Dickson Section 72 is an area of land located close to the Dickson Group Centre, public transport, schools, community facilities and employment hubs. It is zoned as Commercial Zone CZ6 – Leisure and Accommodation in the Territory Plan. Alongside the Dickson Pool and other valued destinations, there are three vacant and disused sites, two of which are government owned (Block 6, Block 25) and one is privately leased (Block 22).

The site has a variety of existing infrastructure and landscape in varying condition, some of which is nearing the end of its useful life requiring replacement or upgrades. The infrastructure and landscape includes trees, roads, paths, lighting, underground services, drainage and open space. The site’s location, opportunity sites and infrastructure condition make it a site suitable for urban renewal.

Redeveloping the vacant and disused sites in Section 72 will revitalise the area and provide improved amenities for the local community. It will provide improved pathways, higher quality green space, linkages to the pool and improve safety in the area. It will also meet the key objective of the ACT Planning Strategy to create a more compact, efficient city by focusing urban intensification in locations such as around and in town centres.

The idea to upgrade the existing dirt tracks along the Dickson channel responds to community engagement for Section 72. Through previous engagement activities, the community shared their desire for better east–west connection and to protect the trees in the precinct, including along the Dickson channel.

The trail is a lightly compacted gravel, known as natural road base—a comfortable surface to walk on that allows rainwater to penetrate through to the soil beneath. A liquid stabiliser will be added to the trail edges so it maintains its structure over time. Mulching at the edges of the trail and around the base of the trees immediately adjacent the trail will improve the growing conditions.

Experienced landscape architects and arborists have worked closely with the ACT Government’s tree experts to prepare trail designs that provide protection to the existing trees and improve growing conditions along the trail. The trail will be permeable so the trees can continue to have access to rainwater.

The existing dirt tracks are worn with some tree roots exposed above the track. Exposed tree roots can be damaged by continued pedestrian activity, so forming the new trail over the exposed roots will help protect the roots from further damage. Placing mulch at the edges of the trail will further help improve the trees’ growing conditions.

Throughout construction, arborists will regularly be on-site to ensure the trees are protected.

The trail included input from experienced professionals including landscape architects, arborists, construction experts and Transport Canberra and City Services Urban Treescapes team. This team was formed to design and build a trail that provides improved safety and comfort for people who regularly walk through the area and ensures the trees can thrive well into the future.

How long is the trail?

The trail follows the existing ‘desire lines’ or dirt tracks where people already walk through the area. At almost 600 metres long and generally 1.5 metres wide, the trail will connect the pedestrian bridge near the end of Hawdon Place to the signalised intersection on Cowper Street (see plans in document library). The trail will also connect to existing footpaths along the way.

Has a trail like this been built elsewhere in the ACT?

Several similar gravel trails have been built across the ACT. The Dickson trail has been closely modelled on the designs for the trail in the open space between Watson and North Watson. The Watson trail is a successful example because it used the same materials, has high use and is located between large existing trees. This is a similar condition with the new Dickson trail. The Watson trail has also withstood the elements with minimal maintenance.

Feedback from the community on Section 72 clearly identified the importance of the green spaces. Urban renewal planning will maintain and enhance the established landscape character of the area, including the more than 800 trees within and surrounding the site. Significant trees, including the Cork Oaks to the south of Block 25, are protected.

Future road and shared space connections beyond Block 25 will be subject to further community engagement, planning and design to be undertaken as part of the future Section 72 Dickson urban renewal. A landscape plan will be developed as part of the Estate Development Plan. This plan will look at opportunities for enhanced green spaces, active nature play, further pool forecourt improvements and an additional pedestrian bridge over Sullivan’s Creek.

Section 72 Dickson currently includes a variety of community-focussed social infrastructure (including community facilities and activities) used by the local and wider Canberra community. As part of the urban renewal, consideration needs to be given to the capacity of existing land and facilities to meet future demand.

This may mean we need to consider a more sustainable use of our existing land and facilities, as well as investigating potential new sites and designs. Current trends towards quality over quantity in areas of recreation, health and education, highlight a range of benefits supported by the community for more efficient, more accessible services.

