The Site
Block 1 Section 19 Braddon, also known as 90 Northbourne Avenue (the subject site), is located within Braddon and is approximately 2090m2 in area. It is bound by Elouera Street to the north, Mort Street to the east and Northbourne Avenue to the west.
The Proponent and Project Team
LIEBKE + CO, lessee of Block 1 Section 19 Braddon (90 Northbourne Avenue), has engaged COX Architecture, DSB Landscape Architects, and Purdon as part of the consultant team for the redevelopment of this site. Purdon has been engaged to undertake community consultation in relation to the proposal on site.
The Proposal
The current low-rise residential building at 90 Northbourne Avenue is proposed to be demolished and replaced with a mixed-use commercial and residential building. This process will require a Development Application (DA) to be lodged with the Environment, Planning and Sustainable Development Directorate (EPSDD).
The proposed commercial component takes up part of the ground floor, with a variety of commercial units proposed. These commercial elements are intended to include a mixture of retail, which the private residents will also have access to.
The residential component of the development comprises approximately 105 dwellings. This includes five SOHO (Small Office/Home Office) type residences at the ground level and a variety of studio, 1-, 2- and 3-bedroom units above to eight storeys (max height 27.5m).
All residences are proposed with balconies or courtyards for private open space. The residents will have additional amenities provided via a rooftop garden and a multifunction community space on the second floor.
Associated basement car parking, resident’s storage cages, commercial End-of-Trip bicycle facilities, and an upgraded public realm at ground level are also proposed.
The proposal will incorporate a number of sustainability initiatives to help with responding to climate change. The precinct is proposed to be largely powered by electricity and thermal modeling has informed the design of units.
The proposed landscape of the precinct includes the provision of trees within deep root planting zones and permeable ground areas within the site boundaries. DSB Landscape Architects have worked closely with the tree conservator to maintain all the street trees on the north, east and west boundaries.
One-way vehicle access is proposed with ingress off Eloura Street and egress off Northbourne Avenue to maintain as much of the natural environment as possible. The building is within circa 60m to the nearest Light Rail stop, encouraging activity at the ground plane with convenient access to the commercial tenancies.
Statutory Planning
The subject site is formally recognised as Block 1 of Section 19 Braddon. The site is zoned CZ2 – Business Zone, under which the proposed residential and commercial uses is permitted. Possible uses at the ground floor, including SHOP use, are also permitted within the zone.
While the details of the design are still being finalised, the overall design is considered consistent with the relevant Territory Plan Codes as well as the special requirements (City and Gateway Corridor) of the National Capital Plan. The relevant current Codes include the Braddon Precinct Code, Northbourne Avenue Corridor Precinct Code, the Commercial Zones Development Code, Multi-Unit Housing Development Code and the general codes where applicable.
The proposal responds well to the applicable controls of the National Capital Plan and the Territory Plan Codes, due to the high-quality design and proposed materials of the buildings. The height of the buildings retains appropriate levels of solar access to nearby residential dwellings and the ground floor will permit a range of uses for both residents and visitors to the site.
The proposal will provide the basement car and bicycle parking in accordance with the relevant general codes and provides accessibility across the site and within several residential units, in accordance with the Access and Mobility General Code. The site design allows views from upper levels to enable a strong response to Crime Prevention through Environmental Design General Code.
As detailed below the proposal responds well to the objectives of the zone as reproduced below. The CZ2- Business Zone Objectives are:
a) Provide for office and business sites that are accessible to public transport and convenience retailing and services
b) Provide a diverse range of accommodation sizes and locations for offices close to the retail core
c) Encourage provision of convenient outlets for goods, services and facilities to meet the needs of the workforce
d) Create vibrant lively pedestrian routes and public spaces
e) Ensure a high quality urban environment through use of sustainable design and materials and maintain a high level of amenity for employees and the public
f) Promote active living and active travel
g) Provide a high quality public realm by facilitating active uses on ground floor level that connects with the wider open space, pedestrian and cycle networks to promote active travel and active living.
h) Encourage an attractive, safe, well-lit and connected pedestrian environment with convenient access to public transport.
The proposed development provides for a high-density mixed developed of residential and commercial uses within circa 60m of a Light Rail stop on Northbourne Avenue, and bicycle parking will be provided to encourage active/public transport use.
Pedestrian connection is encouraged from this main intersection to the site to benefit from the range of commercial uses, predominantly at ground level. High-quality design and materials are proposed for the buildings as well as the site landscaping, particularly along Northbourne Avenue, as a Main Avenue and Approach Route towards the City (National Capital Plan, April 2021).
Consultation Plans
Plans are available for download via the below link. Please note that these plans are a work in progress and may be subject to minor changes throughout the design development stage.
National Capital Design Review Panel Advice
As per the Pre-DA Community Consultation Guidelines, developments that are required to consult with the NCDRP must undertake this prior to Pre-DA community consultation.
The NCDRP comments must also be presented to the community during consultation.
Opportunities for Community Input/Feedback
Purdon will be undertaking community consultation on behalf of the Proponent, commencing Wednesday 10 May until Wednesday 31 May 2023.
The project team will be holding two online information sessions as follows:
Session 1: Wednesday 17 May starting at 5:30pm
Session 2: Thursday 18 May starting at 3:30pm
To register for a session please fill out the form below or email us at engage@purdon.com.au and state “90 Northbourne Avenue consultation” in the email title and include which session you would like to attend.
A Microsoft Teams meeting link will be emailed to those registered the day prior to the session.
The project team will also be contacting various community groups to ensure their members and other interested persons have the opportunity to provide comments prior to the lodgement of a Development Application.
Further Information
If you would like further information or wish to discuss the Proposal, please do not hesitate to contact Purdon on:
(02) 6257 1511
Or use the ‘have your say’ form below to provide comments.