works should avoid anysignificant construction co-ordination issues.Cardno has been advised of long-term proposals (>8 years) by the NCA and ACT Government forextensive changes to Constitution Avenue fronting the Campbell Section 5 development. It isintended that a planted WSUD median be introduced along Constitution Avenue together withalterations to the carriageway and southern verge.November 2012 Cardno 2

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency1.4 Site DescriptionCampbell is an established residential suburb situated between Mt Ainslie and Lake Burley Griffin.Campbell Section 5 is unleased Territory Land. It is approximately 6.4 ha in size and is bounded byConstitution Avenue to the south, Anzac Park East to the west, and Page, Chowne and CreswellStreets to the north and east. Constitution Avenue and Anzac Parade are identified in the NCP asMain Avenues. The site is located approximately 1.5 kilometres from City Hill and 2.5 kilometresfrom Parliament House.Campbell Section 5 and sites abutting Constitution Avenue to the south are Designated Areas underthe NCP. Constitution Avenue is National Land managed by the NCA.Built form near Campbell Section 5 includes the Commonwealth New Building Project underconstruction on Section 49 Parkes, the Anzac Park East portal building to the south, and the SAABoffices on the corner of Constitution Avenue and Creswell Street. Single residential homes arelocated to the north and east of the site.Anzac Parade is located to the west of the site. Parallel with Campbell Section 5 western boundaryare the Air Force, Rats of Tobruk and New Zealand memorials, and a space reserved for theAustralian Peacekeeping memorial. The site is separated from the Parade by three rows of matureblue gums lining Anzac Parade.1.5 Planning concepts and objectivesThe planning concepts defining the proposed development at Campbell Section 5 are: Vibrant and sustainable urban communitiesCanberra has evolved successful traditions of urban development that deserve recognition. The bestdevelopments have evolved over time into diverse and sustainable urban communities - mixing localshopping, convenient access to parks and public transport with a variety of housing choice withincomfortable walking range. Successful Canberra examples include Kingston and Manuka.Progressive urban design practice must be predicated on a clear methodology that producespositive urban projects rather than restrictive regulation. The combination of the following urbanelements is critical in providing a contemporary Australian society. Public TransportIn Canberra as in other cities, public transport can provide a legible and sustainable metropolitanframework, while being the catalyst around which local communities develop. Unlike the car, publictransport encourages a local pedestrian culture that supports retail and community uses and streetlife. Health research has focused on the benefits of walking and cycling as part of daily commuting incontrast to the disbenefits of driving.The Sustainable Transport Action Plan envisages that by 2031 Constitution Avenue will be servicedby a Rapid Line Bus/Light Rail Service and a Frequent Line Bus Service. If implemented, the site willbe well connected to a Regional and Local transport network.November 2012 Cardno 3

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency Street PatternStreets are an enduring cultural tradition, and Canberra has many memorable streets of varioustypes that are characterised by wide reservations and generous tree planting. Streets should not bedominated by the motorcar but instead provide for a balance of transport modes including walking,cycling and local bus services. The street pattern provides orientation and address, and should havea clear and legible hierarchy and must be flexible over time.Currently the streets surrounding Campbell Section 5 include two of the most important structuralAvenues in Canberra – Anzac Parade and Constitution Avenue. Opportunities for improving theexisting street character should be made with regard to extensive work previously undertaken forenhancements through the NCP and the Griffin Legacy. It is important on such a key site that thisland is appropriately valued and planned, and that urban capable land is not used profligately. Thedesign of new streets should carefully relate to the local topography; should be enhanced byintegrated water management and landscape strategies; and should seek to make strategicconnections to the existing adjacent urban area of Campbell as well as other nationally significantsites in the vicinity.Community FacilitiesPublic works should express community aspirations. The judicious placement and design of parksand squares, community buildings, community services and artworks make the environment morememorable and purposeful, adding a sense of generosity and civility to the urban landscape.Campbell Section 5 provides many opportunities for community facilities as an integrated part ofopen space and public domain strategies. There is obvious potential for public and communal usesin the park in the northeast portion of the site. Consideration to improving the existing urban interfaceto Constitution Avenue and Anzac Parade will help to define its cultural significance more sharply.The site is proximate to existing recreational open space resources and monuments of nationalsignificance and strong links should be provided to this existing cultural infrastructure.Public DomainThe public domain is the framework for community life and to a large extent determines the image ofa place. Streets, parks and civic spaces will create a network for walking, cycling, casualsocialisation and active recreation. The public domain should foster landscape planting instreetscapes and parks that provide links to the natural environment – remnant, adjacent and preexisting.In Canberra, there is a particularly strong cultural landscape inventory, which has become astrong and memorable characteristic of the city’s identity. Urban projects in Canberra should protectand supplement this fine cultural asset.Water Sensitive Urban DesignLandscape character and environmental systems are increasingly ‘hot’ issues in urban design.Multifunctional landscapes are being designed to contribute to environmental sustainability andamenity – to retain and distribute water; to contribute to air quality; and to ameliorate climate change.The existing drainage corridor that bisects the site provided an opportunity to reconsider thecharacter of this feature and to propose new types of streets that collect and treat water in an openlylegible and celebratory manner - and that also contribute to the creation of a site-specific andneighbourhood-specific character.November 2012 Cardno 4

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyThe site is part of the catchment for Lake Burley Griffin with an existing stormwater pipe runningthrough the centre of the site. This provides opportunity for Water Sensitive Urban Design (WSUD)initiatives to be incorporated in the site, through the provision of a wetland retention system withinthe open space. The wetland is designed to address water quality through reticulation and storage.Urban BlocksWithin Campbell Section 5, the development blocks are subdivided into lots defined by the newstreet network. They constitute the developable area of the city that should relate to their locationand surroundings. The dimensions of blocks are critical in determining the permeability of an areaand in allowing a variety of functions and building types. The layout of the block is also important forestablishing the location and impacts of private car parking and allowing an enduring landscape ofmature trees.A revised subdivision pattern agreed under NCP Planning Amendment 74 for Campbell Section 5better suits the anticipated short term uses, but most importantly, allows for greater flexibility ofbuilding type and use in the long term.SubdivisionWithin Campbell Section 5, a varied and responsive approach to subdivision lot structure in differentparts of the site will be critical to the success of the project. Differing building types, specific frontageand depth dimensions help to determine site densities. Building typesHistorically Australian suburbs have been developed with a limited number of residential housingtypes, usually linked to a particular subdivision pattern; the row or terrace house; the villa orfreestanding house; and the residential flat building. As society’s needs become more complex anddiverse, these types must be expanded to create flexible and relevant housing models. The modelsemployed across the site must address varied and distinct urban characters.Campbell Section 5 presents a complex situation that is unusual, in the sense that it alreadycontains a range of mixed uses in the near vicinity - including residential, commercial, public,institutional and diplomatic. Accordingly, any proposed public domain and subdivision pattern mustenable the precinct to accommodate a variety of building types, including mixed use buildings and toenhance this diversity of use.1.6 Scope of worksThe scope of design services undertaken includes:Consultation with Client and Stakeholders to ensure planning objectives are met.To obtain approvals from relevant service authorities to support the Works Approvalsubmission.Geotechnical and Environmental investigations within the vicinity of the works.Remediation of contaminated material.Detail survey to inform the design.Further traffic analysis to supplement studies already undertaken.November 2012 Cardno 5

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAnalysis of the impact of the design on Constitution Avenue and the longer term objectivesfor government investment in Constitution Avenue creating a precinct.Internal roads and intersection design.Design of the streetscape, park and intersections through to Works Approval stage.Liaison with the NCA, TAMS, Roads ACT and asset owners for approvals.Hydrological analysis to determine flood levels from catchment areas and then designappropriate stormwater infrastructure to detain and control the release of stormwater.Construction staging to maintain safety and access requirements.Assessment of all accessibility requirements.A review and design of all on-road/off-road cycleway/pedestrian path routes.Incorporation of WSUD initiatives including; stormwater overland flow path, retention andreuse; public realm tree planting and bioswale/rain garden; and design guidelines and deedconditions for adoption of WSUD within the blocks.Irrigation of grassed areas in the park.Landscape design for streetscape and park area.Preparation of street lighting design.Concept Temporary Traffic Management plans that are commensurate with the surroundingtraffic conditions and access requirements.Preparation of Traffic Control Device drawings.A preliminary cost estimate for all works to be constructed.1.7 Reference documentationThe following documents were referred to during the design and development of the project: National Standards and guidelines including Austroads and Australian Standards NCA Constitution Avenue Public Realm Handbook National Capital Plan Amendment 60 & Amendment 74 Cardno Constitution Ave / Anzac Parade Intersections (CAAPI) design documentation Campbell Section 5 Draft Urban Design Guidelines Canberra Central Design Manual NCA Urban Design Guidelines Territory and Municipal Services Standard Specification for Urban Infrastructure Works Territory and Municipal Services Design Standards for Urban Infrastructure AECOM PSP Constitution Ave ACT Government Territory Plan including residential sub division development code ActewAGL Water and Sewage Standards Development Control Code for Best Practice Waste Management in the ACT (1999)November 2012 Cardno 6

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency1.8 Standards and design informationIt is the intention of the client that the Campbell Section 5 project be a high quality, urbandevelopment creating a vibrant community where the pedestrian and cyclist are prioritised.In line with the client brief, Cardno has reviewed the design standards for Canberra and taken anobjective view on their appropriateness for application to an urban mixed use development.The design was built on engineering first principles, with knowledge and experience from otherAustralian cities applied to this project.Table 1.2 summarises the design standards consulted in this project:StandardACTEWAustralian StandardsAUSTROADSNational Capital AuthorityRTATAMSTerritory PlanSectionWater and sewerage standards1158 (all sections) Lighting for Roads and PublicSpaces1428 (all sections) Design for access and mobility1742 (all sections) Manual uniform Traffic ControlDevices2890 (all sections) Parking facilitiesGuide to Road DesignPart 3 – Geometric DesignPart 4 – Intersections and Crossings – GeneralPart 4A – Unsignalised and Signalised IntersectionsPart 4B – RoundaboutsPart 6A – Pedestrian and Cyclist PathsGuide to traffic ManagementPart 6 – Intersections, Interchanges and CrossingsConstitution Avenue Public Realm HandbookNational Capital Plan Amendment 60 & Amendment74Urban Design GuidelinesDraft outdoor lighting policyRoad Design GuideCanberra Central Design ManualDesign Standards for Urban InfrastructureDevelopment control code for best practice wastemanagement in the ACTAccess and Mobility General CodeParking and Vehicular Access General CodeResidential Subdivision Development CodeTable 1.2 – Design StandardsNovember 2012 Cardno 7

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency2 Design ObjectivesCampbell Section 5 occupies a pivotal site at the junction of two major Griffin axes between CapitalHill and Mount Ainslie, and Civic and Russell. Few sites, by location, are awarded the opportunity toreinforce this dominant Canberra Legacy.The Griffin’s early plans proposed a grand boulevard linking the Municipal Centre (Civic) with theMarket Centre (Russell) – Constitution Avenue. Whilst this avenue was realised in almost all itsentirety, the scale and density has not been achieved. The centre of Russell failed to develop asGriffin intended and hence the connection, activity and grandeur along this route has sadly not beenrealised. Early plans envisaged a destination and waterfront square for the junction of theseimportant axes. Further erosion of the status of this boulevard occurred with the creation of ParkesWay - dividing Constitution Avenue from the Waterfront Parklands and the more extensive group ofpublic buildings in the landscape associated with the waterfront square.The remnants and intent of the original plan offer important cues to the development of ConstitutionAvenue into a primary urban spine with an enriched public domain and presence. The Master Planacknowledges and enhances the axes by the robust resolution of Campbell Section 5 as a keystructural element in Canberra’s urban fabric.Campbell Section 5 sits adjacent to Constitution Avenue and Anzac Parade, forming the southwestcorner of Campbell. As such, a priority in arriving at the Master Plan and subsequent design was theexploration of the ways in which this residual area can be knitted back into the surrounding urbanfabric – transforming it into a cohesive urban precinct and linking these distinctive neighbourhoods.The Master Plan makes considered responses to the existing public domain networks andresidential character of Campbell with a proposed shift in land use and open space boundaries. NCPAmendment 74 permits many design improvements of benefit to the site and to the greater area ofInner Canberra.Campbell Section 5 is within a recreational open space corridor that runs along the Lake BurleyGriffin Edge and to larger Canberra open space networks. The north and eastern parts of CampbellSection 5 will contain generous open spaces that separate existing areas from the newdevelopment. This open space and park area is contained by public streets to define the new urbanfootprint and draw lakeside open space networks into the existing urban footprint. The project hasintegrated stormwater capture and treatment to enhance quality of flows into the lake and allowopportunities for reuse in the open spaces and within private development blocks.The Master Plan provides a contemporary, yet subtle acknowledgement of the intent of the earlyGriffin plan and works undertaken subsequently in The Griffin Legacy. Significant support has beengauged throughout the consultation process for this approach and key themes of streetscape andamenity, open space provision and built form have benefited from iterative design betweencommunity engagement sessions.The alignment and vistas along Constitution Avenue has been highly considered in the layout anddevelopment of the Master Plan and subsequent design. Opportunities for response to the axistowards the Parliament House spire are integral to the plan. Extensive research and engagementNovember 2012 Cardno 8

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agencyhas allowed a unique place-based approach to defining the response to this nationally importantvista.The eastern edges of Campbell Section 5 provide great opportunities for public and communityprogrammes to invigorate the Avenue Precinct as well as complement the existing suburb ofCampbell. The open space and park area is designed to sustain varied public and intimate urbanspaces as well as to function environmentally on a regional level.November 2012 Cardno 9

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency3 Location and ContextThe southern boundary of Campbell Section 5 forms a major frontage to Constitution Avenue,making it an important piece in the realization of Constitution Avenue as an urban boulevard. Thisedge will be an introduction to Civic, and will share the similar function and character of the citycentre.To the north and east are the suburban areas of Page, Chowne and Creswell Streets, which supportlow density, mostly single storey housing. These existing streets generally have a relatively narrowcarriageway and wide grass verges on both sides. A stand of deciduous trees provides a lightvegetative screen defining a perimeter separating these suburban streets from the site.To the west is Anzac Park East, which is a peripheral access street for Anzac Parade. It is relativelynarrow, with parking on one side. The wide median between this peripheral road and Anzac Paradesupports a dense stand of mature Eucalypts and a series of monuments. Anzac Park East isseparated from the site by a very dense stand of Conifers.Constitution Avenue forms the southern boundary with a stand of Stone Pines dominating this edge.The site rises up to three metres above Constitution Avenue on a grass slope that diminishes fromwest to east.The site is a broad grassy area with character evolved from past agricultural uses that includes asmall farm dam at the low point toward the centre of the site. This dam has been filled with somecontaminated material; Appendix 3 includes details of the contamination. Traces of the originaldrainage systems are evident in the topography of the site.Figure 3.1 - The Study Area in Inner Canberra showing placement in proximity to Civic and Lake BurleyGriffin and the structuring elements of Anzac Parade and Constitution AvenueNovember 2012 Cardno 10

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency4 Concept Elements4.1 Planning Design Code and GuidelinesThe detailed conditions in this section have been extracted from NCP Amendment 74. They ensurethat the planning, design and development of Section 5 Campbell integrate with the establishedresidential suburb of Campbell and contribute to the character of Constitution Avenue.All residential and commercial development proposed for Section 5 Campbell is subject to publicnotification and consultation.Figure 4.1 – Illustrative Development Plan4.1.1 Public SpaceThe overall structure of public space is to respond to the established network of streets, parks andpublic spaces, and enhance the connectivity, accessibility and legibility of this network. At a finerscale, public spaces are to respond to site topography through designs that resolve access anddrainage.The design of public space is to provide increased amenity for residents within and adjacent to thesite, through improvements to passive surveillance and visual permeability.The general arrangement of streets and sections is shown in Figure 4.2.November 2012 Cardno 11

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 4.2 – General Arrangement4.1.2 Building FormIt is proposed that building forms will respond to the scale and pattern of development onConstitution Avenue, and the proposed network of public space will achieve a transition thatresponds to the established residential urban form.The built form is to be positioned along the Constitution Avenue and Anzac Park East axes. Thisaffords the largest and best-proportioned park layout ensuring high amenity and the greatest lengthof park frontage for existing and new residents.The built form is to change across the site to reflect varied built outcomes:Heights are varied and calibrated to give a stepped relief and setback to all park frontages;A stepped and progressive response to building height is proposed along Anzac Park Eastof 25m, 19m, and 10m as it approaches Page Street;November 2012 Cardno 12

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyConstitution Avenue and the park have a direct connection through a generous publicsquare opening to the north; andThe design ensures that 100% of existing residences maintain a park frontage.Building designs are to provide controlled solar gain and cross-ventilation, to reduce energyconsumption and improve the amenity for building occupants. The maximum permissible buildingdepths for residential buildings as measured across the floor plate are shown on Figure 4.3 and arein accordance with NCP Amendment 74. Minor departures may be permitted where it can bedemonstrated that optimum solar gain and cross ventilation is achieved and where it can bedemonstrated to improve the public domain.Amalgamation of sections will not be permitted where building forms adversely impact pedestrianmovement or visual access. Building elements (other than awnings) are not to be built over roads.Figure 4.3 – Building depth4.1.3 Site Access and Set-backsPrimary vehicle access to Campbell Section 5 will be from Constitution Avenue and its intersectionwith Wendouree Drive, with the exception of basement car parks. Service entries will be locatedaway from primary frontages of Constitution Avenue, Anzac Park East and new roads boardingOpen Space, to minimise their impact on the streetscape. Access to service rooms and areas shouldbe achieved within buildings to minimise adverse impacts on public space.Pedestrian access to each building is to be provided at adjacent ground level, whilst maintainingprivacy for private residences and passive surveillance.November 2012 Cardno 13