In early 2019 EPSDD will undertake a more detailed assessment of community needs for Section 72. This assessment will build on existing analysis of community needs at a district level to investigate:

• What is the future community need for facilities and services specific to Section 72, taking account of projected population growth and other demographic trends?
• An assessment of the existing community uses and services, and their future operational requirements in Section 72 and the immediate surrounding catchment area (including Government and private owned facilities and sites).
• What community uses could and should be incorporated into new developments within Section 72?

This information will be used to inform the Estate Development Plan (EDP) for the site, and the Territory Plan Variation.

The planning for Section 72 highlights opportunities for mixed use developments where community uses could be incorporated into a mixed use (commercial/residential/community) building. This integrated approach to the planning and delivery has the potential to deliver facilities that are more economically and socially sustainable and that provide for a greater range of uses for more people at all times of the day and week.

An EDP is a document that confirms the infrastructure requirements and the steps to guide the implementation of development for a precinct. The EDP includes a written report and a series of plans that show the future subdivision of a specified area and illustrates where the developable blocks, new roads, paths, and public spaces and other land uses will be situated in the site.

In Dickson Section 72 the EDP will set out the road and path network, site servicing (electrical, sewer and stormwater), the open public spaces, landscaping details, and the location, size and type of commercial, community and residential blocks.

EDPs must be submitted as development applications for approval to the ACT planning and land authority (ACTPLA) and are subject to public notification.

Under the Planning and Development Act, there is a requirement for mandatory public notification and community consultation to occur for 15 working days.

This notification will occur in Stage 5 when the EDP will be lodged as a development application to the ACT planning and land authority (ACTPLA).

Prior to that, EPSDD will also undertake pre-DA (non statutory) consultation on the Draft EDP and Draft Variation to the Territory Plan. Conversations with the community will continue to provide important input as we progress with planning for Dickson Section 72. Feedback from all stages of the project will inform the final EDP and opportunities for community involvement will continue as part of this process.

The Territory Plan (TP) is a statutory document that guides planning and development in the ACT to provide the people of the ACT with an attractive, safe and efficient environment in which to live, work and play.

The Territory Plan is used to:

• Manage development in the ACT, particularly how land is used and what can be built.
• Assess development applications.
• Guide the development of new estates and the management of public land.

A Territory Plan Variation will be required for Dickson Section 72 to allow for Common Ground to be built on this site. It is not yet determined if the variation will request a change to zoning or to land uses.

The existing buildings on the Government-owned Block 6 (5 Rosevear Place) will be demolished as they are no longer required. The demolition has development approval to proceed and it is proposed to occur early in 2019. The Government is also working with the owner of Block 22 (the Salvation Army) to expedite the demolition of its vacant building. There are no public or open spaces proposed for removal.

A new Common Ground project will be developed at s. 72. Common Ground provides permanent supportive social and affordable housing with on-site services for vulnerable people in our community. The Government is also looking at constructing a range of improvements to landscape, traffic management, walking and cycling infrastructure and lighting

The height of any new buildings will be guided by the outcomes of the community engagement to date, and will be restricted by planning controls mandated in the final approved Estate Development Plan and Territory Plan Variation.

Dickson Pool will remain and there is no intention to relocate this facility. The project will look at opportunities for public realm upgrades to the forecourt in front of the pool.

Government is proposing the urban renewal of Block 6 and Block 25 will deliver a mix of land uses which could include commercial, community, and residential uses (including a mix of social, affordable and private housing). Block 22 is currently privately leased and subject to discussions with the lessee, could also deliver the above uses.

The mix of land uses is intended to deliver an inclusive, diverse, high quality urban renewal that contributes to the social, economic and environmental sustainability of the area. Achieving a successful mix of uses will improve the activation, safety and amenity of the area.

The regulated trees protected under the Tree Protection Act 2005 will not be removed in the demolition works. While the Development Application provides approval for other non-regulated trees to be removed from Block 6, EPSDD is currently investigating the opportunity to transplant suitable trees. A tree management plan will be prepared to maintain the character and enhance the quality of the urban forest in the detailed planning for the wider Section 72 precinct.

The maximum number of dwellings on the site will be determined through the EDP, which is still work-in-progress.

The ACT Planning Strategy supports increasing the range of housing choice within established areas. Increasing housing diversity allows people to live in dwellings that are better suited to their needs, without having to move out of their neighbourhood. It also improves the environmental performance of new and existing housing stock.

