Red Hill Reimagined

RED HILL PRECINCT URBAN DESIGN REPORT November 2016

Table of Contents Introduction

5

Setting the Context

11

Community Engagement

23

Master Plan

29

Creating Community

33

Connecting Community

41

Built Environment

53

Landscape

57

Innovation

65

Delivery

73

Appendix: Community Workshop Summary Report 77 Prepared For: Office of the Coordinator GeneralUrban Renewal

By:

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Red Hill Urban Design Report

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Red Hill Urban Design Report

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Executive Summary The Master Plan for the Red Hill Precinct aims to create a diverse and connected village that is in harmony with nature.

The design has been informed by place-based research and collaboration to create a place that is appropriate and reflective of Red Hill.

THE CONTEXT Roberts Day was engaged by the Office of the Coordinator General - Urban Renewal (OCGUR) to lead the urban design and community engagement for the redevelopment of the 5.5 hectare Red Hill Precinct. The site is subject to the Territory Plan and Precinct Code including street and park configuration.

The agreed Red Hill project objectives, as presented to the community, are: • To optimise, not maximise the site; • To deliver great urban design outcomes and a model for future Canberra infill development; and • To lead an authentic and transparent community engagement process.

COMMUNITY ENGAGEMENT The Red Hill Community Engagement Strategy was based on an integrated design and engagement approach consistent with the Roberts Day trademarked Great Places process. This enabled Roberts Day to understand and discover the existing character of Red Hill and the community needs and to then genuinely embed this information into the design development process. There were three community workshops/ presentations, supported by two public drop- in sessions, an interactive website and a Community Information Session. There will also be a conventional exhibition period that will follow Estate Development Plan (EDP) lodgement.

THE MASTER PLAN The Master Plan represents a shared community, stakeholder and government vision for the Red Hill Precinct. Whilst, the Master Plan has evolved in response to community input from the second and third workshops and technical requirements, the Four Pillars will ensure that the integrity of the Master Plan Vision has been retained.

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Roberts Day Red Hill Urban Design Report

The Four Pillars: • Maintain and enhance the quality of Red Hill as a suburb; • Promote diversity ; • Integrate the Precinct into the broader Red Hill community; and • Promote a village in harmony with the landscape.

CREATING COMMUNITY A lack of permeability and limited public access through the Red Hill Precinct has contributed to the existing development acting as a barrier between the community and the Precinct’s associated assets including Lady Nelson Park and the neighbouring Red Hill shops.

A key feature of the Master Plan is the revitalization of Lady Nelson Park and its relationship to the surrounding apartments, public spaces and the Shops. Lady Nelson Park will be the heart of Red Hill Precinct and the broader Red Hill Suburb, catalysing activity and investment. Lady Nelson Park will be the active focus of Red Hill Precinct, supported by more passive, intimate, public Heritage Parks and green pedestrian paths established along key community desire lines.

CONNECTING COMMUNITY The location of the streets, both surrounding and within the site area, remain unchanged. The Master Plan focuses on enhancing the pedestrian experience and interface along these streets through landscaping, wayfinding, built form character and sensitive height transitions protecting solar amenity and privacy.

Connectivity across Red Hill Precinct is supplemented through new laneways, pedestrian paths and a raised low speed environment along the entire perimeter of Lady Nelson Park extending the pedestrian priority north across Cygnet Crescent and south towards the shops.

BUILT FORM & LANDSACPE The built form and landscape character of Red Hill Precinct will be complimentary to one another and reflect the existing features of Red Hill. The EDP will focus on the public/ private interface as this is where the pedestrian experience is most influenced, contributing to walking and activity. This is the zone between two buildings including landscape, footpaths, fencing and building articulation.

Whilst the EDP will not control architectural style and/ or design, the subdivision will inherently control the building typologies and massing, and the site delivery will achieve the built form stepping down the hill providing optimum views and solar amenity.

The landscape Vision is to create a unique open space sequence that people will be attracted to and want to use. The network of parks will reflect the natural character of Red Hill, strengthen connections with Red Hill Shops and adjoining streets and celebrate the history of The Lady Nelson ship as the first ship to confirm the Bass Straight as a navigable channel between Tasmania and the mainland.

INNOVATION In order to uphold the Four Pillars of Red Hill Precinct, and achieve best practice urban outcomes, within the fixed physical parameters of the site some technical conventions had to be challenged and innovative solutions considered. The Red Hill Urban Design Report documents the proposed alternatives to technical aspects of the EDP and the benefits that these departures will achieve.

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Introduction Roberts Day Red HillRed Urban Hill Urban DesignDesign ReportReport

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Introduction Roberts Day has been engaged by the ACT Office of the Coordinator General Urban Renewal (OCGUR) to undertake the urban design and community engagement for the Red Hill Precinct, to inform the preparation of an Estate Development Plan for the site.

The Red Hill Precinct is one of 13 public housing redevelopment projects being undertaken by the ACT Government and is scheduled for release in 2017-2018.

As part of the redevelopment process, an Estate Development Plan (EDP) must be prepared for the site. This report is a detailed summary of the process undertaken to develop the Master Plan for the site, branded as Red Hill Precinct, which will form part of the EDP. The Master Plan is the result of a collaborative design process and has been informed by: • A range of background reports and technical studies;

BACKGROUND The Red Hill Public Housing Precinct has been identified for redevelopment as part of two government programs; the Commonwealth Government’s Asset Recycling Initiative, and the ACT Government’s Public Housing Review Program.