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyDirect pedestrian access from the public domain is to be provided to each ground floor unit ortenancy where there is a clear relationship to the public domain. The levels of ground floor entriesshall be:Not less than the finished level of the footpath; andNot more than 450mm above the footpath level.The required building setbacks are shown in Figure 4.4. Balconies and other articulation elementsmay encroach into the setback zone. Any such encroachments must not exceed 30% of the setbackarea and are not permissible on the ground floor. Encroachments within the setback area must notinclude internal habitable space.Figure 4.4 – Building setbacks4.1.4 Building HeightOverall building heights will comply with those shown in Figure 4.5 as per NCP Amendment 74.Minor departures from heights shown in Figure 4.5 will only be considered where it can bedemonstrated that the mass and bulk of buildings is not significantly increased, and where itenhances the architectural quality of the building, and fosters energy efficiency, indoor amenity,appropriate urban scale, and adds visual interest to the skyline. Building design is to take advantageof natural light and orientation for occupants and visitors.November 2012 Cardno 14

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 4.5 – Building heights4.1.5 Building FacadesStreet corners are to be expressed by giving visual prominence to parts of the building façade suchas a change in articulation, material or colour, roof expression and/or increased height.Building articulation, material and colour must be sympathetic to the heritage values of the adjacentNational and Commonwealth Heritage listed places.Building entries are to be clearly identified through building form, material and colour.The use of built form elements such as balconies, projections, awnings and hoods are encouragedto provide shelter and to ameliorate wind and downdraft in public spaces.4.1.6 ParkingA minimum of 150 on-street visitor parking spaces shall be provided above ground.Ground level or above ground parking structures are not permitted.4.1.7 MaterialsMaterials shall be selected for their permanence and durability. Materials shall not be highlyreflective, to avoid glare and focused transfer of heat. Materials shall have potential for recycling.November 2012 Cardno 15

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency4.1.8 LandscapeTrees planted within the road reserve should be consistent with the existing landscape character ofCampbell and provide continuous canopy to shade roads and footpaths in summer. Trees plantedwithin road reserves must be capable of achieving the heights and canopy spread shown in theindicative streetscape cross sections of these detailed conditions at maturity.The landscape zone within blocks is consolidated to provide for substantial mature plantings that willafford privacy to neighbours and maintain winter sunlight to properties where available. Landscapeplantings within each block must include a selection of large scale trees, capable of reaching aminimum 15 metres in height when mature. Deep soil space to be provided is shown in Figure 4.6.Figure 4.6 – Preferred approximate deep soil landscape locations4.1.9 HeritageDevelopment of Section 5 Campbell shall respect the cultural heritage values of the National andCommonwealth Heritage listed places in the vicinity of the site. Anzac Park EastOff-site landscaping is required to assist in reducing the visibility of building form from Anzac Parade,and in providing a green backdrop to memorials.Existing Arbutus unedo in the south eastern verge of Anzac Park East shall be retained to provide adense evergreen screen. Trees may be removed to allow construction of new streets. ExistingArbutus unedo are to be interplanted with Eucalyptus cinerea to add a second canopy layer.Where gaps exist in the rows of Eucalyptus bicostata on Anzac Parade, new plantings are requiredto match the existing plantings on the western side of Anzac Parade.The landscape treatment at the corner of Constitution Avenue and Anzac Parade/Anzac ParadeEast shall generally be in accordance with Figure 4.7.November 2012 Cardno 16

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyWorks Approval will not be granted for residential and commercial development on CampbellSection 5 until such time as off-site landscape works on Anzac Park East and Anzac Parade havebeen completed. Section 5Particular attention shall be given to the building form/façade at the corner of Anzac Parade Eastand Constitution Avenue. The design of the buildings should be articulated using a variety ofmassing; solids and voids; and materials and colours to ameliorate any impacts on the adjacentNational and Commonwealth Heritage listed places.Buildings should not intrude on the public appreciation of the eastern handle of the New ZealandMemorial as the gateway to the Memorial Parade or interrupt the symmetrical characteristics of theEast and West portal buildings in framing the Parliament House Vista.The architectural design of the buildings on Block C must be sympathetic to the heritage values ofthe adjacent National and Commonwealth Heritage listed places.Figure 4.7 – Landscape treatment at the corner of Constitution Avenue and Anzac Parade/Anzac Park EastNovember 2012 Cardno 17

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency4.1.10 LightingThe impact of outdoor lighting in proximity to Anzac Parade and the memorials shall be minimised.Heritage Management Plans for National and Commonwealth Heritage listed places shall beconsidered in developing external lighting designs. The colour and finish of light poles and other lightfittings shall be sympathetic to the heritage values of the adjacent National and CommonwealthHeritage listed places.New building façade lighting installations shall use full cutoff light fittings that are carefully integratedinto the building’s structure. External lighting to building entrances, window displays and signageshall be restricted to assist in providing a dramatic backdrop. Consideration will be given to buildinglighting where it contributes to identity, legibility, silhouette, architectural expression, and façadearticulation.All street and footpath lighting is to be full cutoff to ensure that light spill is minimised.4.1.11 Indicative Development StreetscapeThe following indicative development streetscape sections are provided to illustrate the relationshipbetween public space, landscape and transport uses:Figure 4.8 – Street sections planNovember 2012 Cardno 18

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 4.9 – Section 1: Road 3Figure 4.10 – Section 2: Road 2-(B) & Road 2-(C)Figure 4.11 – Section 3: Road 1-(B)November 2012 Cardno 19

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 4.12 – Section 4: Road 1-(C)Figure 4.13 – Section 5: Road 1-(A) and Road 2-(A)Figure 4.14 – Section 6: Anzac Park EastNovember 2012 Cardno 20

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency5 Heritage, Environment and Contamination5.1 HeritageThe Statement of Heritage Impact prepared by Architects and Heritage Consultants Lovell Chen,identifies elements of significance pertaining to Campbell Section 5. This document is provided asAppendix 1 of this Works Approval.Campbell Section 5 is not a listed heritage place in the ACT Heritage Register, and is not included inthe Commonwealth Heritage List or the National Heritage List.The National Trust of Australia (ACT) has likewise not classified the site; however, Campbell Section5 abuts the Parliament House Vista, and is identified as an ‘associated place’ in the ParliamentHouse Vista Area Heritage Management Plan (2010).Points in the Statement of Heritage Impact include:Built legacies of colonial era settlement and land use at the south end of the present AnzacParade - St John’s Anglican Church and School house and Blundell’s; The Griffin scheme – planned by Walter and rendered by his wife Marion Mahoney Griffin –described an organic city design, reflecting its intimate relationship with the landscape;The two Portal Buildings, also known as Anzac Park East and Anzac Park West. The PortalBuildings are approximately 28m high to the parapet of their six-storey wings; andBuilt form in the immediate vicinity of Campbell Section 5 including the new ASIOheadquarters and approved development to the east of Section 5.Based on a detailed assessment of the Preferred Concept Master Plan, Lovell Chen’s reportconcludes that:Campbell Section 5 is not subject to any heritage controls or classifications;Development to the west of the site was not anticipated by NCP Amendment 60. However,the lower heights of Blocks 1 and 2 respond appropriately to the height of the canopy of theAnzac Parade Blue gums (which are to be maintained over time), and existing residentialdevelopment to the north and east. This is consistent with the objectives of NCPAmendment 60. It is noted that glimpsed views of built form to the rear of screening trees isan existing condition of the Vista north of Lake Burley Griffin;The approach to built form, in terms of height, siting and mass, and landscaping will result inminimal visual impacts on the associated heritage place (Parliament House Vista), and willpromote a fuller understanding of Walter Burley Griffin’s objective for the Municipal Axis asCanberra’s ‘high street’; andThe limited visibility resulting from the proposed development is an acceptable balance ofthe requirement to respect the existing character of the Parliament House Vista, and deliverGriffin’s vision for Constitution Avenue as the base of the National Triangle.November 2012 Cardno 21

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 5.1 – Aerial view of Campbell Section 5, c. 1958.Present day edge streets are visible5.2 Environment and Sustainability5.2.1 Walking, Cycling and Public TransportThe promotion of sustainable communities aims to improve the health of residents whilst reducingreliance on the motor vehicle over the life of the city.Design of the public domain has incorporated the following initiatives to enhance environmentalhealth and long-term sustainability. A good example of these proposals working in harmony isillustrated in Figure 5.2.Urban blocks are to be arranged to enhance walkability within the site, and connections are made:Between the monuments and ceremonial spaces of Anzac Parade and the lakefrontparklands;Between the suburb of Campbell and adjoining parklands;To transit options on Constitution Avenue for visitors and residents; andTo cycle routes on Constitution Avenue and cycle links to the lake.November 2012 Cardno 22

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 5.2 – High quality public domain provisions for pedestrians and cyclists enliveninglocal retail; a possible treatment for Road 3 into Campbell Section 55.2.2 Reduction of Urban HeatPlanting of streets and the park will reduce urban heat island effects generated by large open areasand expanses of paving. Street planting is to provide maximum canopy cover in summer, whilstplanting within the park is distributed to create at least 50% canopy cover in summer.All new streets have generous tree planting proposed. Species selection will include a highproportion of large-scale trees to ensure effective cover.The proportions of blocks proposed in NCP Amendment 74 are complemented by the park toprovide an urban environment that allows buildings to release stored heat.The use of common roof gardens is promoted through the Master Plan to reduce the exposed hardsurfaces of masonry and roof elements that traditionally absorb diurnal radiation.The above measures also reduce the reliance on mechanical heating and cooling, lowering theoverall strain on the environment and fossil fuel consumption. An example of the proposedstreetscape is shown in Figure 5.3.November 2012 Cardno 23

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 5.3 – Tall, mature street trees will provide a dense canopy cover in summer5.3 Water Sensitive Urban Design (WSUD)In a water-sensitive precinct, the dynamic interactions between water supply, wastewater quality andquantity, stormwater quality and quantity, land use, climate, social capital and the receivingwaterways (rivers and bays) are strategically integrated into the planning and design process of theurban landscape across the full spatial scale, from the building scale to whole-of city planning.The water sensitive design strategy for the Campbell Section 5 site is framed by the followingconcepts and design principles:Water efficiency and access to fit-for-purpose water supplyQuality of public spacesClean and healthy water environmentEffective drainage and flood mitigationEfficient and low energy systemsMitigating urban heatNovember 2012 Cardno 24

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 5.4 – Three process WSUD systemA water sensitive design specialist, Professor Tony Wong of Monash University, has been engagedseparately by the LDA to assist in the WSUD design.The WSUD concept divides the system into three parts that are illustrated in Figure 5.7:Figure 5.5 – Conceptual sections demonstrating the three systems proposedNovember 2012 Cardno 25

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency1. PARK SYSTEMThis system takes water out of the main stormwater line that collects water from the 100hacatchment up to the War Memorial, (refer Appendix 5 for schematic design which forms thebasis for the design). The system treats the water in the following ways:A – Everyday low flows (approx. 1 l/sec – 250 l/sec) will be conveyed through the site in avegetated swale and detained in a bioswale wetland within the retarding basin.Microorganisms in the wetland will help to improve water quality. Water is to be extractedfrom the wetland and treated in the bridge abutment for reuse to irrigate landscaped areas.B – Storm flows will run through the wider swale before being stored in the retarding basin.This water will be filtered through vegetation and then released back into the stormwaterpipe network, ultimately discharging into Lake Burley Griffin.C – Flood flows will be retained on site protecting buildings and infrastructure. This water willbe filtered through vegetation, before being gradually discharged into Lake Burley Griffin.Examples of planted swales are shown in Figures 5.6 and 5.7.Figure 5.6 – Planted swaleNovember 2012 Cardno 26

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 5.7 – Swale as dry creek bed2. STREET SYSTEMD – Stormwater from the new street network will be harvested by rain gardens medians,areas of permeable paving, or piped into the retention basin. This water will be filteredthrough vegetation in the bioswale wetland before release into Lake Burley Griffin. Refer toAppendix 5 for a schematic that forms the basis for the design.3. BLOCK SYSTEM – BY SUB-DEVELOPERSE – Sub-developers of the Blocks will need to apply for NCA Works Approval and complywith the Building Code of Australia (BCA) incorporating sustainability into the design. It islikely that rain water captured from roofs will be stored within the blocks for reuse in toiletflushing, car washing, and watering of landscaped areas. These strategies to reuse roofwater are outside the scope of the Campbell Section 5 project and are included to illustratethe typical WSUD arrangements in a completed urban development. Some of theserequirements could be included under deed lease agreements for the sale of individualblocks.5.4 BiodiversityThe site currently consists of grouped plantings of Conifers and deciduous exotic trees clustered atthe edges; however, there is a limited range of species, with no locally indigenous speciesrepresented, and a mix of exotic weed and nuisance trees. Some native grassland is present butgenerally, the ground cover consists of exotic grassland weed species.The proposed park will support a range of specific planted environments, to increase biodiversityand habitat opportunity. Local indigenous trees, shrubs, grasses and wildflowers will be part of themix, forming an extension of ecologies present in Legacy Park and the hills beyond.November 2012 Cardno 27

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyA range of diverse areas within the park allows for a balance between activities and encouragesdiversity. A change in maintenance requirements will allow for longer grasses, wildflowers andgreater habitat opportunity.The project has the opportunity to be a precedent for urban biodiversity and to promote benefits tothe wider Inner Canberra Region.Figure 5.8 – Multiple layers of native vegetation promote biodiversity5.5 EPBC RequirementsOn 24 February 2012 the Land Development Agency (LDA) lodged a referral under theCommonwealth Environment Protection and Biodiversity Conservation Act 1999 (EPBC) for theproposed development of Campbell Section 5. The referral advised the Commonwealth thatdevelopment of the site impacts threatened species and communities.On 28 March 2012, the Commonwealth advised that the delegate had determined that the proposedaction was a Controlled Action under the EPBC Act. As a result, the project will need to be assessedthrough Preliminary Documentation. The assessment includes a public consultation phase thatbegan on 19 November 2012.5.6 ContaminationInvestigations were conducted by Douglas Partners Pty Ltd in 2011 to establish the extent and typeof contamination within the site. The field and laboratory testing revealed that the followingcontaminants are present:bonded asbestos (asbestos containing material – ACM), concentrations of heavy metals(exceeding the Ecological Investigation Levels),anthropogenic materials such as builder’s rubble,rubbish and/or household waste,November 2012 Cardno 28

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agencylong chain hydrocarbon, andlead contamination.The report concluded that additional investigations are required to more fully assess the extent ofcontamination within tree drip lines and identified ecological habitats.Contaminated material will be remediated from the site before the proposals in this report areimplemented.In consultation with the EPA, a Remediation Action Plan has been prepared and submitted forapproval. Concurrently with this process, a Waste Disposal Plan has been submitted.An accredited Environmental Auditor has been engaged to audit past, present and future works onthe site.A community consultation strategy will be implemented to keep surrounding residents and thebroader community aware of the remediation process.November 2012 Cardno 29

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency6 Transport, Traffic and Planning6.1 Traffic SummaryThe design for the Campbell Section 5 development has undergone several iterations, andamendments have been lodged to amend the NCP and permitted land use. A traffic analysis waspreviously completed by AECOM and the Traffic Analysis and Road Hierarchy Report by Cardno(Appendix 2) builds upon this advice.Cardno undertook a comparison of the net impact with respect to traffic movements and parkingrequirements for two land use scenarios for Amendment 74 to the NCP.The conclusion of this traffic advice is that changing the land use to the L-Shape, has a negligibleeffect on net traffic and parking generation. The benefit of the proposed layout of the site is thatvehicles are encouraged to utilise Anzac Park East in preference to Creswell Street, which is a localstreet designed to facilitate local movements only.6.2 External Intersection SummaryThe performance of a key external intersection, the proposed roundabout at Getting Crescent /Creswell Street / Campbell Section 5 Access (Road 2-(C)) associated with the Campbell Section 5estate, has been assessed to inform the design and to highlight future capacity constraints.The results of this preliminary assessment indicate that the proposed roundabout at GettingCrescent / Creswell Street / Campbell Section 5 Access (Road 2-(C)) performs satisfactorily duringboth peak periods for the projected 2021 design period.6.3 Parking6.3.1 Development code parking requirementsAmendment 74 to the NCP revised conditions for the provision of car parking associated with theCampbell Section 5 development. The Traffic Analysis and Road Hierarchy Report undertaken byCardno considers the parking requirements for the Campbell Section 5 development. Table 6.1summarises the car parking rates required under Amendment 74.November 2012 Cardno 30

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyLand Use(s)ResidentialOfficeAdministrative Use, Bank; Child CareCentre; Consulting Rooms; Co-operativeSociety; Health Centre, PersonalService EstablishmentBar, Café, Restaurant, RetailHotel, MotelAmendment 74 Car Parking RateOne space per dwelling and one visitor space per fourdwellings or part thereof.One space per 100 square metres of gross floor area.Two spaces per 100 square metres of gross floor area.Two and a half spaces per 100 square metres of grossfloor area.One space per employee, plus one space per guestroom or unit for establishments up to 36 units; or,25 spaces plus 0.3 spaces per guest room forestablishments of more than 36 units.Table 6.1 – NCP Amendment 74 Minimum Car Parking Rates for New DevelopmentsNCP Amendment 74 also notes:A higher on-site and/or off-site parking provision for any use may be required by theAuthority after taking into account the relationship between on-site parking, off-site parkingopportunities, the capacity of public transport in the area at the time of development, andanticipated future levels of public transport.Additional parking shall be provided for vehicles associated with reduced consumption ofenergy. These include bicycles, motorcycles, small cars, electric cars and vehicles ownedand operated under car-sharing schemes.6.3.2 Parking ProposalIt is an important objective of the development to encourage alternative modes of transportation andto reduce dependency on private motor vehicles; this particularly applies to business commuting.The Campbell Section 5 development is predominantly a residential development with almost 90%gross floor area proposed for residential use. Therefore, it is not expected that the Campbell Section5 development will generate a significant level of commuter parking.The current block yield calculations (Appendix 6) for Campbell Section 5 are used in Table 6.2 tocalculate the revised minimum car parking requirements based on National Capital Plan Amendment74. The exact distribution of floor area by use is unknown and is subject to sub-developer planningapprovals.November 2012 Cardno 31