Site investigations have been undertaken to assess the issues, opportunities and constraints for the site. These are being updated as part of the current detailed planning and will be included in the development application for the estate development plan.

The rates payable by property owners depends on both the type (e.g. residential or commercial) and the unimproved value of the property. The unimproved value of the land used for rating purposes is defined in the Rates Act (ACT) 2004. Comparable sales are analysed in order to establish an unimproved value for the land. Where an area has been rezoned then sales of land with comparable Crown Lease purpose clauses and in similar zones are analysed and applied to the subject land. However, it is unlikely that the unimproved value of the subject land will reflect the full value uplift of a new zone, until (at least) the subject Crown Lease purpose clause is similarly amended. More information on rates calculations can be found online at https://www.revenue.act.gov.au/rates/calculating-rates.

The urban renewal of Section 72 will deliver updated infrastructure to replace ageing assets, demolition of vacant disused buildings and facilitate the construction of some new buildings on vacant Government-owned land. These changes are expected to deliver a range of benefits to the community; is not anticipated there will be any decrease in surrounding property values as a result.

No decisions have been made on the funding or delivery model for any commercial, community or residential uses in Section 72, other than Common Ground which is proposed to be delivered by Government. The Government will consider suitable delivery models for any other proposed developments following approval of the Estate Development Plan and Territory Plan Variation.

The Territory Plan has solar access requirements which protect solar access to residential areas surrounding development sites for dwellings or buildings of up to three storeys. The multi-unit housing development code contains provisions to minimise and manage issues associated with overshadowing, overlooking and privacy, wind tunnel effects, noise and lighting. These provisions stipulate minimum distances between balconies and primary windows as well as requirements for screening at the interface with other residential areas to protect access to sunlight.

The 2018 ACT Planning Strategy (the Strategy) is a refresh of the 2012 ACT Planning Strategy. It addresses the social, economic and environmental changes occurring in our growing and thriving city. The Strategy reflects and integrates the vision and directions of the community and other ACT Government strategies, particularly housing, transport and climate change. The refreshed strategy has five themes for land use planning:

• compact and efficient
• diverse
• sustainable and resilient
• liveable
• accessible

Canberrans want to see more diverse housing, lifestyle and transport options to support a wider range of people and households. They want better public transport connectivity, and an increased range of sustainable travel options. They have a continued strong interest in achieving high quality design in public and private developments with improved interfaces with public and private spaces.

Consistent with the 2018 ACT Planning Strategy where up to 70% of new housing is to be delivered within our existing urban footprint, there has been an increase in the number of dwellings in Dickson and surrounding areas, including Northbourne Avenue.

The rationale to promote increased population around the Northbourne Avenue corridor is strongly related to the high level of employment in the area and access to commercial centres and services. Additionally, there is infrastructure capacity and facilities, including open space, to accommodate increased population levels.

The planning for Section 72 Dickson aims to add to the range of housing choices in the Inner North with housing that is compact and efficient, diverse, sustainable and resilient, liveable and accessible. More information on the 2018 ACT Planning Strategy can be found online at https://yoursayconversations.act.gov.au/act-planning-strategy-refresh.

Block 22 is privately owned by the Salvation Army, a not-for-profit community organisation. As the site is within the urban renewal precinct of Section 72 Dickson, the Environment Planning and Sustainable Development Directorate (EPSDD) is in discussions with the Salvation Army over their future land requirements for service delivery in the ACT. These discussions are ongoing.

Block 22 has been identified in EPSDD’s planning for Section 72 Dickson as an ‘opportunity site’ given it is has been vacant for some time and has a disused building. Any proposed redevelopment of the site would be subject to the outcome of discussions with the lessee, the lease conditions and the provisions of the Territory Plan.

The latest flood maps released on 4 December 2018 show Section 72 Dickson has less than a 1% chance of flooding in any given year. More information about the flood maps, including a detailed catchment information sheet on Sullivans Creek, can be found on our website: https://www.environment.act.gov.au/water/riverine-flood-maps.

Any development proposal in Section 72 Dickson will need to demonstrate how temporary traffic management and parking arrangements will be managed in order to minimise impact on people working or visiting the precinct.

