Block 7 Section 43 Turner (95 Northbourne Avenue)

Block 7 Section 43 Turner (95 Northbourne Avenue)

The Site

Block 7 Section 43 Turner, also known as 95 Northbourne Avenue (the subject site), is located within Turner and is approximately 1393m2 in area. It is bound by Girrahween Street to the north, Gould Street to the south, Moore Street to the west and Northbourne Avenue to the east. The subject site is located on the Northbourne Avenue light rail corridor, adjacent to the Elouera Street light rail stop. Existing to the north and south of the site are 3-storey plus basement commercial buildings and to the west is a 5-storey residential apartment building.

ACTmapi 2023

The Proponent and Project Team

Ninety Five Northbourne, lessee of Block 7 Section 43 Turner (95 Northbourne Avenue), has engaged Purdon, DNA Architecture and Arcadia Landscape Architects as part of the consultant team for the redevelopment of this site. Purdon has also been engaged to undertake community consultation in relation to the proposal on site.

The Proposal

The 3-storey commercial building at 95 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).

DNA Architecture – Site Plan

The proposed development includes commercial spaces, 43 residential apartments, and surrounding landscaping. Commercial tenancies will be situated on the ground and first floors, while levels two to six will have single-level dwellings. Level seven will feature eight two-story dwellings. A mix of studio, 1, 2, and 3-bedroom apartments are proposed. The development also incorporates three levels of basement parking with a total of 55 car spaces, including visitor parking, as well as waste and loading areas, bicycle storage, and end-of-trip facilities. The building will have a centrally located lift core and lobby, and from levels two to six, the lobby will be an open-air space, serving as a common circulation area for the apartment units.

DNA Architecture – North Elevation

The proposed vehicular access will be through the existing driveway on Northbourne Avenue. Additionally, the proponent is considering the inclusion of a rear service laneway along the western boundary, connecting Gould Street, to facilitate service access. The architectural approach of dividing the building mass into four identical cubes or boxes from the second level upwards aims to optimize cross-ventilation and natural light. The proposed landscaping plan involves preserving a mature eucalypt tree within the property boundaries, located in the southeast corner, which will be integrated into a native landscape design inspired by the surrounding native landscaping along the light rail corridor.

The landscape design focuses on preserving deep soils along the Northbourne Avenue frontage, ensuring adequate root zones for tree planting, and harmonizing with the existing native landscape found in the median of the light rail corridor. The surrounding landscape will feature a formalized native setting that complements the natural bushland character of the landscaping along Northbourne Avenue. From levels two to six, irrigated planters will introduce greenery to common external spaces and circulation areas (breezeways), with guidance from a horticulturalist to select suitable plant species for these environments.

Design Statement

Our approach to this project was driven by the desire to create a visually striking and functional structure oriented to optimize the views, privacy, and natural lighting for each unit while creating a visually striking and contemporary landmark which provides an exceptional living experience for residents.

The design concept consists of four identical cubes that are arranged in a way that maximizes natural light and ventilation for each unit. The cubes are east-west facing with the north-eastern cube slightly rotated north, to create dynamic interplay between the individual units, while maintaining a cohesive overall aesthetic.

The common areas, on each level have communal gardens and seating integrated into the design, promoting social interaction and a healthy lifestyle.

Each cube has the ability to accommodate a different unit size and configuration, ranging from studio’s & 1-bedrooms to 3 bedrooms, to meet diverse living needs. The living spaces are organized around an open-plan layout that maximizes flexibility and natural ventilation along with an outdoor space which runs the length of each home.

Inside the units, we have prioritized functionality and comfort, with flexible spaces that can be adapted to residents’ needs. We have also included ample storage space, high-quality finishes, and modern appliances to ensure that residents enjoy a luxurious and convenient living experience.

The intent for the building was to incorporate a range of materials and textures to create a dynamic and visually engaging façade which could be viewed as a gateway to the Canberra CBD. Pleated concrete panels, bronze mirrored glass, perforated folding screens, and soft timbers are carefully curated to achieve a cohesive and harmonious composition.

The pleated concrete panels provide a bold and textural contrast to the smooth glass surfaces. The pleats create depth and shadow, adding a sense of visual interest and movement to the facade. The concrete also provides a durable and robust material that can withstand the harsh environmental conditions.

Bronze mirrored glass is used to create a sense of transparency and reflection. The glass reflects the surrounding environment, creating an ever-changing dynamic facade. The bronze tint adds warmth and richness to the overall palette, creating a welcoming and inviting ambiance.

Perforated folding screens are incorporated to provide shading and privacy to the balconies and windows. The perforations allow natural light and ventilation to penetrate while creating a sense of privacy and enclosure. The screens also create a subtle yet striking visual interest, providing a sense of depth and layering to the facade.

Soft timbers are used to provide a natural and organic texture to the design. The timber elements are carefully placed to soften the hard edges of the concrete and glass, creating a warm and inviting atmosphere. The neutral palette of the timber complements the bronze, concrete, and glass, providing a calming and understated contrast.

Together, these materials create a design that is modern, dynamic, and sophisticated. The use of a neutral palette allows the building to blend seamlessly into the surrounding environment while also providing a striking visual statement. Our design seeks to create a sense of warmth and comfort while embracing the robustness and durability of the materials.

Statutory Planning

The subject site is formally recognised as Block 7 of Section 43 Turner. The site is zoned CZ2 – Business Zone, under which the proposed residential and commercial uses is permitted. Possible uses at the ground floor, including NON RETAIL COMMERCIAL 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 Turner Precinct Code, Northbourne Avenue Corridor Precinct Code, the Commercial Zones Development Code, Multi Unit Housing Development Code and the general codes where applicable.

The proposed development aligns with the National Capital Plan and the Territory Plan Codes by adhering to high-quality design standards and utilizing quality building materials. The building height ensures sufficient solar access for nearby residential properties, while the ground floor accommodates various uses for both residents and visitors. The proposal includes basement parking for cars and bicycles in compliance with relevant codes, and accessibility within the site and specific residential units is addressed in accordance with the Access and Mobility General Code. Additionally, the site design incorporates upper-level views to promote safety and comply with the 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 medium-density mixed-use development 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 of towards the City (National Capital Plan, April 2021).

Architectural 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.

Opportunity for Community Input/Feedback

Purdon will be undertaking community consultation on behalf of the Proponent, commencing Monday 10 July until Monday 31 July 2023.

The project team will be holding two online information sessions as follows:

Session 1: Thursday 20 July 2023 starting at 3:30pm

Session 2: Wednesday 26 July 2023 starting at 5:30pm

To register for a session please email us at and state “95 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.

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