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyLand Use(s)Amendment 74 CarParking RatesResidential 650(520 + 130 visitor)NotesAssume 520 apartmentsOffice 25 Assume 5,000m 2 of commercial,split 50:50 Office :Administrative Use, Bank, etc.Administrative Use, Bank; Child CareCentre; Consulting Rooms; CooperativeSociety; Health Centre,Personal Service Establishment50 Assume 5,000m 2 of commercial,split 50:50 Office AdministrativeUse, Bank, etc.Bar, Café, Restaurant, Retail 63 Assume 2,500m 2 of retailHotel, Motel 65(25 + 30 +10)Assume 100 key hotel with 10staffTOTAL 853Table 6.2 – NCP Amendment 74 Minimum Car Parking Requirements for Campbell Section 56.3.2.1 On-street parkingIt is proposed that the arrangement of on-street parking will yield 174 publically available car parkingspaces as shown on drawing 110029/C1952 and in Table 6.3.BlockOn-street parkingBlock A 27Block B 58Block C 26Block D 18Block E 10Park Area 35Total 174Disabled 6Motorcycle 5Table 6.3 – On-street Parking ProposedAdditionally, disabled and motorcycle parking is required under the Parking and Vehicular AccessGeneral Code. Disabled parking spaces are to comprise a minimum of 3% of the total number of onstreetparking spaces, and motorcycle parking for three motorcycles should be provided per 100 carparking spaces. Provision has been made for six disabled and five motorcycle parking spaces.November 2012 Cardno 32

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency6.3.2.2 Off-street parkingFrom Tables 6.2 and 6.3, it can be shown that at least 679 parking spaces (853-174) are requiredwithin the Blocks to provide the total minimum parking as set out by Amendment 74.The following assumptions have been made to estimate the off-street basement parking stockpossible within the development block boundaries:Each parking space requires 25m 2 of basement area Servicing and waste collection areas including access require 300m 2 Basement footprints = Block boundaries (except on Constitution Avenue where the 6.5msetback is assumed to be unusable due to proposed landscaping and tree planting. However,the developer may construct basement parking to boundary if landscape works allow therebyincreasing the basement parking)The total floor area of all the Blocks has been assessed as approximately 20,500m 2 ; Table 6.4provides an estimate of the possible basement parking per level. The actual level of off-streetparking is to be determined by the block sub-developers through planning approvals.BlockPossible Basement ParkingPer LevelBlock A 71(2094m 2 – Servicing area) / 25Block B 268(7021m 2 – Servicing area) / 25Block C 200(5305m 2 – Servicing area) / 25Block D 144(3916m 2 – Servicing area) / 25Block E 73(2125m 2 – Servicing area) / 25Total 756Table 6.4 – Estimated Basement Parking Per FloorIt should be noted that the minimum parking requirements for Campbell Section 5 developmentshould not be considered in isolation; at present, Anzac Park East is utilised by commuter parkingover-spilling from trip generators near the Campbell Section 5 site.November 2012 Cardno 33

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency7 Landscape7.1 IntroductionThe site is bounded by streets on all sides. To the north and east are the suburban streets of Page,Chowne and Creswell, with relatively narrow carriageways, and wide grass verges on both sides.This perimeter has a stand of deciduous trees on the edge, which provides a fairly consistent lightvegetative screen to the site.To the west is Anzac Park East, which is a peripheral access road for Anzac Parade. It is relativelynarrow, with parking on one side. The wide median between the peripheral road and Anzac Paradesupports a dense stand of mature Eucalypts and a series of monuments. This road is separatedfrom the site by a very dense stand of conifers.Constitution Avenue forms the southern boundary. The site sits up to three metres above theAvenue on a grass slope that diminishes from east to west. A stand of Stone Pines dominates thisedge.The site is a broad grassy area with a strong edge defined by the stands of trees. The current sitecharacter has evolved from past agricultural uses, which included a small farm dam at the low pointtoward the centre of the site. This dam and some of the surrounding area has been used to illegallydump builders’ rubble, including material containing some contaminants. Traces of the originaldrainage system are evident in the topography of the site.Local residents use the site mostly for dog walking, evidenced by well-worn beaten earth pathsrunning along the edges under the deciduous trees. Tracks are also formed where people cutthrough the field from Constitution Avenue to Campbell, and to Anzac Park East and Anzac Parade.Predominantly, the site is valued by Campbell residents as a green edge to their suburb, and abuffer to development along Constitution Avenue.7.2 Tree AssessmentA tree report was completed for the existing trees on Campbell Section 5 based on an Arboristsassessment, both are attached as Appendix 7. Arborist investigations found that:The stand of Pinus radiata adjacent to Anzac Park East in the north west are generallysenescent and should be removed for public safety. These trees are also classed as a weedor nuisance plant in Canberra;The Cupressus arizonica adjacent to Anzac Park East in the west are a common tree inCanberra that does well in these conditions, and together the trees form a fine stand;The Pinus pinea in the south west of the site along Constitution Avenue are less common,and together form a fine stand;The deciduous trees along perimeter of the site adjacent to Page, Chowne and CreswellStreets are generally healthy and robust in this situation and were planted later than othertrees. Removal of some weedy tree species is necessary;There are three groups of Quercus sp. toward the centre of the site that are consideredsignificant for age and form; andNovember 2012 Cardno 34

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyThe Arbutus unedo immediately adjacent to Anzac Park East may be among the oldesttrees on site. They have an interesting, quite rare form. Weed removal is needed betweenthe trees, and within existing canopiesThe stands of trees have been considered for potential integration into, or impact on the new urbanform for Campbell Section 5. This assessment considers Arborist findings, but also takes intoaccount the form of tree groups and suitability in an urban environment. The juxtaposition of existingtrees and built form has been tested, to determine the impact of trees on potential building layouts.The results of this investigation are contained in The Tree Report for Campbell Section 5, appended,and summarised below:Pinus radiata (Tree Group 11 on plan C2011) should be removed for urban safety, andreplaced with other, longer lived trees.The stand of Cupressus arizonica (Tree Group 10a & 10b on plan C2011) is extremelydense, and will get taller. The form has limited pedestrian access/use and creates furtivespaces unsuited for public parkland. The width of the stand inhibits building or private openspace along this edge. The width cannot be reduced, as shading has reduced foliage on thesouthern side of each row. This group should be removed and replaced with trees bettersuited to urban development.The stand of Pinus pinea (Tree Group 9 on plan C2011) is for the most part 1 – 2.5 metresabove Constitution Avenue. Retention of these trees would significantly alienate theproposed built edge from the street. The group is tall and dense and if retained would createa 30 metre built set back. It would be extremely difficult to thin the group and retain goodform of individual trees. This group should be removed to allow appropriate developmentalong Constitution Avenue.The stand of deciduous trees along the northern and eastern edges (Tree Groups 1 to 7 onplan C2011) creates a good separation between the existing and new residential areas, andis considered to make a valuable contribution to this urban setting. The trees have a lighterform, giving shade in summer and allowing sunlight to the park in winter. This form canaccommodate pedestrian use and access, and filters rather than blocks views, retainingvisual surveillance of the park for personal security. This stand should be retained andprotected.The Arbutus unedo, (Tree Group 13 on plan C2011) along ANZAC Park East should beretained, underpruned to better accommodate pedestrian access and weeds removed.The three groups of Quercus sp. (Trees 171 to 173, and 176 to 183 on plan C2011) will beaffected by decontamination, and are proposed for removal.The proposal includes a substantial number of new trees that outweigh the number proposed forremoval; refer to Tree Management Plan C2012 and Landscape Master Plan C2020. New plantingwill create greater amenity and biodiversity than the existing stands.November 2012 Cardno 35

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency7.3 ProposalThe proposal aims to create a multi-use versatile site that supports new and existing communities.The public domain will provide an appropriate setting for a high quality, high density, and inner urbansubdivision development. Public domain design makes a considered response to the site as a majornew piece of Constitution Avenue, and as an edge to the existing suburb of Campbell. The characterof streets reflects the detail and materials of Canberra central streets, but with a density andcharacter of landscape that suits the suburban edge.New streets, plazas and the park maximise open space benefit to the new and existing communities.Traffic considerations have been balanced by ensuring amenity for pedestrians and cyclists, tocreate a network of safe, delightful, and walkable streets that promote good health and wellbeing.Existing walking trails have been maintained at the park edges, and opportunities for walking andcycling enhanced with paths into and through the site. It is expected that the paths will be used alsoas a link between Anzac Parade and the lake, via a safe dedicated crossing at Road 3.The design of the park responds to both the existing site landform, and to the aspirations of existingresidents of Campbell, and others who contributed to community information sessions. Campbelland Reid already support a number of small parks, and larger open spaces for organised recreation.These existing reserves tend to be very sparse, informal spaces with traditional facilities – a clusterof play equipment, picnic tables etc.The new park will cater to a much greater density of population than existing parks, and will alsoserve people working in the new commercial spaces of Campbell Section 5 and adjacentdevelopments, as well as visitors to Anzac Parade. It needs to be robust and diverse, providingflexibility of use. Development of the space from field to park also offers an opportunity to integratelandscape and water sensitive urban design, contributing environmental benefits that extend beyondthe site.7.3.1 Streets and Urban PlazasThe structure of streets and open spaces provides legibility within the development and enshrinesaccess as a genuine piece of the city. Walkable, connective streets provide a continuity of viewcorridors linking with existing streets in Campbell.Two new generous streets terminate on axis with memorials, in the form of landscaped outdoorrooms to reinforce the importance of ANZAC Parade and its memorials. This preserves and framesview corridors to these permanent public monuments and provides a setting in which the urban formallows them to be read with a background of sky and vegetation.The alignment to ANZAC Parade memorials is unique to the Preferred Concept Master Plan andhighly supported throughout the consultation process. It acts to reinforce the civic structure of InnerCanberra as it evolves over time.New park-edge streets provide the longest perimeter of park frontage and define the boundary withthe public domain, creating a legible address for the park.November 2012 Cardno 36

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyThe existing streets of Getting Crescent and Wendouree Drive are connected into the site. Thealignments of Chowne Street and Rankin Street are aligned to Road 1-(B) & 1-(C) and Road 3respectively to continue contextual public domain access and view corridor alignments.1 Road 2-(B) and Road 2-(C):Extend from Getting Crescent as a park-edge street;Northern verge makes a generous edge extension to the park;Support large deciduous trees, commensurate with building height in the street reserve, andbuildings with a landscaped setback; andTerrace buildings can be adaptable for home office or small business at ground floor.2 Road 3:Is the only link into the site from Constitution Avenue with full traffic access;Links the new park with the greater open space network of Lake Burley Griffin;Functions as a water street treating runoff and forming a natural path to the Lake;Has smaller scale deciduous trees in street verge and large scale native evergreens withinthe central swale; andGround floor activity such as cafes, retail and employment space is encouraged.3 Road 1-(B):A broad park edge street with a structured urban edge opening onto the park;Reinforced by built form at the corners and steps back in the centre;In a privileged setting and provides opportunities for a cafe opposite the park; andLined with large scale native evergreen trees planted in the parking lane along the builtedge. Park edge planting has large deciduous trees to define the street. Views undercanopies reinforce the connection between street and park.4 Road 1-(C):Not connected to Constitution Avenue for vehicles, but terminates in a small plaza whichextends the Avenue as public domain;A slower vehicle speed street with narrow carriageway;Planted within the parking lane with tall native evergreen trees and interplanted within theverge with broad deciduous trees, it maintains generous footpaths; andActivated at ground floor including clothing and homewares, books, cafes, etc.5 Road 1-(A) and Road 2-(A):Park-to-park streets, terminating at one end by a memorial and ANZAC Parade, and at theother by the new park;Wide street reservations allowing multiple rows of planting;Generously centre-landscaped for robust deciduous planting;Distinct in character and spatial definition to reinforce built form. The triple row of plantingensures a high degree of vegetation and shade over the wide street and also to buildingfaces in summer months. Large deciduous species should be commensurate in scale withtrees on Anzac Parade. They provide seasonal colour and allow solar penetration in winter;and;Planted with species to heighten the experience and backdrop to the memorials.November 2012 Cardno 37

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency6 ANZAC Park East: Is calibrated to mediate the built frontage to ANZAC Parade with setbacks of up to 8m;Maintaining the existing row of Strawberry Trees in the verge, to be interplanted with talleucalypts;Is comprised of new layers of planting in the public and private domain with generouscourtyards which extend the landscape of the public domain; andProvides dedicated parking along the eastern side of the street.7.3.2 Pedestrian PlazasStreets in Campbell are named after military personnel. The Northern Square and Constitution Plazaare centered on the alignment of Chowne Street; Chowne Street is named in honour of AlbertChowne.Albert Chowne was awarded the Victoria Cross posthumously in 1945 for action near Dagua, NewGuinea, clearing the way for 6th Division’s advance to and capture of Wewak. His Victoria Cross ison display at the Australian War Memorial.‘On 25 March 1945, Chowne, seeing the leading platoon in his company’s attack onJapanese positions run into trouble, left cover and charged the enemy. He managed toknock out two machine guns before being killed. Chowne’s actions enabled the attack tocontinue and, according to his citation, paved the way for the 6th Division’s advance onWewak.’ 1The Victoria Cross medal is linked to the suspender bar with a V shaped clip that stands for‘Victoria’. V shaped segments are omitted from the permeable paving palette to serve as tree pits.The influence of Chowne and his Victoria Cross gently permeate the established order of the urbanpalette in the plaza spaces. THE NORTHERN SQUARETo the northern end of the park, a small plaza forms a link between the two green spaces of the parkand provides opportunities for shaded seating. This plaza is defined by a bosque of randomly placedtall eucalypts set within a surface of granite and permeable paving, furnished with customisedfurniture and lighting. CONSTITUTION PLAZAA small pedestrian plaza mediates the levels between Constitution Avenue and Road 1C. Accessibleramps, customised furniture, walls, lighting and paving will provide a high quality space that servicesthe surrounding active ground floor uses. This space will become part of the public domain of bothCampbell Section 5 and Constitution Avenue, and will reflect the materials and character ofConstitution Avenue. Paper Birch trees will form a seasonal feature within this plaza through theirdeciduous nature and distinctive bark pattern.1 Quotation from Australian War Memorial People Profiles: www.awm.gov.au/people/8242.aspNovember 2012 Cardno 38

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency7.3.3 MaterialsThe materials palette for streets has been based around the Canberra Central Design Manual, toreflect the importance of Campbell Section 5 as a link to Civic, and to reinforce the urban characterof streets. Materials will be robust and long lasting, incorporating a mix of concrete and stone. Thefurniture for streets will be off the shelf products. The urban plazas will employ some inbuilt andcustom furniture. Furniture, exercise and play equipment is included in Appendix 10. Pavingmaterials are listed in Tables 7.1, 7.2, and 7.3.Table 7.1 – Schedule of Paving 1November 2012 Cardno 39

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyTable 7.2 – Schedule of Paving 2Table 7.3 – Schedule of Paving 3November 2012 Cardno 40

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency7.3.4 The ParkDesign of the park has built on the existing form of the landscape – topography and retainable trees;to create a simply laid out, gently moulded landscape that is amenable and flexible in its functionalpotential.The broad swale and path that form the baseline for the park follow roughly the existing drainagelines that have been left over from a pre-existing drainage system. The layout of paths takes thepatterns of natural stream orders, in a thematic reflection of the movement of water through the site.The paths and swale symbolically and physically connect the upper catchment of Campbell withLake Burley Griffin.The park accommodates a range of uses, which have been determined and refined with input fromthe Campbell community and the ACT Government. The region is already well provided withrecreation facilities, with sports fields provided at the Campbell Neighbourhood Oval and Reid Oval,and the extensive network of passive recreation facilities of the lake foreshores within easy reach.The new park caters for local and informal use, with the flexibility to adapt to different uses. A varietyof areas provides:a broad open grassed area for informal games, which may also accommodate gatherings forevents;walking and cycling, including toddler cycling;a series of play and exercise spaces;intimate shaded spaces for picnics and retreat;a more formal green, within a contained and more intimately scaled space.The use of some spaces could be expected to evolve with the growth of the community.The park generally has a naturalistic and informal character, with sinuous paths and swales, and agently sculpted topography. This character will be reinforced through the random patterns of treeplanting, which will combine locally native trees with colourful deciduous exotics. The existing roughgrass forest floor will be maintained beneath existing trees, and enhanced with a broader planting oflocal native grasses and wildflowers.Very large deciduous trees, and conifers, will be used to define points along the path, and along themain terrace edge.Figure 7.1 shows a sketch of the how the park area could look.November 2012 Cardno 41