In 2018 the CSIRO undertook research as part of the ACT Government’s actions on adapting to the changing climate. The Minister for Climate Change and Sustainability released this report along with the Living Infrastructure Information Paper in February 2018 as part of the public consultation on the new climate strategy. There has been no baseline or microclimate assessment specific for Section 72 Dickson. Section 72 has a high proportion of mature tree canopy cover which contributes to its resilience to climate change. It may be of interest that the ACT is participating in RMIT’s national citizen science microclimate measurement project with three sites (the town centres of Tuggeranong, Woden and Gungahlin) in February 2019.

The Estate Development Plan will be designed to appropriately accommodate parking for residents and visitors on site, and will address the provisions of the Territory Plan and the parking and vehicular access code.

A key objective of the 2018 ACT Planning Strategy is to create a more compact, efficient city by focusing urban intensification in locations such as around and in town centres. These settlement patterns are more sustainable as they provide improved access to services, jobs, facilities and alternative transport modes.

Urban renewal of Section 72 contributes to the Government’s national-leading target to achieve zero greenhouse gas emission by 2045. Transport is expected to account for over 60% of the ACT’s greenhouse gas emissions by 2020 which can only be addressed though reduction in reliance on private vehicles as a mode of transport. The proximity of the site to Dickson shops, the City, bike paths and public transport options makes it highly suitable for urban intensification.

The ACT Climate Change Adaptation Strategy informs planning of Section 72 with urban heat island effect mitigation and resilient public realm landscape treatments provided through the retention of established planting where possible, deep root planting zones and additional canopy planting. The strategy also recommends the inclusion of community gardens in urban renewal areas, included in planning for the Section 72.

Developments within Section 72 will be subject to stormwater management requirements to protect our natural resources and climate-wise building requirements.

The ACT Government acknowledges the Ngunnawal people as Traditional Custodians of the Canberra region, and their continuing sense of responsibility to preserve the spirit and stories of their ancestors throughout the landscape. Standard unexpected finds protocols apply to any objects identified during any excavation works. Section 72 Dickson does not have any documented heritage listed places or objects. The site as part of the wider area is known to have formed part of the Commonwealth Scientific and Industrial Research (CS & IR) Dickson Experiment Station and Canberra's first airfield which was established in March 1924 at Northbourne Aviation Ground. Since the area’s early European use, the area has been significantly altered with conversion of Sullivans Creek to a concrete lined stormwater drain, road construction, the pool and other buildings. This history presents an opportunity to tell the stories of the place through interpretive landscape, signage and place names.

Engagement through 2018 has clearly identified the community wants improved connections through Section 72 Dickson, improvements to open space and to public safety.

The proposed shared space thoroughfare linking Rosevear and Hawdon Place shown in the draft concept design was to test the community’s views on whether this potential design solution could address the community’s desired outcomes. The design team presented this concept as a low-speed, pedestrian-friendly road on the northern side of the Sullivan Creek, within a linear park landscape space that would activate and improve access to the treed area for greater public enjoyment and safety.

The shared space link was shown along with example images of possible paving treatments that retained a greater number of existing trees than other transport management design alternatives. If any trees do need to be removed in the final plans, they will be replaced as part of the planned landscape and public realm enhancements aimed at maintaining and enhancing the landscape character, quality and accessibility.

The draft concept design, along with the example images can be found on the YourSay site.

The ACT Government is currently undertaking a tender process for the feasibility and design ideas for eight micro-parks in Canberra, with the Dickson pool forecourt proposed as a possible location.

A micro-park is the smallest type of park in the hierarchy of parks recognised in the ACT and are the equivalent size of a couple of car spaces. Depending on the outcomes of the micro-parks feasibility and design project, micro-parks could either be constructed on a temporary or permanent basis. Micro-parks should be located in existing or planned high and medium-density areas where there are high levels of pedestrian activity and limited amenities, such as street furniture. Micro parks intend to improve the comfort, safety and look and feel of a place and support activities as well as quiet reflection, conversation, people watching and rest. More information on the micro-parks feasibility and design project can be found here.

The forecourt location has come from the outcomes of community consultation for Section 72 Dickson, where we heard that people want to see public place upgrades for the site, including the Dickson pool forecourt. In response to the online survey question: Which improvements do you think should be included in the future plan? 40% said improvements to the pool forecourt was most important. A micro-park has not been confirmed for Section 72 Dickson, and will be subject to a staged feasibility investigation process, along with numerous other locations also being considered within the City Renewal Precinct and Town Centres across Canberra. The micro-park project is being coordinated with the Dickson Section 72 project, however is separate from the potential permanent public realm upgrades that have been discussed with the community during Stage 1 and 2 community consultations.