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyFigure 7.1 – Artists impression of Park AreaThe elements of the park have been defined by spatial and functional character as outlined below.7.3.5 SwaleThe central organizing element of the park is a swale running roughly northwest to southeastthrough the main section of the park, terminating in a broad wetland area on the site of a former farmdam. The swale follows the general line of the former drainage alignment. It accommodates overlandflow in the upper portion, and acts as a filter for stormwater in the lower section.The swale changes character along its length, as a response to function and to adjacent uses. Theupper section accommodating overland flow begins as a broad grassy swale, with a turf bank side,and with grasses and reeds in the base of the swale. A dry creek bed is created beside the first playpod, with planted sides and a gravel base, and concrete stepping-stones joining the pod to the path.In the lower section, the swale has a traditional form of planted sides and base, with a highproportion of reed planting. Bridges connect the two sides of the swale.WSUD initiatives are included in Appendix 5 of this report.7.3.6 TreesSmall forests spatially define the site, provide shade and shelter, and visually separate the built areafrom the existing suburb. Forests have a diverse character across the site:November 2012 Cardno 42

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyExisting tree grouping along the northern and eastern edge of the park form a linear deciduousforest. The forest is well used, with a beaten earth path on the forest floor. A native sub-alpine forestsupplements the existing edge, enhancing the screening capacity of the deciduous trees.On the western edge of the park, a formal avenue of Pines and Oaks provide a shaded naturalcolonnade between the park edge street and the open space.Down the western slopes of the park, ornamental flowering Apple trees provide seasonal colour anda change in scale.Within the swale and along the main path spine, a range of trees provide shade for the play podsand contribute to the functioning of the swale as species which tolerate inundation. Along this mainspine Oaks provide a reference to the previous planting on the site. At the south eastern end of thewetland retention area a cluster of Dawn Redwood trees form a seasonal statement through redfoliage.The south eastern corner of the park is defined by a tall eucalypt forest, this functions as both ascreening area for the proposed buildings, but also creates intimate spaces for smaller pathwaysinto the park. Dark and light bark eucalypts create a feature of texture and colour as the paths moveinto the park.Along the urban park edge to the south and east of the park Pines form a sculptural feature withinthe hardscape of paving and furniture.The northern village green is complimented by both existing deciduous planting on both its northernand eastern sides, while a new bosque of Maples to the west completes this formal park space.7.3.7 Open spaceA range of grasslands are proposed for the site dictating formal active uses and more informal areasof the park. Grassed terraces mediate the level change along the western side of the park andmerge with wetland planting at the lowest point. Native grasses, slashed at a high level run aroundthe northern boundary of the park under existing trees and are intersected at points by beatenwalking tracks and deco gravel paths. The central circular field provides a mown turf for active uses.7.3.8 The GreenThe north western corner is an intimate space, slightly removed from the system of parks and moreactive uses of the main park area. This area will become a traditional green; a grassed space withseating, that encourages passive use, and a space to withdraw. It will create a green buffer acrossthe narrowest part of the park, and provide amenity for visitors to ANZAC Parade, in the form ofseating, shade, and bins. Additionally, it could be used as a function or organising space for ANZACevents.November 2012 Cardno 43

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency7.3.9 MaterialsMaterials for paths and light structures will be plain, robust and durable, and complementary to thenaturalistic quality and theme of water flow:FRP and concrete bridges and structures;concrete paths;gravel and concrete blocks along the ‘stream’ and as play elements; andsmall scale recycled brick paths through trees.Throughout the parklands and public domain areas of Campbell Section 5 a focus has been placedon providing a sustainable and maintainable public environment. This has been carried through thedesign in a number of ways:Selection of materials based on durability, ease of maintenance and sustainable materialsourcing;Emphasis on providing a range of habitat opportunities throughout the park for urban wildlifethrough meadow and native grass areas, provision of forested areas both native and exotic,and a permanent wetland area;Water management systems within the blocks, throughout the streets and as a central focuswithin the park provide best practice initiatives for recycling, cleaning, and reusing water.Swales, wetlands, rainwater collection, storm water day-lighting and porous paving are allstrategies for improving the quality of water moving through the site;By providing areas of mown turf and areas of longer native grass within the parkmaintenance is focused on high activity areas while other sections of the park requirereduced maintenance regimes; andMaterial selection within the public domain reflects the direction established in the CanberraCentre design manual. Lighting, furniture and paving has been selected to ensure ease ofmaintenance and replacement while still providing a distinctive and high quality urbanprecinct.Schedules of proposed exercise and play equipment included in Appendix 10 of this report.November 2012 Cardno 44

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8 Civil, Infrastructure, Servicing and ConstructionManagement8.1 Additional Studies8.1.1 SurveyA detail survey was carried out by LANDdata Surveys Pty Ltd in September 2011. All existing roadinfrastructure such as kerbs, signs, stormwater drains etc. were identified. In addition, all vergefeatures such as service covers, power poles, trees, footpaths etc. were located.8.1.2 Geotechnical investigationContaminationA geotechnical contamination investigation was completed by Douglas Partners Pty Ltd in April2011. Following this, a Remediation Action Plan (RAP) was prepared. A copy of this environmentaland geotechnical report is included in Appendix 3. Ground ConditionsA Geotechnical Investigation was undertaken by Douglas Partners to establish civil engineeringground conditions. This investigation, laboratory testing and associated report providedrecommendations on:Sub-surface conditions;Excavation conditions;The use of the site soils as fill and fill construction procedures;Pavement sub-grade conditions and design CBR values;Allowable bearing pressures and settlement performance;Geotechnical factors relevant to construction and site drainage, including batter slopes.8.1.3 Utilities investigationA Dial Before You Dig (DBYD) investigation has been carried out and existing services are detailedon the General Arrangement Plans (Drawings 110029/C1201 - 08). In addition, potholing serviceswere conducted in October 2012 to better understand the underground site constraints.8.2 Drainage8.2.1 Flood Study and Road DrainageIntroductionCampbell Section 5 is located in a stormwater catchment area of approximately 109ha as shown inFigure 8.1. The stormwater pipe infrastructure within the Campbell Section 5 site is the responsibilityof the NCA as it falls within NCA land, although upstream and downstream of the site TAMS isresponsible for the network.November 2012 Cardno 45

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyEasternCatchment230 haCampbell S5Catchment109 haFigure 8.1: Campbell Section 5 Catchment8.2.2 Existing Catchment Conditions Overland flowThe Campbell Section 5 site currently experiences a combined overland flow in a 100 year ARIstorm event of up to 4.8m 3 /s from its intersection with Anzac Park East and Page Street at thenorthwest of the site, down to its intersection with Creswell Street and Constitution Avenue in thesoutheast corner. The principal sources of this overland flow are along Anzac Park East from itsintersection with Blamey Crescent and overflows from road low points adjacent to the site in AnzacPark East, Chowne Street and Creswell Street.The stormwater pipe network in Campbell was built in the early 1930s and has very little capacitycompared to current design standards. It is estimated that the network surcharges in storm eventsgreater than approximately a 6 month ARI, resulting in localised ponding of water on Anzac ParkEast and on Constitution Avenue at its intersection with Creswell Street. In the more severe rainevents (greater than 6 month ARI), flooding occurs on Constitution Avenue near its junction withCreswell Street.November 2012 Cardno 46

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAnalysis of the trunk stormwater network has shown that flooding on Constitution Avenue is largely aresult of overland flow from the larger adjacent catchment to the east of the site and overland flowalong Anzac Parade from Blamey Crescent into Constitution Avenue from the west. Overland flowfrom the eastern catchment is approximately double that generated by the Campbell Section 5catchment. It should be noted that, even if the overland flow from Campbell Section 5 werecompletely eliminated, flooding would still occur on Constitution Avenue via overland flows fromAnzac Parade and the eastern catchment.Elimination of flooding on Constitution Avenue in a 100 year ARI storm event by detainingstormwater in the upstream and adjacent catchments and/or increasing the capacity of thestormwater network downstream of Constitution Avenue to Lake Burley Griffin are outside thereasonable scope of this project. However, proposed improvements within the Campbell Section 5site will reduce the amount of overland flow reaching the Constitution Avenue/Creswell Streetintersection low point and thereby provide some reduction, albeit minor, in the expected degree ofponding in Constitution Avenue. InfrastructureAs-built drawings have been reviewed and a detail survey has been conducted to establish thelocation and size of stormwater pipe infrastructure through the site. To resolve some anomalies, aCCTV camera survey was commissioned to confirm the stormwater pipe network.In the northwest corner of the site at the junction of Anzac Park East and Page Street, a manholereduces the 1350mm diameter trunk pipeline draining flows from the upper catchment to a 1050mmdiameter pipeline. The 1050mm diameter pipeline takes stormwater diagonally through to the middleof the site, before enlarging to a 1200mm diameter pipe and heading south to align with WendoureeDrive. This pipe network captures several smaller stormwater pipes as it traverses the site.Local residents have advised that the manhole at the intersection of Anzac Park East and PageStreet surcharges in most storm events, which is a direct result of the reduction in pipe diameterfrom 1350mm to 1050mm.The existing pipe network and overland flow paths through the site are shown in Figure 8.2.November 2012 Cardno 47

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyPipelineOverland Flow PathNB the exact alignment of the existing stormwater pipe at Page Street/Chowne Street is unverifiedFigure 8.2: Existing Stormwater Network8.2.3 Proposed Development ConditionsExisting Pipe Network UpgradeIt is proposed to increase the size of the existing pipeline through the site to eliminate the existingsurcharge at the manhole at the corner of Anzac Park East and Page Street. The pipe will beincreased from 1050mm diameter to 1350mm diameter from this manhole to the road low point inChowne Street. The pipeline will be increased from 1050mm and 1200mm diameter to 1500mmdiameter from this point downstream to the surcharge/outlet structure of the proposed retardingbasin upstream of Road 2-(B) and Road 2-(C). The outlet pipe from the basin will be 1350mmdiameter to a surcharge structure at the end of the proposed median in Road 3. The pipe from thesurcharge structure will be 1200mm diameter for a short length to join onto and align with theexisting 1200mm diameter pipe in Wendouree Drive, across and downstream of ConstitutionAvenue.A new 225mm diameter pipe is proposed to be constructed from the upgraded 1350mm diameterpipe on Chowne Street to redirect dry weather base flows and minor storm flows to a proposed CDSNovember 2012 Cardno 48

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyGPT. From the GPT, the 225mm diameter pipeline will discharge the redirected low flows to a smallswale with a 1m wide, 0.3m deep deco granite lined base.It is proposed to upgrade the existing inlet structures and outlet pipes from the road low points inChowne Street and Creswell Street to eliminate overflow in storm events up to at least 5 year ARI.The inlet on Chowne Street will be upgraded to a plantation sump, whilst the outlet from CreswellStreet will be upgraded from 600mm diameter to 750mm diameter pipe. Overland Flow PathsThe existing overland flow paths through the site will be formalised into a system of small grassedswales. The design of the swales will accord with the WSUD initiatives presented in Section 5.3.The main grassed swale will extend from the northwest corner of the site to the downstreamheadwall of the GPT outlet pipe. As mentioned above, the swale downstream of the outlet pipe fromthe proposed GPT will contain a 2m wide, 0.3m deep rock lined base. Flows in this downstreamswale will be limited to approximately 0.3m 3 /s in storm events up to 5 year.Retarding BasinA retarding basin is proposed to be excavated within the open space system immediately upstreamof Road 2-(B) and Road-(C). The basin will reduce the amount of overland flow discharged from thesite and upstream catchment to the Creswell Street/Constitution Avenue low point. Outflows from thebasin will be discharged by a new 1350mm diameter pipe down Road 3 to the existing 1200mmdiameter pipeline at Constitution Avenue. A surcharge structure will be provided at the downstreamend of the proposed Road 3, which will discharge basin outflows that exceeds the capacity of thedownstream pipeline to the Creswell Street/Constitution Avenue low point via Constitution Avenue. Itis estimated that the pit will begin to surcharge in approximately a 5 year ARI event and will have amaximum outflow of 0.75m 3 /s at 100 year ARI.Two broad crested weirs will be formed on the south eastern side of the basin to act as a secondarybasin outlet to discharge flows that exceed the basins 100 year ARI capacity or if the basin outletstructure or downstream pipeline becomes blocked enough to cause the basin to overflow.All paths within the basin storage area will be above the 2 year ARI water level in accordance withTAMS’ design standards.Proposed Road DrainageThe site’s road drainage system will be designed for a 5 year ARI capacity with sufficient inlet pits toensure that gutter flows in a 100 year ARI storm event do not exceed the maximum allowable depthof 200mm.The road drainage systems in Anzac Park East, Road 1-(A) Road 1-(B), and Road 2-(A) will bedischarged into the proposed wetland area in the retarding basin. The remainder of the roaddrainage systems for Road 2-(B) and Road 2-(C) is to be drained to the surcharge pit in thedownstream end of the Road 3 median. The carriageway of Road 3 will be graded to directstormwater into the median where WSUD measures including tree planting and a bioswale will treatthe stormwater. This drainage will be connected to the existing pipe network in Constitution Avenue.November 2012 Cardno 49

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencySubsoil drainage will be provided adjacent to the road pavement to collect and discharge subsurfacewater generally in accordance with the TAMS’ Design Standard Drawings. The subsoil drainage willdischarge to the stormwater drainage network at regular intervals.The proposed pipe network and overland flow paths through the site are shown in Figure 8.3.Pipeline:ProposedOverland Flow Path:ProposedFigure 8.3: Proposed Stormwater Network Flood ModellingXpswmm 1D models comprising the Campbell Section 5 catchment and the adjacent easterncatchment were assembled for both existing and proposed development conditions. The existingconditions model was used to estimate the quantum of overland flow through the site thatcontributes to the total flow reaching the Constitution Avenue/Creswell Street intersection low point.Estimated inflows and outflows for both existing and proposed catchment conditions are shown inTables 8.1 and 8.2.November 2012 Cardno 50

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyARI(yrs)Anzac Park East/ Page St IntersectionAnzac Park East LowpointEstimated Flow (m 3 /s)Chowne StLow pointCreswell StLow pointExisting Developed Existing Developed Existing Developed Existing Developed1 0.19 0 0.04 0 0 0 0 02 0.43 0.11 0.06 0 0.09 0 0 05 0.59 0.30 0.08 0 0.38 0 0.26 010 0.67 0.38 0.10 0 0.57 0 0.42 0100 1.02 0.73 0.18 0 1.44 1.00 0.88 0.33Table 8.1: Estimated Site InflowsARI(yrs)Estimated Flow (m 3 /s)ExistingDeveloped1 0.73 02 1.68 05 2.37 0.0910 1.77 0.26100 4.80 0.75Table 8.2: Estimated Contribution to combined catchment Flow at Constitution Ave/Creswell St Low pointXpswmm 2D models of the proposed retarding basin were also developed to determine the waterlevels and extent of ponding in various storm events up to 100 year ARI. Maximum water levels areprovided in Table 8.3 and the ponded water extents for the 2 year and 100 year ARI are shown inFigure 8.4. It should be noted that the maximum 100 year ARI water level is 200mm below thelowest point in the northern verge of Road 2-(B) and Road 2-(C).ARI(yrs)Water Level(m AHD)Water Depth(m)1 563.37 0.872 564.22 1.775 564.75 2.2510 564.90 2.40100 565.23 2.73Table 8.3: Retarding Basin Maximum Water LevelsNovember 2012 Cardno 51

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency100 year ARI2 year ARIRetardingBasinFigure 8.4: Proposed Retarding Basin Water ExtentsNovember 2012 Cardno 52

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.3 Overview of Public Realm Street Design and Road Geometry8.3.1 LayoutIt is proposed that the Campbell Section 5 project building developments will be aligned alongConstitution Avenue and Anzac Park East forming an L-shape. Access to the development will beprovided by new internal roads and intersections, along with upgrades to the existing streets andintersections bordering the site.8.3.2 Existing alignmentsThe horizontal and vertical alignments of existing roads Constitution Avenue and Creswell Street willbe maintained as far as possible under the Campbell Section 5 project; Constitution Avenue is to beupgraded by ACT Government. Anzac Park East will be re-graded to improve drainage, changeparking to match NCA requirements and to ensure that the existing strawberry trees are retained.Under the current design, no changes are proposed to the alignment of Page Street or ChowneStreet.8.3.3 Existing intersectionsChanges to the intersection of Creswell Street / Getting Crescent are proposed to accommodateaccess into the Campbell Section 5 development. It is proposed that a four arm roundabout beintroduced to provide access into the development.The junction of Constitution Avenue / Wendouree Drive will be upgraded by the ACT Government toa 4-way signalised intersection.8.3.4 Work by ACT and Australian GovernmentsCardno has been made aware of several large construction and road improvement projects beingundertaken on Constitution Avenue; these schemes are adjacent to the Campbell Section 5 site.Specifically, these projects are:Traffic signalisation at the intersection of Wendouree Drive / Constitution Avenue forAustralian Security Intelligence Organisation (ASIO);Constitution Avenue / Anzac Parade intersection upgrades with works extending just beyondAnzac Park East which will introduce a median on Constitution Avenue for the NCA; andKerb and carriageway upgrades to Constitution Avenue including 4-way signalisedintersection at Wendouree Drive / Constitution Avenue by ACT Government.8.3.5 Design speed and speed controlThe posted speed limit on Constitution Avenue is 60km/hr. The speed limit, although not posted, onminor residential streets surrounding the Campbell Section 5 site (Anzac Park East, Creswell Streetetc.) is 50km/hr.November 2012 Cardno 53

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyIt is proposed that the speed limit within the Campbell Section 5 development be a maximum of40km/hr.To help create a low speed environment, minimum traffic lane and parking bays dimensions havebeen selected to alter driver behaviour.Positioning of street furniture and tree planting near the kerb helps reduce vehicle speeds by visuallynarrowing the road and results in motorists becoming more speed aware. This also creates wideopen verges to support the active frontages, creating an improved environment for pedestrians andcyclists.8.3.6 New road horizontal alignmentsSeveral new internal access roads will be created as part of the subdivision and public realm workswithin the site. The proposed streets and corner radii have been designed to Austroads Standardsand checked using vehicle swept path software. The following turning template vehicles wereselected to satisfy TAMS’ Waste Collection Vehicle and Austroads requirements:Design vehicle: 9.9m TAMS Waste Collection Vehicle*;Checking vehicle: 12.5m Single Unit Truck / Bus*.* The design vehicle for Road 1-(C) is a 5.2m Car/Van, and the Checking vehicle is the 9.9m TAMSWaste Collection Vehicle.According to Austroads, the design vehicle should represent 85% of vehicles; however, designing toaccommodate the 9.9m TAMS Waste Collection Vehicle is thought to be appropriate for all roadsexcept Road 1-(C).It is accepted that the probability of a 12.5m Single Unit Truck/Bus accessing the site frequently isunlikely. It has therefore been deemed acceptable for this category of vehicle to utilise the fullcarriageway for some manoeuvres and to encroach into the opposite traffic lane, as allowed undernote 7.1.2 of Austroads 2006 Design Vehicle and Turning Path Templates.Corner radii of 6m have been provided and proved throughout most of the internal roads to theCampbell Section 5 development by the vehicle swept path tracking exercise. The exceptions areRoad 3 and at intersections with external roads where larger radii kerb returns have been selected.8.3.7 New road vertical alignmentsAll new Road pavements will generally have two-way crossfall at 3%, except Anzac Park East whereone-way crossfall is proposed.Longitudinal grades of between 1% and 3.5% are proposed throughout. Grades of at least 1% havebeen specified to ensure satisfactory drainage.November 2012 Cardno 54

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.3.8 Verge treatmentIt is proposed that the verge treatment within the Campbell Section 5 development reflects designintent from the Canberra Central Design Manual. All internal road verges within the development willbe fully paved in either reinforced concrete or granite pavers on a reinforced concrete slab. Streetswith active frontages, including Road 3 and Road 1-(C), will be treated with granite segmentalpaving. Details of the different paving areas and construction details can be found in the landscapedrawings.A crossfall of 2 – 3.5% will be applied to all verges.The proposed verges within the Campbell Section 5 development are typically 5.5m).The verges have been designed to accommodate the proposed tree planting and all servicesthroughout the development.8.3.9 Tree plantingTree planting is proposed within the streetscape, both within the verge and between parking bays atcarriageway level where specified on the drawings. The trees are to be setback 1.5m from the faceof the kerb unless otherwise specified; no additional allowance has been made for the trunk of amature tree. Tree pits have been generously sized and designed to accommodate the selectedspecies of tree.Following discussions with TAMS on the location of trees in close proximity to the kerb, at theirrequest a reinforced beam beneath the kerb has been designed to resist the upward forces of treeroots. Root barrier, root director and stratacell (or similar urban planting solutions) have beenspecified to protect trees, paved areas and pavements. A summary of the tree pits and treatment isincluded in Appendix 11.Positioning the trees 1.5m from the kerb allows lighting and street furniture to be located away fromthe desire line, creating a more urban, open and accessible streetscape, balancing the size ofdevelopable blocks against verge width.It is noted that developments in Kingston and the recently completed external works at Mode3 onLonsdale Street Braddon, do not meet the TAMS requirements for tree setback from the kerb.8.3.10 On-street parkingIn line with the expectations of the client, the objective has been to create an urban environment withthe greatest possible balance of the street reserve apportioned to pedestrians.Public on-street parking will be provided throughout the development and all proposed kerb sideparking spaces will be indented to the verge, with the exception of Road 2-(C). Indenting the parkingNovember 2012 Cardno 55

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agencyspaces (combined with appropriate parking restrictions), allows for the full width of the traffic lanes tobe preserved for traffic flow.Indented parking spaces parallel to the kerb will be a minimum of 6m long with end/obstructedspaces increased to 6.3m. Parking places located 90° to the kerb in the centre median on Roads 1-(A) and 2-(A) will be 6.0m long.It is proposed that almost 90% of the gross floor area of Campbell Section 5 will be residential use,and all block servicing will be contained within the basements. For these reasons, it is expected thatthe 5.2m Car/Van (From Australian and Austroads Standards) will almost exclusively use the onstreetparking spaces. Therefore narrow parking bays of 2.1m wide have been specified aspermitted by Australian Standards 2890.5 (Table 2.1 “where cars and light commercial vehicles,restricted roadway width, parking of wide vehicles is unlikely and where a continuously markednarrow parking lane will aid traffic flow”).As required by TAMS, an additional 0.5m has been added to parking bay widths, except on Road 1-(A), Road 2-(A), and Road 1-(C). In these three locations only, wider parking bays (2.3m wide) havebeen selected to compensate for not fully achieving the additional clearance for car door openingrequested by TAMS:Roads 1-(A) & 2-(B) feature a 5.4m wide carriageway to allow manoeuvring into parkingbays in the median. Sharing the road space between persons manoeuvring to park in themedian and those opening car doors in 2.3m wide indented parking bays, is deemedacceptable. This is because of the wide carriageway, slow speed environment and roadclassification as an Access Street, and low probability of both parking activities occurringconcurrently.Road 1-(C) is a short (< 60m) no through road with a 10km/hr speed limit and 2.3m wideparking bays. For these reasons, no additional allowance has been made for door opening.In Sydney, parking spaces can be designed as 2.1m wide in total, which takes intoconsideration a door opening allowance. In other Australian Cities and Europe, parkingspaces are typically specified at 2.0 – 2.1m wide, and no additional allowance is made fordoor opening.The majority of the parking spaces within Campbell Section 5 are to be 2.6m wide in total.The crossfall within the indented parking bays is to be 2% graded towards the OCI where OCI isspecified. Where parking is not indented and/or kerb and gutter is proposed, crossfall shall be 3% tomatch the carriageway.Options for permeable paving were considered. Canberra’s clay soils and information fromgeotechnical investigations would result in extensive works to introduce permeable paving. Inaddition, more significant water quality improvements will be brought about by the swale andretention basin with wetland.November 2012 Cardno 56

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.3.11 Cycling facilities - Constitution AvenueCampbell Section 5 will provide improved measures for cyclists within the verges and join up to theACT Government junction signalisation at Constitution Avenue / Wendouree Drive / Road 3.The longer-term proposal for Constitution Avenue (NCA Constitution Avenue Public realm Handbookand consideration for rapid transport corridor), is to introduce a 2.5m wide shared path in thenorthern verge of Constitution Avenue.The NCA Public Realm Handbook for Constitution Avenue identifies a dedicated off-street cycletrack 3.0m wide on the southern verge of Constitution Avenue; these works are being implementedas part of the Parkes Section 49 ASIO development.8.3.12 Cycling facilities - Campbell Section 5 internal streetsA segregated shared path is proposed on the western side of Road 3 between Constitution Avenueand the Campbell Section 5 Park Area. This route continues north-westerly through the Park. Theseimprovements will link to the intersection improvements at Constitution Avenue / Wendouree Drive /Road 3 to provide a cohesive network.Parking for 42 bicycles will be provided within Campbell Section 5. The location of these cyclestands is shown on the landscape architects drawings.8.3.13 Block driveway access, servicing and waste collectionIt is proposed that servicing and waste collection will be internal to each Block located within theirrespective basement.All vehicular crossings will be constructed to a suitably robust specification to withstand commercialand servicing vehicles.Driveway geometry has been checked against the TAMS’ 9.9m waste collection vehicle.A waste management plan is included as Appendix 8 to this report.November 2012 Cardno 57

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4 Proposed Road Geometry8.4.1 Road 1-(A) and Road 2-(A)(Please refer to drawings 110029/C1311, C1320-21, C2031-32 for illustrations of the proposals)Figure 8.1 – Plan showing location of Road 1-(A) & Road 2-(A)Road 1-(A) and Road 2-(A) are two new local access roads within the Campbell Section 5development on the western side of the site; they abut the war memorials on Anzac Parade. It isproposed that these streets (located between residential blocks) will provide parking spaces parallelto the kerb and perpendicular parking in the central median. Trees are to be planted in the vergesand in groups along the centre median between parking spaces.A summary of Road 1-(A) and Road 2-(A) proposals are listed in Table 8.1 below:Road 1-(A) & Road 2-(A)Road DesignMeasurementNotesTraffic Volume

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 1-(A) & Road 2-(A)Road DesignMeasurementNotes1.5m from the kerb line to the centre of thetree.Street lights will be located between the trees.Parking2.3m wideparking baysparallel to kerb.2.6m wideparking bays inmedianAll services have been located in the verges,with the exception of stormwater.Indented parking bays 2.3m wide areproposed parallel to the verge. However, the0.5m clearance for car doors opening into thecarriageway has not been allowed for in thestreet cross-section, as explained withinsection 8.3 On-Street Parking.Kerb / Edge TreatmentKerb & GutterSK4A & OCITrihex or similar segmental paving isproposed for use in the median parking bays.OCI and SK4A kerbs are proposed at theparking bays parallel to the verge.Kerb and gutter will be used where parking isnot proposed.Kerb Radii and Swept Path 6m Radii It is proposed that kerb returns to adjoiningroads use 6m radii. Vehicle swept pathdrawings (110029/C1920-26) demonstrate thedesign and checking vehicles satisfactorilycompleting various movements.Property AccessPedestrians and CyclistsHD driveways9.9m WasteTruckDriveway access has been proved throughtracking a 9.9m TAMS Waste CollectionVehicle as shown in Appendix 8 – WasteManagement Plan. Provision will be made inthe basement for this category of vehicle toturn.Fully accessible and DDA (DisabilityDiscrimination Act) compliant pedestriancrossings will be provided at all intersectionsand as shown on the landscape drawingsNo specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Longitudinal grade 1 – 3%Cycle parking is identified on the landscapedrawings.Median with 90° parking 6.0m Parking at 90° to the street is proposed withinNovember 2012 Cardno 59

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 1-(A) & Road 2-(A)Road DesignMeasurementNotesthe median. The parking spaces are to be6.0m long by 2.6m wide.Tree planting is proposed within medianislands between the car parking spaces. Treeplanting will be set back from the carriagewaya minimum of 1.5m from kerb line to centre oftree.Road 1-(A) and Road 2-(A) are symmetrical about the central median therefore the abovedimensions and notes are mirrored.Table 8.1: - Road 1-(A) and Road 2-(A) ProposalAdditional key points to note:The parking spaces in the central median at 90° to the road reserve have been designed to ACTstandards (Parking and Vehicular Access General Code). A 5.4m wide carriageway is provided toallow vehicles to turn into the 2.6m x 6.0m parking spaces in one manoeuvre. It is proposed that theparking on Road 1-(A) and Road 2-(A) will be a mixture of short and medium stay. Details of thetimed parking arrangements will be developed in conjunction with the NCA and TAMS.Driveways for access to basement car parking and servicing areas will be located on the low side ofthe Blocks with a setback of 14m from the property corner to allow a ground floor unit to occupy thecorner units.November 2012 Cardno 60

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.2 Road 1-(B)(Please refer to drawings 110029/C1311, C1320, C2030A - B for illustrations of the proposals)Figure 8.2 – Plan showing location of Road 1-(B)Road 1-(B) is to be a new local access road within the Campbell Section 5 development adjacent tothe new park. Parking is proposed parallel to the kerb on both sides of the street. A double row oftree planting is proposed in the verge and between the parking bays on the western side only. It isintended that the eastern verge of this road will roll seamlessly into the Park Area.A summary of the Road 1-(B) proposals are listed in Table 8.2 below:Road 1-(B)Road DesignTraffic VolumeACT Road ClassificationDesign SpeedMeasurement

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 1-(B)Road DesignMeasurementNotesA second row of street trees is proposedbetween the indented parking spaces atcarriageway level in this verge only. A setbackof 1.5m will be provided from the centre of theOCI to the centre of the tree.Verge (East side) 3.936m2% crossfallgraded towardsthe Park AreaAll services have been located in the verges,with the exception of stormwater.Fully paved concrete and granite vergeNo tree planting is planned within the roadreserve.ParkingKerb / Edge Treatment2.6m wideparking baysKerb & GutterSK4A & OCIStreet lights will setback from the kerb line toalign with the street trees along the parkboundary.Motorcycle parking is proposed at the southwestern end of the street.OCI and SK4A kerbs are proposed at theparking bays parallel to the verge.Kerb and gutter will be used where parking isnot proposed.Kerb Radii and Swept Path 6m Radii It is proposed that kerb returns to adjoiningroads use 6m radii as far as possible. Vehicleswept path drawings (110029/C1922-26)demonstrate the design and checking vehiclessatisfactorily completing various movements.Property AccessPedestrians and CyclistsNoneFully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawingsNo specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Longitudinal grade 1%Table 8.2: - Road 1-(B) ProposalCycle parking is identified on the landscapedrawings.November 2012 Cardno 62

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.3 Road 1-(C)(Please refer to drawings 110029/C1311, C1320 & C2029 for illustrations of the proposals)Figure 8.3 – Plan showing location of the Road 1-(C)Road 1-(C) will be a new local access road within the Campbell Section 5 development. It isproposed that a 10km/hr speed limit is applied to this no-through street. A double row of street treeplanting is proposed on both sides of the street, with trees located in the verge and between carparking bays. At the southern end of Road 1-(C) near Constitution Avenue, a new public plaza is tobe created, details of which are included within the landscape section of this report.A summary of the Road 1-(C) proposals are listed in Table 8.3 below:Road 1-(C)Road DesignTraffic VolumeACT Road ClassificationMeasurement

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 1-(C)Road DesignParkingKerb / Edge TreatmentMeasurement2.3m wideparking baysKerb & GutterSK4A & OCINoteswith a setback of 1.5m from the kerb line to thecentre of the tree.A second row of street trees is proposedbetween the indented parking spaces atcarriageway level in this verge only. A setbackof 1.2m will be provided from the centre of theOCI to the centre of the tree. Where streettrees are proposed in the parking bays,planting beds will be installed adjacent in theverge.All services have been located in the verges.This no-through street is to be a 10km zone.Intended parking bays 2.3m wide areproposed parallel to the verge. However, the0.5m clearance for car doors opening into thecarriageway has not been allowed for in thestreet cross-section, as explained withinsection 8.3 On-Street Parking.OCI and SK4A kerbs are proposed at theparking bays parallel to the verge.Kerb and gutter will be used where parking isnot proposed.Kerb Radii and Swept Path 6m Radii It is proposed that kerb returns to adjoiningroads use 6m radii as far as possible. Vehicleswept path drawings (110029/C1923-26)demonstrate the design and checking vehiclessatisfactorily completing various movementsProperty AccessPedestrians and CyclistsHD driveways9.9m WasteTruckLongitudinal grade 1 – 3.5%Table 8.3: - Road 1-(C) ProposalDriveway access has been proved throughtracking a 9.9m TAMS Waste CollectionVehicle as shown in Appendix 8 – WasteManagement Plan. Provision will be made inthe basement for this category of vehicle toturn.Fully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawingsNo specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Cycle parking is identified on the landscapedrawings.November 2012 Cardno 64

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.4 Road 3(Please refer to drawings 110029/C1312, C1323, C2028 for illustrations of the proposals)Figure 8.4 – Plan showing location of Road 3It is proposed that Road 3 will be an extension of Wendouree Drive that currently terminates at itsintersection with Constitution Avenue. Upgrades to Constitution Avenue including traffic signalisationfor a fourth leg to accommodate Road 3; will be completed by the ACT Government. A planted bioswale,which is proposed in the central median of this road, will be provided with the carriagewaygraded to direct rain water into this WSUD median.This new road connection into the Campbell Section 5 site will serve as the main access point. It isproposed that the palette of materials for this street be segmental granite paving.A summary of the Road 3 proposals are listed in Table 8.4 below:Road 3Road DesignTraffic VolumeACT Road ClassificationDesign SpeedMeasurement

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 3Road DesignMeasurementNotespath.Street trees will be planted with a setback of3.35m from the kerb line to the centre of thetree.Street lights will be located between the trees.Verge (East side) 4.0m2% crossfallAll services have been located in the verges.Fully paved granite verge 4.0m wide.Street trees will be planted with a setback of1.5m from the kerb line to the centre of thetree.Street lights will be located between the trees.ParkingKerb / Edge Treatment2.6m wideparking baysKerb & Gutter,Castellated KerbAll services have been located in the verges,with the exception of stormwater.Kerb Radii and Swept Path 10m It is proposed that 10m kerb returns are used.Vehicle swept path drawings (110029/C1927-29) demonstrate the design and checkingvehicles satisfactorily completing variousmovements.Property AccessPedestrians and CyclistsNoneFully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawings.A shared path is to be provided in the westernverge and this will link up with cycle facilitiescyclists in Constitution Avenue and the cycleroute to be provided through the Park Area.Longitudinal grade 2.5 – 3%Table 8.4: - Road 3 ProposalCycle parking is identified on the landscapedrawings.November 2012 Cardno 66

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.5 Anzac Park East(Please refer to drawings 110029/C1313, C1322, C2033A - D for illustrations of the proposals)Figure 8.5 – Plan showing location of Anzac Park EastAnzac Park East is a local access street currently with an 8.4m wide carriageway kerbed on thewestern side only. It is proposed that Anzac Park East will remain largely unchanged on its westernverge nearest Anzac Parade. The eastern verge will be amended to accommodate proposedparking, services and retain existing trees, by introducing one way crossfall in the carriageway. Thecarriageway width will reduce to 6.4m.A new median and intersection alignment will be installed by the NCA on Constitution Avenue at theend of Anzac Park East. This will prevent right-in (traffic travelling west bound along ConstitutionAvenue attempting to turn north into Anzac Park East), and right-out (traffic wishing to exit southfrom Anzac Park East and proceed west towards Civic) traffic movements.A summary of the Anzac Park East proposals are listed in Table 8.5 below:Anzac Park EastRoad DesignTraffic VolumeACT Road ClassificationDesign SpeedMeasurementAccess Street40 km/hrNotesRoad Reserve 30.7m It is proposed that a landscape setback 2 - 8mwide is provided between the block boundaryand the building line in the eastern verge.Carriageway 6.4m3% one-waycrossfallVerge (West side) 10.83m No changeVerge (East side) 10.7m 1.5m wide path adjacent to the kerb andNovember 2012 Cardno 67