The project is for feasibility and concept design only. No construction will be undertaken as part of this project. Implementation and construction of micro park designs will be subject to approval of additional funding.

The feasibility study is planned to be undertaken in three stages by June 2019.

• Stage One – Preliminary site suitability and shortlisting - February 2019
• Stage Two – Site Specific Study and Pre Design - February – April 2019
• Stage Three – Concept Design and Micro Park Guide Development - April to June 2019

You can keep updated by going to the micro-park project YourSay site here.

Preliminary planning, community and stakeholder engagement has identified urban renewal opportunities in Section 72 Dickson. Planning and engagement on the future land uses and infrastructure for Block 6 and the wider Section 72 precinct will continue in 2019. The ACT Government has committed to a second Common Ground on Block 25.

For more information on the future planning and engagement activities please visit the Your Say site at www.yoursay.act.gov.au/dickson-section-72, call 132 281 or email section72team@act.gov.au

Planning and engagement on the future land uses and infrastructure for Block 6 and the wider Section 72 precinct will continue in 2019.

For all enquiries, call Access Canberra on 13 22 81 or email Section72Team@act.gov.au

The current planning for Section 72 Dickson builds on previous planning and community engagement undertaken for the Dickson area and the adjacent Dickson Group Centre (also known as Dickson Shops) through the Dickson Neighbourhood Plan (2003) and the Dickson Group Centre Master Plan (2011). This earlier planning highlighted the opportunity for greater public benefits and improvements to the public realm in Section 72, and improve links and connections to surrounding areas. The later master plan was limited to the group centre bounded by Cowper Street, but acknowledged that Section 72 contributed to the group centre. The planning also recognises the adjacent Dickson Place Plan (2018) developed by the City Renewal Authority in collaboration with the local community, to guide public place improvements and events in partnership with the newly-formed MyDickson Town Team. EPSDD and the City Renewal Authority will continue to coordinate with other Government agencies and stakeholders on the planning and delivery of works in this area.

The renewal of Block 6 has been explored as a future development opportunity throughout community engagement in 2018. The buildings on Block 6 are currently vacant. Demolition of these buildings will prevent vandalism and will allow for future redevelopment of the site for whatever purposes are ultimately decided.

A community needs assessment looks at the current provision of community facilities, the future forecast demand and recommendations for the provision of future facilities to support our growing community. Community needs assessments are often undertaken to support planning, land use and capital works decisions by government in the planning and management of community facilities across a wide range of sectors including health, education, arts and emergency services.

Community facilities are an important part of maintaining strong communities. They provide places to come together, build a stronger sense of community, and support community wellbeing. Community facilities are generally seen as infrastructure including schools, health facilities, recreation grounds, parks, and arts and cultural facilities. These facilities are supported by ‘soft’ infrastructure including programs, services, resources and activities. Community facilities can be provided by government, non-government not-for-profit organisations and the private commercial sector.

Benchmarks, guidelines and other standards can be used to assess the level of need for community facilities, with consideration for population, demographics and geographic catchment area. These benchmarks vary according to the need, for instance libraries, early childhood education and care, and schools. It is also important to note that some benchmarks are better suited to planning for greenfield sites so consideration is also given to best practice in the provision of facilities in urban renewal settings.

In the past, many community facilities and services have been housed and delivered in stand-alone buildings or facilities designed for one particular use. However, governments are increasingly recognising that in cities, and particularly in urban renewal precincts, that this model is no longer possible, and perhaps no longer desirable, for a variety of reasons. Land availability constraints and the benefits of mixed-use, mixed tenure and medium- or high-density urban environments provide new opportunities to co-locate community facilities with other land uses to cater for increased utilisation of public and active transport. Providing facilities that are integrated with their surrounding land uses and designed to be multi-use shared spaces can be more sustainable, higher quality, have reduced maintenance costs and can support the needs of a growing and changing population over time.

A Community Reference Group will be established once we have further resolution on the future of Block 22, which is currently privately leased. The arrangements for the group including membership, scope, timeframes and terms of reference will be resolved in the coming months.