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAnzac Park EastRoad DesignMeasurementVarious crossfallNotesparking bays.Existing healthy trees will be maintainedthrough creation of a swale. Additional treeinter-planting is proposed.Street lights will be located 1.5m from the kerbline to the centre of the light.ParkingKerb / Edge Treatment2.8m wideparking baysKerb & GutterAll services have been located in the verges,with the exception of stormwater.Indented parking bays 2.8m wide are proposedparallel to the western verge.Kerb Radii and Swept Path 6m Radii Constitution Avenue is to be upgraded by theNCA.Property AccessPedestrians and CyclistsNoneIt is proposed that kerb returns to adjoiningroads use 6m radii as far as possible. Vehicleswept path drawings (110029/C1920-21)demonstrate the design and checking vehiclessatisfactorily completing various movements.Fully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawings.No specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Longitudinal grade 1 – 5%Table 8.5: - Anzac Park East ProposalCycle parking is identified on the landscapedrawings.November 2012 Cardno 68

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.6 Road 2-(C)(Please refer to drawings 110029/C1312, C1321, C2027 for illustrations of the proposals)Figure 8.6 – Plan showing location of Road 2-(C)It is proposed that Road 2-(C) will serve as a new local access road, taking much of the redirectedtraffic from Creswell Street because of the proposed median on Constitution Avenue/Creswell Streetby the ACT Government. A roundabout is proposed at the intersection of Road 2-(C), GettingCrescent and Creswell Street.A summary of the Road 2-(C) proposals are listed in Table 8.6 below:Road 2-(C)Road DesignTraffic VolumeACT Road ClassificationDesign SpeedMeasurement

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 2-(C)Road DesignMeasurement2% crossfallNotesStreet trees will be planted with a setback of1.5m from the kerb line to the centre of thetree.Street lights will be located between the trees.ParkingKerb / Edge Treatment2.6m wideparking baysKerb & GutterAll services have been located in the verges.Both sides of carriageway.Kerb Radii and Swept Path 6m Radii It is proposed that kerb returns to adjoiningroads use 6m radii as far as possible. Vehicleswept path drawings (110029/C1927-33)demonstrate the design and checking vehiclessatisfactorily completing various movements.Property AccessPedestrians and CyclistsNoneFully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawings.No specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Longitudinal grade 2%Table 8.6: - Road 2-(C) ProposalCycle parking is identified on the landscapedrawings.November 2012 Cardno 70

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.7 Road 2-(B)(Please refer to drawings 110029/C1311, C1321, C2026 for illustrations of the proposals)Figure 8.7 – Plan showing location of Road 2-(B)It is proposed that Road 2-(B) will be a new local access road. A four-way intersection with Road 1-(B), Road 1-(C) and Road 2-(A) will be introduced at the western end of Road 2-(B).A summary of the Road 2-(B) proposals are listed in Table 8.7 below:Road 2-(B)Road DesignTraffic VolumeACT Road ClassificationDesign SpeedMeasurement

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyRoad 2-(B)Road DesignMeasurementNotesStreet trees will be planted with a setback of1.5m from the kerb line to the centre of thetree.Street lights will be located between the trees.ParkingKerb / Edge Treatment2.6m wideparking baysKerb & GutterSK4A & OCIAll services have been located in the verges.Disabled and motorcycle parking is proposed.OCI and SK4A kerbs are proposed at theparking bays parallel the verge.Kerb and gutter will be used where parking isnot proposed.Kerb Radii and Swept Path 6m Radii It is proposed that kerb returns to adjoiningroads use 6m radii as far as possible. Vehicleswept path drawings (110029/C1923-29)demonstrate the design and checking vehiclessatisfactorily completing various movements.Property AccessPedestrians and CyclistsNoneFully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawings.No specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Longitudinal grade 2.11%Table 8.7: - Road 2-(B) ProposalCycle parking is identified on the landscapedrawings.November 2012 Cardno 72

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.8 Creswell Street(Please refer to drawings 110029/C1312, C2034 – 35B for illustrations of the proposals)Figure 8.8 – Plan showing location of Creswell StreetIt is proposed that the north western verge on Creswell Street will undergo alterations to provideindented parking.A four-way roundabout is proposed at the intersection of Getting Crescent, Creswell Street andRoad 2-(B) to provide access to the development. The existing kerb alignments on the eastern sideof Creswell Street (adjacent to existing residents and businesses) will be retained as far as possible.A summary of the Creswell Street proposals are listed in Table 8.8 below:Creswell StreetRoad DesignTraffic VolumeACT Road ClassificationDesign SpeedMeasurementMinor Collector40 km/hrRoad Reserve 21.2 – 21.4mCarriageway 7.5m3% crossfallVerge (south west side) 6.9m2% crossfallNotesExisting to remainFully paved concrete and granite verge.Street trees will be planted with a setback of1.5m from the kerb line to the centre of thetree.Street lights will be located between the trees.All services have been located in the verges.November 2012 Cardno 73

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyCreswell StreetRoad DesignMeasurementVerge (north west side) 3.9m2% crossfallNotes1.5m wide path adjacent to the kerb andparking bays.Street lights will be located 1.5m from the kerbline to the centre of the light.All services have been located in the verges.Verge (east side) 7.0m No changes are proposedParking (north west side only)Kerb / Edge Treatment2.8m wideparking baysKerb & GutterIndented parking bays 2.8m wide areproposed parallel to the north eastern verge.Kerb Radii and Swept Path Roundabout It is proposed that kerb returns to adjoiningroads use 6m radii as far as possible. Vehicleswept path drawings (110029/C1930-33)demonstrate the design and checking vehiclessatisfactorily completing various movements.Property AccessPedestrians and CyclistsHD driveways9.9m WasteTruckDriveway access has been proved throughtracking a 9.9m TAMS Waste CollectionVehicle as shown in Appendix 8 – WasteManagement Plan. Provision will be made inthe basement for this category of vehicle toturn.Fully accessible and DDA compliantpedestrian crossings will be provided at allintersections and as shown on the landscapedrawings.No specific provision is proposed for cyclistson this street; a cycle route is to be providedthrough the Park Area.Longitudinal graden/aTable 8.8: - Creswell Street ProposalCycle parking is identified on the landscapedrawings.November 2012 Cardno 74

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.4.9 Constitution Avenue(Please refer to drawings 110029/C2036A – D for illustrations of the concept proposals)Figure 8.9 – Plan showing location of Constitution AvenueThe proposed upgrades to the intersection of Constitution Avenue / Wendouree Drive by the ACTGovernment will introduce a new kerb alignment and traffic signals on Constitution Avenue. Aconcept design has been prepared for the northern verge on Constitution Avenue, includingtreatment to the block setbacks. These proposals are illustrated in the landscape drawing C2036A –C2036D.8.5 Proposed Intersections8.5.1 Internal to siteRefer to drawings 110029/C1340 - 44 showing the proposed intersections internal to the site.8.5.2 External to siteRefer to drawings 110029/C1340, 42, & 43 showing the proposed intersections external to the site.8.5.3 Constitution Avenue / Anzac Park EastThe intersection of Anzac Park and Constitution Avenue is to be upgraded under a separate projectby the NCA implementing improvements to the Anzac Parade / Constitution Avenue intersections.These improvements include new kerb and gutter, and paving of the quadrant to the south westcorner of Block C.November 2012 Cardno 75

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.5.4 Constitution Avenue / Creswell StreetIt is proposed that a median be introduced on Constitution Avenue at the end of Creswell Street bythe ACT Government. This aligns with the aspirations for Constitution Avenue outlined in the NCAConstitution Avenue Public Realm Handbook and the PSP by AECOM. This median will force alarge proportion of the traffic to reroute through the Campbell Section 5 development and to use thesignalised intersection at Wendouree Drive / Constitution Avenue.8.5.5 Constitution Avenue / Wendouree Drive / Road 3This intersection of Constitution Avenue and Wendouree Drive is to be upgraded to a signalised 4-way intersection under spate contracts as part of the Parkes Section 49 ASIO improvements, andACT Government upgrades to Constitution Avenue.8.5.6 Creswell Street / Getting Crescent / Road 2-(C)A new road linking the Campbell Section 5 development into the existing 3-way intersection ofCreswell Street / Getting crescent is required. It is proposed that a 4-way roundabout be installed toupgrade this intersection. The existing kerb alignment on the eastern side of Creswell Streetadjacent to existing properties will be maintained as far as possible. Refer to Drawing 110029/C1343for the intersection plan.8.6 Traffic signalsIt is proposed that upgrades to the intersection of Constitution Avenue / Wendouree Drive / Road 3will be upgraded by the ACT Government to operate as a four way signalised junction as outlined inSection 6 Transport, Traffic and Planning, prior to the works outlined in this Works Approval Report.8.7 Traffic control devicesRefer to drawing 110029/C1800 - 01All proposed traffic control devices have been designed to comply with Roads ACT requirements,and relevant Australian Standards and Austroads guidelines.8.8 Pavement designDouglas Partners has undertaken geotechnical investigations including laboratory soaked CBRtesting and assessment of the composition and residual life of the existing road pavement.Details of these investigations and recommendations are included in Appendix 4.Refer to drawing 110029/C1300 for the proposed pavements.The design assumes where new pavement is to be constructed next to an existing; the existingpavement will be milled prior to laying the final AC layer over both the new and existing pavements.Surface and subsoil drainage will be installed and maintained to protect the pavement and subgrade.Subsoil drains should be located at a minimum of 0.5 m depth below the excavation level.November 2012 Cardno 76

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.9 Street lightingA concept street lighting design has been developed and ActewAGL is undertaking the detaileddesign. The street lighting design will be issued upon completion by ActewAGL.New street lighting to Campbell Section 5 is proposed to consist of 150 watt metal halide SylvaniaElipt street light luminaires for the roadways, and 50 watt metal halide Bega 8180 post top luminairesto the open space pathways. The spacing of the pedestrian lighting will be designed to the worstcase lighting scenario for LED and metal halide, allowing for future flexibility to change the fittings toLED.The system will be designed to comply with AS.1158, Part 3.1, for a Category P4 installation. Fullcut-off lighting will be specified throughout to reduce light pollution and night glare.The installation will be designed to comply with AS.3000 (Wiring Rules) TAMS’ Design Standard forUrban Infrastructure, Street Lighting, Section 12 and ActewAGL’s Service and Installation Rules.It is proposed that the infrastructure for the street lights will be installed in a shared trench with gasand telecommunications.ActewAGL has advised that a nearby substation on Getting Crescent has sufficient spare capacity tosupply power for the proposed street lights. A street light controller will be required for operation ofthe proposed street lights; the location of this infrastructure is yet to be determined by ActewAGL.8.10 Temporary traffic managementRefer drawings 110029/C1120 - 23In the development of the concept TTMs, careful consideration has been given to the connections toexisting roads and in particular intersection construction staging. This is so that the generalfunctionality is maintained and where possible the capacity of temporary roadways is maximised.8.11 Retaining walls and structuresConcrete retaining walls will be required within the park area to create terraces for the stormwaterdetention area and landscaping features. These structures will be mostly located at the southwesternend of the park area and adjacent to the swale.Concrete retaining walls will also be required in the public square/plaza between the end of Road 1-(C) and Constitution Avenue.Several different bridge structures will be installed as part of the landscape works to the park area. Acombination of small FRP and concrete bridges up to 5m long cross the swale and provide access toplay and exercise areas. A more substantial bridge approximately 30m long crosses over thestormwater detention area at the southern end of the park.November 2012 Cardno 77

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.12 Site Servicing8.12.1 Existing External ServicesIt is known that the northern verge of Constitution Avenue is congested with existing services andthat electricity and communication services are located within the western verge of Creswell Street.Services in these verges may need to be lowered / protected to allow construction of new accessroads into the Campbell Section 5 development. The exact impact of these services on the designand any relocation will be addressed during detailed design in coordination with the utility providers.8.12.2 SewerageRefer to drawing 110029/C1600 - 1602ExistingInitial investigations suggest that there is 2-3m cover over a 375mm diameter trunk sewer main onConstitution Avenue in the vicinity of the proposed intersection of Constitution Avenue / WendoureeDrive / Road 3. The depth to the top of the existing sewer should be satisfactory and negate theneed for diversion or adjustment (other than resetting manhole covers); however, this will be verifiedduring the detailed design.An existing 225mm diameter sewer traverses the middle of the site in a northeast to southwestdirection before connecting to the 375mm trunk main in Constitution Avenue. The existing 225mmsewer alignment directly conflicts with one of the development blocks and will require diversion.ActewAGL has been engaged to discuss the diversion of this sewer. Cardno was advised that thenetwork in this location is near capacity and that the proposed diversion should be completed withan increased diameter pipe. ActewAGL has accepted the forecast sewerage loads (EP of 1381) as aresult of this development.ProposalA new 225mm diameter plastic sewer pipe is to be laid from the existing sewer to the sewer tie fromBlock A. Downstream of this sewer tie, the sewer will increase to a 300mm diameter plastic pipe.This new length of pipe will be located in the eastern verge of Road 1-(B) and Road 1-(C). It isproposed that the new 300mm diameter sewer pipe will traverse from the east to the west side ofRoad 1-(C) before crossing under Constitution Avenue and connecting to the 375mm sewer main inthe southern verge of Constitution Avenue.Sewer ties to each Block will be 150mm diameter plastic pipe.8.12.3 WaterRefer to drawing 110029/C1650 - 1652ExistingCardno has been advised by ActewAGL that a 300mm diameter trunk water main runs along thenorthern verge of Constitution Avenue, within 1m of the block boundary at the back of the verge. TheNovember 2012 Cardno 78

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agencydepth of cover over this service is believed to conflict with the proposed intersection upgrades atConstitution Avenue / Wendouree Drive / Road 3. It is anticipated that a diversion of the water mainwill be necessary at this location; however, this will be verified during the detailed design.ProposalThe existing 300mm water main on Constitution Avenue may need to be lowered to achieve cover ofat least the minimum 750mm under the proposed intersection at Constitution Avenue / WendoureeDrive / Road 3.It is proposed that 150mm diameter water mains be looped around the blocks throughout thedevelopment. This new water network will be supplied from the existing 300mm water main inConstitution Avenue and the 150mm water mains in Anzac Park East and Page Street. ActewAGLwere consulted and advised Cardno that they have no issues with the water master plan proposals.Water ties to each Block will be 150mm diameter plastic pipe.ACT Fire and Rescue has also been consulted over the water master plan for Campbell Section 5and the site has been classified as Fire Risk Category F4. This classification requires hydrants to bespaced at 60m intervals and capable of delivering 60L/s at all times.8.12.4 ElectricityExistingUnderground electricity infrastructure is located in the verges of Constitution Avenue, CreswellStreet and Chowne Street. The high voltage electric network is located along the western verge ofCreswell Street. ActewAGL is undertaking an electrical master plan to service the site.It is anticipated that electrical services will require relocation on Creswell Street and ConstitutionAvenue; however, this will be verified during the detailed design.ProposalIt is proposed that street lighting and electrical infrastructure will be provided throughout theCampbell Section 5 development.Discussions with ActewAGL have identified a possible High Voltage supply to the site from atransformer on Getting Crescent. This feed would then supply sub-stations within the site.It is proposed that substations be located within recesses in the development Blocks.A dedicated trench for High and Low voltage electricity will be provided through the development asrequested by ActewAGL to service the substations easements within each block.November 2012 Cardno 79

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.12.5 GasExistingCurrently Jemena’s medium pressure gas network is located in Creswell Street, Page Street andChowne Street, within verges opposite the Campbell Section 5 development. This medium pressuregas pipe network uses a 40mm diameter main.ProposalDiscussions are on going with Jemena with regard to the peak demand for gas by the CampbellSection 5 development. If sufficient capacity and pressure can be provided by the existing networksurrounding the site, a feed would be taken from a point near the intersection of Creswell Street andGetting Crescent.The gas infrastructure will be provided throughout the Campbell Section 5 development in a sharedtrench with street lighting and telecommunications.8.12.6 TelecommunicationsExistingCurrently Telstra, Optus, TransACT, AARNET and NextGen have an underground telecoms networkaround the perimeter of the site. TransACT and Telstra have infrastructure located in the easternverge of Creswell Street and Constitution Avenue. AARNET is located in Anzac Park East andConstitution Avenue. NextGen and Optus infrastructure is installed on Constitution Avenue.It is anticipated that telecommunications services will require relocation/protection on Anzac ParkEast, Creswell Street and Constitution Avenue; however, this will be verified during the detaileddesign.ProposalIt is proposed that telecommunications infrastructure will be provided throughout the CampbellSection 5 development in a shared trench with street lighting and gas.NBN Co was approached to provide infrastructure into the development. It has since been decidedthat TransACT is the preferred telecommunications partner and discussions are continuing.November 2012 Cardno 80

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency8.12.7 WasteExistingThe site is not currently serviced.ProposalA waste management plan has been prepared and is attached as Appendix 8. The report addressesthe demolition, construction and future operations. It is noted that:The site contains contaminated materials which are to be remediated prior to the worksoutlined in this reportRoad geometry has been designed to cater for a 9.9m waste collection vehicle as per theTAMS waste management requirementsNovember 2012 Cardno 81

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency9 Cost EstimateCost estimates will be provided separatelyNovember 2012 Cardno 82

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency10 Consultation10.1 Public ConsultationThroughout the latter half of 2011, the LDA conducted a number of community engagementexercises for the Campbell Section 5 project. The purpose of the community engagement processwas to facilitate dialogue with key stakeholder groups including local residents, business owners,those who work in the area, and interested parties in the wider community to assist the LDA inunderstanding community expectations, to gain local knowledge and to share ideas.The first stage of consultation focused on: Conducting preliminary meetings with key stakeholders; Holding a community information and feedback session; Forming a Project Reference Group; and Conducting a door knock survey of residents living adjacent to the site.The second stage of consultation focused on:Presenting three master plan design options to the community;Showing how feedback gathered in the first stage had been incorporated into each of thedesign options; andCollecting feedback on each proposed design to contribute to selection of the preferredmaster plan option.The third stage of consultation focused on:Presenting the preferred master plan option to the community, providing information on thepreferred option, a forum for discussion, and opportunities for giving feedback;Showing how feedback gathered in the second stage of consultation has been incorporatedinto the preferred master plan option; andCollecting and collating community feedback on the preferred master plan option.The community engagement process undertaken by the LDA was intended to be inclusive,transparent and responsive to community concerns and values, and has helped ensure that thepreferred option for the master plan has been informed by rigorous community consultation andcommunity involvement.A copy of the Stage 3 Consultation Outcomes Report, which details the community engagementundertaken by the LDA to date, and which is an attachment to the Draft Master Plan Report, islocated in Appendix 9.November 2012 Cardno 83

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency10.2 Consultation with AuthoritiesIn preparing the Works Approval, Cardno, its sub-consultants and the LDA have consulted with thefollowing agencies:Utility service providers including Actew Sewer and WaterACT Fire and RescueTerritory and Municipal ServicesThe NCAEPABelow is a consolidated list of comments received on the Preliminary Works Approval documentationAGENCY NO COMMENTS PROPONENT’SRESPONSE1 From a leasing perspective I have Noted - no actionno objection to the proposal nor do I requiredhave any comments in relation tothe design, however, I wouldsuggest that the custodianship ofthe land be transferred from theTAMS directorate to the LDA.Otherwise some form ofauthorisation will be required fromthe TAMS directorate in support ofthe lodgement of the request forworks approval with the NCA.ESDDDulce LanderTransACTCommunicationsWayne Read2 The existing TransACTinfrastructure located on CreswellStreet adjacent to the proposedBlock “E” is to be relocated into theshared trench at the developer’sexpense.Installation of TransACTinfrastructure into theshared trench onCreswell Street isacceptable.DATERECEIVED14/06/201214/06/2012InfrastructurePolicySteven GianakisPlease include TransACT in furtherdiscussions in relation to theinstallation of a TransACTcommunications conduit into theproposed shared trench.3 From the Land Planning Team’sperspective within the Land &Infrastructure Group, I have nocomments.Separate comments will beforwarded by the InfrastructurePlanning Team within the Land &Infrastructure Group.Discussions regardingservicing thedevelopment areongoingNo action required 14/06/2012Office of theSurveyor General– ESDDRene De Kiefte4 Block 2 Section 5 Registered onDP10430Some diagrams show road namesthat are not Gazetted. Ex GettingEast Street.Please name roads ‘Road 1’ etc.Contact Sharon Priestly - PlaceNames Officer Ph 62050057 toNoted – this has beencorrected on alldrawings26/06/2012November 2012 Cardno 84

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEdiscuss final road names.DATERECEIVEDEducation andTrainingDirectorateSarah Edwards5Education and Training Directoratehas nil comments for the CampbellSection 5 Estate plan.ETD would like to requestinformation on the breakdown ofrooms numbers for 668 high densitydwellings will have eg 60apartments with 2 bedrooms etc...Also what is the expected date fordwelling occupations?It is anticipated that theconstruction of newroads, park, andservices infrastructurewill complete in late2013.Construction of thebuildings will be subjectto design competitionwith constructionexpected from mid 2014– end 2016.25/06/2012ActionStephen Colbert6 ACTION does not have anycomment at this stage.The exact makeup ofthe dwellings isunknown, but it isexpected that approx.60% residential units willbe 2 bedroom, 30% 1bedroom, and 10% 3bedroomNo action required 26/06/2012Territory PlanVariation UnitCaroline SayersNational CapitalAuthorityNatalie Broughton7 The Territory Plan Variation Unithas reviewed the documents insupport of the Campbell section 5preliminary works approval masterplan and has no comments tomake. It is noted that the proposedredevelopment relates to landsubject to the National Capital Plan.It is further noted that high densityresidential and mixed use uses willbe separated from the surroundingRZ1 suburban zoned land by openspace and parkland.8 The NCA has reviewed thePreliminary Works Approvaldocumentation that you provided on4 June 2012 and the ConceptStreet Lighting Plan provided on 8June 2012.The following comments are madeon the documentation provided:Constitution AvenueConstitution Avenue set-out shownin the drawings (Cardno's) is notNo action requiredConstitution Avenueultimate kerb is nowshown in this WorksApproval. Design andinstallation of the newultimate kerb will beundertaken by the ACTGovernment27/06/2012November 2012 Cardno 85

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEconsistent with Cardno’sintersection drawings toWendouree. Master plan drawingsof the roadway should be shown.Section 5 development shouldinclude documentation andconstruction of the ConstitutionAvenue kerb and Wendoureeintersection in accordance with theConstitution Master Plan.The steps have beenremoved alongConstitution Avenue atthe interface betweenblock setback andverge. The plaza spaceis now accessible to alland traversing betweenConstitution Avenue andRoad 1-C is improved.DATERECEIVEDSite LevelsThe level changes of Road 1'Shared way' and Anzac Park Eastneed to be better resolved. Thelevel should be resolved prior toConstitution Avenue to avoid theinclusion of steps in the ConstitutionAvenue verge.ParkingPlease provide a plan that showsthe actual parking spaces (numberswithin bays) with dimensions.DA74 requires - 'A minimum of 150on-street parking spaces shall beprovided above ground'. Theadditional 5 should be provided.Noted and updatedThe NCA has confirmedthat the parking spaceson Anzac Park East(eastern side) can beincluded within the totalfor Campbell Section 5.A total of 174 on-streetparking spaces areavailable (excludingdisabled and motorcyclespaces)The parking bayscomply with theAustralian Standard6 disabled parkingspaces are now shownon Road 2-(B). 5motorcycle parkingspaces are alsoidentified.Clarification should be provided asto whether the smaller parking baysmeet the Australian Standard.No specification for disabledparking appears indocumentation (usually require3%).Agreed and alteredNoted and changedIncluded within thissubmissionNovember 2012 Cardno 86

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEThe parking bays to Anzac Park AmendedEast should all be indented with thekerb taken around to create bays.DATERECEIVEDLandscapeThere is reference in the drawingsto a set of E0 drawings whichwere not included.AmendedIt would assist if a comprehensiveplant schedule with height etc isprovided.Included within thissubmissionThere appears to be someinconsistency between thedrawings with the species selection.Drawings C2022 and C2029 appearto show different species on theNorthern Park Street.A detailed landscape plan shouldbe provided of the ConstitutionAvenue and Anzac Park Eastcorner planting/treatment to meetDraft Amendment 74 requirements.The Desert Ash proposed for theMemorial streets typically reach aheight of 8 metres which is lessthan that required under DraftAmendment 74 which indicatestrees of 15-18m to the species inthe verge.Is the Eucalyptus mannifera theright species for the Shared-wayand Northern Park Street due to itstendency to drop limbs? Perhapsthe Scribbly gum would be moresuited?The landscape drawings do notshow the proposed ACTEWSubstation/lighting control box inthe Open Space area. Are thelandscape architects aware of it? Isthis the best place for it? It wouldseem to be at a highly visiblelocation.AmendedIncluded within thissubmissionTAMS Standards showthat this tree reaches15mEucalyptus mannifera isa TAMS approvedspeciesThe lighting plan wasproduced as a concept,ActewAGL areadvancing the streetlighting design and haveadvised the LDA that nosubstation is required.General Arrangement PlansPlease provide advice on theimpact of proposed serviceinfrastructure (water, stormwaterThe alignment of newservices has beenamended (as far asNovember 2012 Cardno 87

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEetc) on trees to remain andpossible) to reduce theproposed tree planting particularly impact on existing treesalong Anzac Park East.to be retained. Generallynew sections of thenetwork are at extremeedge of existing trees –Arborist input to bespecified for anynecessary root pruning.DATERECEIVEDRoot barrier is to beused to protect newservices and trees.Conservation,Planning &ResearchHelen McKeown9LightingThe NCA would like to be providedwith advice on how DA74 'Lighting'requirements have been consideredin the development of the conceptstreet lighting plan, particularly inrelation to the heritageconsiderations.See note under landscape onACTEW Substation location.Please contact me if you have anyquestions on the above.HeritageThe Heritage Council generallyconcurs with the findings of theStatement of Heritage Impact, Feb2012 by Lovell Chen. However, theheight of new buildings on the sitecurrently proposed as maximum25m above ground level should bestipulated in direct relation toparapet height of the west wing ofthe east portal building. Wesuggest a maximum height nogreater than the parapet of the westwing of the east portalbuilding. This would ensure thatdifferences in ground levels do notresult in new development on Block5 being higher than the west wing(facing Anzac Parade) of the eastportal building.ActewAGL is advancingthe street lightingdesign. ActewAGL havebeen advised of theNCA’s requirement forfull cut off lighting andrequirements tominimise ambientlighting. ActewAGL isproceeding with adesign using luminariesspecified by the NCA,and reference is beingmade to the NCA’s draftlighting policy.NotedWhile previous disturbance of theland suggests little potential forAboriginal or Europeanarchaeology, we note that shouldany suspected heritage items beNovember 2012 Cardno 88

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEuncovered during excavation orother associated works, theHeritage Council shouldimmediately be contacted on 13 2281.DATERECEIVEDEcologicalThe Conservation Planning andResearch Unit (CPR) considers thatthe loss of natural temperategrassland and golden sun mothhabitat that will result from thisproposal should require either amajor re-design of the proposal or asignificant offset package.Areas of temperategrassland have beenallocated within the parkand an offset package isbeing agreed inconjunction withSEWPAC and CPRCPR concurs with the referraldocuments that the key biodiversityissues of the development proposalare the loss of a relatively smallarea of natural temperate grassland(up to 0.7 ha) and a population ofendangered golden sun moth,which should be considered asoccurring over much of the site. Theonly area that is probably not mothhabitat is that area which is nowdeeply shaded by ornamental treeplantings. This means that there isabout 3 ha of golden sun mothhabitat over the development site.The proposal will require bothapproval under the EPBC Act andlicences under the NatureConservation Act 1980. Under theEPBC Act, a referral should seek tofirstly avoid and then mitigate anyimpacts on matters of nationalenvironmental significance.Similarly, the ACT Government hasagreed with the recommendationfrom the Commissioner forSustainability and Environment’sGrassland Inquiry report that theconservation values of Category 2grassland sites (which includes theNatural Temperate Grasslandwithin the proposal area) should beintegrated with developmentdecisions and in particular thatconnectivity should be retained orenhanced.The ecological assessment for thereferral is correct in stating that theNovember 2012 Cardno 89

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEdevelopment is likely to result inboth the loss of the naturaltemperate grassland and goldensun moth population. Thus, impactshave not been avoided or mitigatedagainst, nor have the conservationvalues of the site been integratedinto the development. It can beargued that the small size andisolation of the site and the natureof development makes avoidanceand mitigation of impact unrealisticand that grassland and golden sunmoth conservation efforts are betterfocused elsewhere.DATERECEIVEDCPR considers that the referraldocument understates the value ofthe development site in terms of thegolden sun moth. It utilises the2007 and 2009 surveys results ofRowell to conclude that the site onlysupports small numbers of moths.However a 2008 survey, conductedas part of a community monitoringprogram, recorded 38 moths withinthe mapped Natural TemperateGrassland area and 105 elsewhereacross the site. This is a relativelyhigh number and places the sitewithin the top 20% of all of ACT’s72 known GSM sites in terms ofmaximum moth count. In terms ofsize, the proposal area is the 36 thlargest of the 72 GSM sites. Thus,although small, the proposal areadoes represent the median size ofhabitat for the moth in the ACT.Within the proposed design the lossof natural temperate grasslandseems inevitable. However, theproposed landscaping of the sitecould be better planned to provideand maintain golden sun mothhabitat, and at least improve theprobability of a viable mothpopulation existing on the site intothe long term. It is also essentialthat an offset package is developedfor the proposal. In this regard theACT Government agreed with afurther recommendation of theCommissioner’s that if the NaturalTemperate Grassland within theproposal area was developed, anoffset should be required. ThroughNovember 2012 Cardno 90

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEthe EPBC Act the Commonwealthis seeking to maintain or enhancematters of national environmentalsignificance. If impacts can’t beavoided or mitigated then this mayonly be achieved through provisionof an environmental offset.DATERECEIVEDThe offset package developed forthe proposal should seek to matchthe loss in golden sun mothpopulation and natural temperategrassland within the proposal areaby gains in population size andextent of grassland made throughimproved management elsewhere.UrbanTreescapes, CityServices, Parks &City Services |Territory andMunicipal ServicesPrue Buckley10 In the below comments I amresponding to Drawings: TypicalSections 110029-C1080 & C1082Rev 2, C1082 & C1083 Rev 4; DraftLandscape Master Plan E031 toE036; landscape draft drawingsE037 to E040, and E042-1 & 2 Rev01; General Arrangementpreliminary drawings 110029-C1055 to C1062; and Servicespreliminary drawings 110029-C1070 to C1074.Proposed services must be clear ofexisting trees to be retained, orinstalled by under-boring ifalignment is within the treeprotection zone. Also anyabandonment of existing servicesmust be carried out with nondamagingmethodology / design inrelation to existing trees.The alignment of newservices has beenamended (as far aspossible) to reduce theimpact on existing treesto be retained. Generallynew sections of thenetwork are at extremeedge of existing trees –Arborist input to bespecified for anynecessary root pruning.Under-boring will beused if requiredRoot barrier is to beused to protect newservices and trees.Typical Sections – as discussed atmeeting of 8/5/12, the minimumstreet tree setback from kerb is tocater for a 1500mm clear spacefrom the kerb to mature tree’s trunk(this will typically require treeplanting location to be a minimumof 1800mm from kerb). OtherSee Appendix 11 andtypical details in C2039– 41.Typical detail showssetback of 1500mmfrom face of kerb tocentre of trunk, exceptRoad 1-(C) for treesNovember 2012 Cardno 91

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEfactors in designing for appropriate located in parking bays.clearances include speciesselected, growth habit – size and Reinforced tree pitsshape of tree – and the ability of have been specified.the tree to develop with limitedpruning and maintain access forpedestrians / vehicles using theadjacent path / road etc.DATERECEIVEDService Clearances – Why havewater main 900mm from treelocation with a 2m zone clear togas/tel/elec service? Eg in “AccessStreets” such as Getting West andEast, Shareway etc. The 900mmclearance from pipe to tree willmean future excavation of theservice will severely impact (likelyrequire removal of) the streettree/s. This minimal clearancebetween trees and pipe services isnot acceptable.Anzac Park East – 9m vergeExisting trees – requires criticalassessment of what’s there andwhat’s worth retaining; also how willadditional planting affect theexisting trees. (Note: we havestarted to phase out the Celtis treesin this street – this commenced in2001 and planting of Pyruscalleryana ‘Bradford’ was carriedout adjacent to a number of housesto the north of Page St. TheArbutus are only present in theverge south of Page St.)Verge cross sectionscomply with TAMSStandard Drawing DS4-01. The minimumplanting reserve shownin this drawing is1200mm. 1500mmplanting reserve isproposed by CampbellSection 5, together withroot barrier/root directorand reinforced kerbs.There are requirementsand agreed standardpractice for the locationof services such aswater relative to thekerb. The verge designis based on theCanberra CentralDesign Manual for Civic,where water is locatedbetween the kerb andtree planting. Theproposed verges aretypically

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEParade.DATERECEIVEDExisting trees and proposed trees –Eucalyptus cinerea are proposed –this species is generally notconsidered suitable for street treeplanting anymore, it needs a largespace to develop where it will notimpact on adjacent people andproperty (there is a 2.5m wide pathand kerbside parking proposed thatwould be beneath these treecanopies). The proposed treespacing is too crowded, and thereis only 1.5m between alignments ofthe existing and proposedtrees. Need to critically assess thespace available for proposed treesto ensure they can be planted andsuccessfully develop alongside theexisting trees.What is the proposed surfacetreatment for this verge? How willthis be installed with appropriateprotection of existing trees?Eucalyptus cinerea –generally a large spacehas been allowed fordevelopment of eachtree – the pedestrianpath is now kerbsidewhich has a reducedimpact on the existingcanopy and root zone.Buildings are setbackbetween 2 and 8m fromthe boundary. E. cinereais favoured by the NCAto provide necessarylevel of screening alongthis edge.Proposed treatment ofthis verge – grassStreetscape Trees – (*) the treetype for all locations proposed mustmeet TAMS Design Standards,check for minimum verge width andall clearance requirements inrelation to the size and shape ofthe tree.Streetscape trees havebeen reviewed. Pleasesee Appendix 11.Tree spacing must allow for treesto develop to mature canopy sizewithout interfering with adjacenttree/s – many of the spacingsindicated are too close.o T1 Eucalyptus mannifera ‘LittleSpotty’ – tree type supported,but minimum clearances mustbe met for road and path.o T2 Ulmus parvifolia – mustspecify what cultivar / varietyis proposed. Will need tomeet minimum verge widthand clearance requirements.o T3 Eucalyptus ovata – notsupported (not in TAMSDesign Standards)o T4 Zelkova serrata –supported.o T5 Eucalyptus mannifera –Appendix 11Appendix 11Appendix 11Appendix 11Appendix 11November 2012 Cardno 93

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEproposed planting in blister inkerbside parking bay ofShareway – must show thatspace and growing conditionsfor the trees will be suitable.o T6 Gleditsia triacanthos Appendix 11‘Shademaster’ in Shareway5.2m verge width – supported,subject to (*).o T7 Quercus palustris in Appendix 11Memorial Streets medianblisters - must show thatspace and growing conditionsfor the trees will be suitable.As discussed at 8/5/12meeting, may require a belowground structurally engineeredsystem to ensure tree pit issuitable for tree growth.o T8 Pyrus ussuriensis in Appendix 11Memorial Street verge – notsupported as P. ussuriensisno longer acceptable; selectan alternative Pyruscalleryana cultivar if a Pyrus iswanted. (P. calleryanacultivars currently approved(Design Standard 23 review oftree species nearingcompletion) are ‘Aristocrat’,‘Capital’, ‘Chanticleer’ and‘Red Spire’.)o T9 Malus floribunda inAppendix 11Memorial Street verge – it islikely that this species will betoo low-growing for the site,however I suggest that Malusioensis ‘Plena’ is more likely tosuit the site (we havereviewed it’s characteristicsand now have it listed to growto 6m height by 4m width).o T10 Eucalyptus mannifera – Appendix 11proposed planting in blister inkerbside parking bay ofNorthern Park St – must showthat space and growingconditions for the trees will besuitable.o T11 Gleditsia triacanthos Appendix 11‘Shademaster’ in NorthernPark St 5.2m verge width –supported, subject to (*).o T12 Eucalyptus cinerea in Appendix 11Anzac Park East verge – seecomments in above commentsabout this verge.DATERECEIVEDNovember 2012 Cardno 94

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEDATERECEIVEDAll trees proposed for areas withhard surface treatments will requireimproved below ground preparationand sufficient water permeable areaaround them. Also need to cater forprotection of paved surfacesagainst potential root disturbance.Appendix 11ACT HEALTHAndrewSteadman11I advise that the Health ProtectionService (HPS) has reviewed thesupplied documentation andrequests contaminated land isremediated and validatedconsistent with the suppliedRemediation Action Plan. Whereasbestos is present the HPSrequest removal is completed by alicensed contractor.Remediation of the sitewill be in accordancewith the RemediationAction Plan (RAP)19/07/2012Please contact Andrew Stedman on(02) 6205 4404 if you require anyfurther information regarding thesecomments.TAMS 12 Intersection Analysis18/07/2012There are two reports in relation tothe analysis of the intersections ofConstitution Avenue/WendoureeDrive and ConstitutionAvenue/Creswell Street. The 1st isby AECOM dated October 2010and the second by Cardno datedJanuary 2012.Both contain Sidra analysis resultswhich do not conform to RoadsACT requirements. Both presentdifferent results for the performanceof the Constitution Ave/WendoureeDr intersection with a forth legadded. AECOM suggest that it willwork, but only if Constitution Ave isduplicated whereas the Cardnoreport suggests that it will stillperform unsatisfactorily even ifConstitution Ave is duplicated andwill be an absolute disaster (over2km queues on Constitution Ave).The design and analysisof the intersection ofWendouree Drive,Constitution Avenue andCampbell Section 5access (Road 3) isbeing undertaken byACT Government.Further the AECOM report analysesthe Constitution Ave/Creswell Stintersection and concludes it willNovember 2012 Cardno 95

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEoperate satisfactorily but onlyconsiders the intersection inisolation without commenting on theimpact of the queues back fromWendouree Dr. The Cardno reportdoes not consider this intersection.DATERECEIVEDThe above issues to be clarifiedbefore you progress with theintersection layout.General layout arrangementThe kerb alignments of theintersections of ANZAC Parade withPage Street, Road 1(A) and Road2(A) should be realigned to provideindent for the parking bays. Thisarrangement is necessary to (1)delineate the through traffic awayfrom the parked vehicles at theintersection (2) control the trafficspeed of turning vehicles in and outof the intersection.The kerb alignments toprovide indented parkingon Anzac Park Easthave been adjusted inline with thesecommentsTurning TemplateRefer to drawing number 110029-C1011, the wheel path is runningover the islands which is notacceptable. There is no clearancebetween the wheel path and theedge of pram ramps. There shouldbe at least 600mm particularly atlocations where the pedestrianactivities are very high.Intersection of Road 2 (A & B) andRoad 1 (B & C), it is an obliqueintersection, the through movementfor a single unit truck may not bepossible from Road 2 (A) to Road 2(B). Also the consultants have notprovide any sketch plan for thismovement. Adequate delineation, inthe form of line marking should beprovided to delineate the traffic fromthe kerbs. The median islands atthe intersection should beredesigned to allow the throughmovement of heavy vehicles.These drawings havebeen checked andupdated to demonstratethe street geometrycomplies with AustralianStandards andAustroads. The previoussubmission showed onlythe checking vehicle.The updated drawingsnow show both thedesign and checkingvehicle undertakingvarious manoeuvres.Drawing number 110029-C1014,the turning template is notDrawings now showboth the design andNovember 2012 Cardno 96

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEacceptable. The swept path is checking vehicle. Thecutting across the pavedchecking vehicle is notarea. There will be safety concerns required to providefor pedestrians.additional clearancesDATERECEIVEDDrawing number 110029-C1015,110029-C1008, 110029-C1009there is no clearance at the pramramps.General Comments: The blockboundary at the intersections to berealigned to provide adequateclearances at the pedestrian activityareas such as pram crossing, pramramps and paved areas.As aboveSplay corners to beinvestigated for servicesprior to tender.Satisfactory sightdistances have beenachievedRoad Cross SectionsSection – Road 1 (C) betweenBlock C and D; The 3m traffic laneis not acceptable considering thelocation of this section ofroad. Width of the road to beincreased to 3.5m or more tocompensate the followingconstraints.(1) On-street parking bay withminimum bay width of 2300. Thisparking bay and the traffic lane isseparated by an OCI of minimumwidth 600mm. In normal situationthe moving traffic will tend to moveaway from the OCI. This with thecentre line marking (whether B1 orB5) will reduce the trafficable laneat this location significantly.This road is to be a10km/h street and a nothroughroad; vehiclespeeds will be low.Table 4.3 in AustroadsGuide to Road DesignPart 3, specifies trafficlanes widths of 3.0-3.3mfor urban arterial roads –this is a lowerclassification road. Fromthe ResidentialSubdivisionDevelopment CodeTable 4, a carriagewaywidth of 6.0m isacceptable for this roadclassification; AccessStreet AThe design is compliantwith Austroads andAustralian Standards. Itis the intention of thedesign to create a lowspeed environmentthrough visuallynarrowing thecarriageway. This streetwill have a 10km/hposted speed limit andwill be a no-throughroad

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEand basement carparking, traffic flows willbe

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEThe Campbell Section 5development will providea shared path alongAnzac Park East, and anew off road routethrough the park linkinginto the signalisedintersection atWendouree Drive.DATERECEIVEDPedestrian FacilitiesDrawing Number 110029-C1090;The pram crossing at theintersection to be to the TAMSstandard. The current arrangementwill not prevent vehicles enteringinto the footpath.Drawing Number 110029-C1091;show the width of the pram ramp atmedian island of Road 2(b)Changed to TAMSstandardPram ramp at thislocation is 2.0m x 2.0mLane configurationDrawing Number 110029-C1092;Demonstrate why the median islandis required between the cycle laneand traffic land;Pedestrian Crossing at theintersection of Road 2 (C) andRoad 3; the details shown is notadequate;the cycle way is located adjoiningthe indented parking bay, no spacefor door opening;2.0m wide pathway is not adequatefor two-way cycle path.Drawing Number 110029-C1093; The proposed roundaboutis at an oblique intersection. Itshould be considered only as apriority control device and not as aspeed control device as approachdeflection cannot be provided in thissituation.Further details required for thesplitter island alignment and linemarkingin order to ensureappropriate deflection through theroundabout for the design speed.The cycle lane on Road3 is now a shared path.The zebra crossing hasbeen updated to TAMSstandardsThis is now a sharedpath, not a designatedcycleway.As above commentNotedThe horizontal andvertical geometry of theroundabout has beendesigned. Full detailswill be submitted for DANovember 2012 Cardno 99

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEDATERECEIVEDAlso lighting arrangement for theroundabout not shown.Street lighting conceptdrawing was provided.ActewAGL will beproviding a streetlighting designLandscape comments1. Any reduction in thestandards to be agreed by TAMSParks and City Services [PACS] orsenior management. The mainconcern is that the reduced treeclearances, which are not inaccordance with DS-23.2. The landscape consultantshould certify the design withexceptions listed for specificendorsement. [Ref-06]3. The plans are difficult tointerpret with alpha-numeric codeswith long leaders to the actual item.Suggest using the standardplant/tree codes from DS-23,putting the code on the item. Realwords can be used if enoughspace.4. The codes on the park sheetsare missing - therefore surfacescould not be determined etc, so ourcomments are not comprehensive.5. The site is hilly but I couldfind no level information on thelandscape drawings. Although onlya master plan some demonstrationof main level changes / retainingwall heights may help.See Appendix 11See Appendix 11Noted.NotedLevels included onupdated set.Landscape Plans Specific:6. Preference is for full metalseats [aluminium slats]. Skate lugsprovided or sufficiently spacedlateral slats.7. Eucalyptus mannifera LittleSpotty is supported but hard tosource. Pre-ordering of all treessuggested.8. A reduction in clearances toHub seats selected asused in city centre usingmodwood (artificialwood)This tree species is arequirement of NCAAmendment 74See Appendix 11November 2012 Cardno 100

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEtrees, and therefore smaller verges,would only likely to be favourablyconsidered if special methods wereused such as “Strata Cell”underground, as is being providedelsewhere.DATERECEIVED9. The mature extent of shrubsin beds adjacent roads will need tobe sufficiently clear of kerbs andpaths – depending on sight linesand parking. [To determine atDesign Acceptance stage.]10. Bins are not normally to beprovided, but if acceptable locationshould be near a road in limited keylocations to be agreed with PACSPlace Management. To be 240L.NotedNoted11. Lighting subject to civilcomment.12. There appears to be a conflictbetween car doors and the cyclelane. Should have about a metreclearance. A 2-way cycle wayneeds to be 2.5m.13. Non-potable water appears tobe too close [about 0.5m] on thelandscape section [C2027]. Allservices need to be 0.9m minimumaway laterally per DS-04/SD-04.14. Tree clearances should bemeasured from the back of kerb /edge of the concrete.This is now a sharedpathNon-potable water is nolonger included.Verge cross sectionscomply with TAMSStandard Drawing DS4-01. The minimumplanting reserve shownin this drawing is1200mm. 1500mmplanting reserve isproposed by CampbellSection 5, together withroot barrier/root directorand reinforced kerbs. Noservices are proposedwithin the tree reserveRefer Appendix 11. Alsonote that TAMS designstandard for treeplanting in an urbanenvironment (CanberraCentral Design Manual),specifies centre of tree1.35m from face of kerb.All trees within theCampbell Section 5development are to beNovember 2012 Cardno 101

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSE1.5m from the face ofthe kerb.DATERECEIVED15. Presuming “soil mix A/B” isfrom our Standard SpecificationTable 9.1 – “Type A/B”.NotedTypical Sections:16. The tree is too close to thecycle lane in “Section Road 3” withrespect to DS-23 p6, especially ascycle lane is too narrow for 2-wayand has no clearance from parkingbay. Realistically we need widerverges/public road reserves andsmaller blocks.17. For tree clearances to hardsurfaces see under general andspecific comments above.18. Some lateral clearancesbetween tree and services are atthe minimum limit of 0.9m – whichpreferably should be increasedwhere space allows.The cycle lane has beenreplaced with a sharedpath.NotedStandards have beensatisfiedAppendix 12:19. Fitness and play items subjectto detail design at DesignAcceptance submission. For seats,bins see above comments.Noted – see newAppendix 10ActewAGLAshok Jain13 We are attaching herewith, the planfor our conduit requirement toservice this development.This marked up plan covers therequirement for HV/LV reticulationonly. Conduit requirement for StreetLighting will be advised separately.We have indicated 3x125 conduitsin the attached plan. Theseconduits should be laid in aseparate trench as we will need toaccess these conduits when weservice individual blocks.We have also indicated tentativelocations for our substation on eachDiscussions andmeetings have takenplace with ActewAGL.Easements will beregistered for the futureinstallation of chambersubstations on eachblock. This is becausethe verges will be fullypaved reinforcedconcrete and accessinginfrastructure after theverge works arecompleted to service theblocks, could be difficultand costly. Haulage andjointing pits will beprovided through thedevelopment inNovember 2012 Cardno 102

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEblock. We will require a 7x5m agreement witheasement to be registered for a ActewAGL.substation on each block.DATERECEIVEDGay WilliamsonStrategic CityPlanning andDesign BranchEnvironment andSustainableDevelopmentDirectorate14 It is noted the proposal includeshand-back to the Territory of roads,open space and stormwaterinfrastructure, including aretardation basin. It is assumedrelevant areas of the ACTGovernment will provide anynecessary input on those items.It is acknowledged the NationalCapital Authority has planningjurisdiction for this development,however we offer the following inputfrom our Design Policy and UrbanResearch and Policy teams:“The presentation made by DeanPayne to ESDD on 20 June 2012answered many of the questions wehad about this development and wesupport the overall design of theproposal, including the road layoutand location of open space areas.However the following might begiven consideration:Design Manual/MaterialsWe have some concerns withadopting the Canberra DesignManual as the basis for materialselection and design (p41 of theDraft Works Approval Report).This precinct is clearly distinctfrom the City area.Continuation of the same palletas the City risks reducing thesignificance of both areas. AsAnzac Parade and ConstitutionAvenue and adjacent areas arein Designated Land, we suggestconsideration be given by theNCA to establishing a designmanual to inform the selectionof materials for these areaswhich are appropriate anddistinctive from the City area?In relation to the specificdevelopment at hand, it issuggested materials usedreference the colour, form andtexture of those along AnzacPaving references thecity centre and NCA’sConstitution AvenuePublic Realm handbook(NCA requirement) – toestablish a grade ofurban quality that has adirect relationship withConstitution Avenue asa major urbanboulevard. However,paving is different fromcivic in palette anddesign.Furniture and lightinghave been selectedspecifically for CampbellSection 5.The design manual forConstitution Avenue willbe too late to inform thisproject.November 2012 Cardno 103

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development AgencyAGENCY NO COMMENTS PROPONENT’SRESPONSEParade and its environs, ie.strong and classically-heavybuilt masonry-type forms withrestrained to sombre colours inorder to interact with the Paradewith reverence. In other words,a “timeless” solution for a sitethat adjoins Australia’s mostsymbolically and visuallyimportant vista, not currentarchitectural fashion (light,colourful, etc.) which will datequickly.DATERECEIVEDSymmetryAnzac Parade has a militaryprecision, which is evident inmany things, such as thebalance of the existing east andwest portal buildings (Sections3 & 4, Parkes.) It would bedesirable to investigate anypotential for Block 2 Section 33,Reid (the Rectory associatedwith St John’s Church) toprovide a limited, but visuallysimilar development on the Reidcorner of the intersection.Noted generally this hasbeen the strategyadopted.Topographical Effect onBuilding HeightAs the land rises from approx.RL 566.0 at the ConstitutionAvenue frontage, up to RL569.0at Road 2A, the two buildingsfronting Road 2A (on blocks Band C) may be 4m taller thanthe one fronting ConstitutionAvenue. This is demonstrated inthe street elevation of theproposed built form from AnzacParade East, where thebuildings increase in heightalong Anzac Parade Eastbefore reducing down again. Itis questioned whether the resultof this topographical effect onthe Anzac Parade frontage hasbeen fully considered.Building heights arecovered in Amendment74 to the NationalCapital PlanNovember 2012 Cardno 104

Campbell Section 5 - Works Approval Project Ref: 110029Prepared for the Land Development Agency11 The National Capital PlanThe object of the National Capital Plan (the Plan) which is prepared and administered by theNational Capital Authority (NCA) is 'to ensure that Canberra and the territory are planned anddeveloped in accordance with their national significance'. The NCA is charged ‘to keep the Planunder constant review and to propose amendments to it where necessary’.The Plan, sets out the broad planning framework for all of the Australian Capital Territory, andprovides detailed planning policies and guidelines for areas designated as having the specialcharacteristics of the national capital. Such areas are identified in the Plan and are referred to as‘designated areas’. Campbell Section 5 is a ‘designated area’.Any buildings or structures, demolition, landscaping or excavations works in ‘designated areas’require the prior written approval of the NCA. The NCA’s consideration of any application is basedon the relevant provisions of the National Capital Plan.Amendment 74 Campbell Section 5 adjusted the land use boundaries within Section 5, andprescribed detailed conditions of planning, design and development on the subject land whichoutlined requirements for public space, building form, site access and set-back, building height,building facades, materials and landscape.Earlier sections in this Works Approval identified proposed works on Campbell Section 5. Theproposed works have been designed in accordance with the Plan.It is noted from the consultation process undertaken by the NCA, regarding Amendment 74,comments have been received regarding:Building set back and height associated with the adjacent New Zealand Memorial;Building facade is sympathetic to both National and Commonwealth Heritage;Building form is sympathetic to East Portal Building, New Zealand Memorial and theParliament House vista;Landscape along the south western side of the site.A response to the comments is to be provided by the NCA and LDA and any design changes are tobe incorporated in the final Works Approval submission.November 2012 Cardno 105

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