In 2015 the ACT Heritage Council announced support for the demolition and redevelopment of Red Hill Housing Precinct. A Territory Variation Plan (TPV) for the site was completed in February 2016, rezoning the site for high density RZ5 development.

In April 2016, a variation to the TPV reduced the height limit for the site from six to four storeys in response to community concerns.

Most recently, on 7 September 2016, a technical amendment (2016-08) was approved which provides the maximum building heights in each area of the development as two, three or four storeys and introduces character statements into the Red Hill Precinct Map and Code.

PRINCIPLES & OBJECTIVES The project objectives are:

• An in-depth Place Analysis;

• Optimise, not maximise, the site;

• The outcomes of a series of community workshops and information drop-in sessions; and

• Deliver a high quality urban design outcome;

• Collaboration with the project team.

• Gain EDP approval

Through integrated urban design and a transparent and iterative consultation process, Red Hill Precinct has the potential to become a model for infill redevelopment within Canberra.

• Undertake genuine and transparent community engagement.

This Urban Design Report is supported by a Place Analysis Report and a Workshop Outcomes Report (see Appendix) that detail the research phases of the project that have informed the Master Plan design.

Red Hill Precinct public housing

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Methodology Great Places Process TM Roberts Day’s Great PlacesTM process is a natural evolution and refinement of 20 years of professional practice. It is intended to ensure that the entire vision,conception, delivery and activation of any place is led by the drive to enrich the quality of life of the people who will live, work and visit it.

FINAL COMMUNITY BRIEFING SITE VISIT

At the core of our Great Places Process is the belief that a significant amount of time should be invested in understanding the needs and aspirations of the community and stakeholders, and discovering the unique history and identity of a place prior to the physical design process commencing.

PLACE ANALYSIS

A summary and description of the Great Places Process is provided below.

UNDERSTAND Is the brief and the aspiration right? Are we clear on how we are measuring our successes?

THIS REPORT

DISCOVER Do we understand the essence and sense of place? What do users of this precinct need? Who are the characters and stories that make it unique?

ENVISION WORKSHOP 1

Have we engaged with the community? Do we have a clear, unique and marketable place vision? Have we mapped all the strategies and partnerships that will help bring this place to life? Does it capture what we need to prepare a sound business case?

DESIGN Are we designing something true to the place vision? Are we providing the design and coding that will lead to functional and inspiring architecture? How can we incentivise public benefit and good design?

COMMUNITY MEETING & DROP-IN SESSION

CONVERT Are we engaged with the agencies? Have we got something clear and implementable that will bring the vision to life, allow flexibility and create a great place?

WORKSHOP 2 & DROP-IN SESSION

DELIVER Have we seen the vision through? Are the buildings and the public spaces performing? Are we incubating business, community ownership and street life that will attract people? Are we setting the community to self govern and normalise?

Robert’s Day Great Places ProcessTM

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The Precinct The Red Hill Precinct is located in Red Hill, an inner suburb of Canberra, and is well serviced in terms of public transport, services and schools.

Suburb boundary

Precinct Boundary

Site

It is 7km south of Civic and is one of the oldest and most notable suburbs in the ACT. Red Hill has several schools, including Red Hill Primary School and St Bede’s Catholic Primary School close to the site, as well as several playing fields and other community facilities. A broad range of retail, commercial and community services and facilities are located in Manuka, which is directly accessible by public transport. Major employment centres including Parliament House, Parkes, Barton and the Canberra Hospital are in close proximity.

The Red Hill Precinct is surrounded by residential development, largely one to two storey detached dwellings, to the west, east and south. More recent multi-unit dwellings are located to the north-east of the site. Red Hill Shops, a small shopping precinct, is located to the north-east along Discovery Street, but is not included within the site boundaries.

The Precinct represents approximately 1.5% of the total area of Red Hill.

Red Hill locational context

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Red Hill Precinct boundaries

The Red Hill Precinct is bound by Monaro Crescent, La Perouse Street and extends into the residential block south of Cygnet Crescent. Discovery Street forms the northern boundary.

The site itself is approximately 5.3ha (excluding roads). It includes Block 1 Section 25, Block 1 Section 26, Blocks 26 to 34 Section 29, Blocks 1 to 15 and Block 49 Section 31 and Blocks 51 to 55 Section 32.

It is currently occupied by the Red Hill Public Housing Precinct which includes 144 dwellings ranging from one to three storeys and comprising multi- units, duplexes and single dwellings. This public housing precinct was constructed in the 1960s.

The site is zoned RZ5 high density residential with a height limit of 4 storeys. A Precinct Code also applies to the site.

In 2002, the site was nominated for listing on the ACT Heritage Register. While the site was not considered to have heritage value, it was noted that the layout of the streets and public open spaces within the Precinct were significant.

La Perouse St

Cy gn e

Disco very St tC

res

Mo

nar oC

res

Red Hill Precinct

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Territory Plan Variation In February 2016, a Territory Plan Variation (TPV) for the site was completed, rezoning the Red Hill Precinct to RZ5 to allow for high density development.

In April 2006, in response to community concerns, the height limit to the draft variation to the Territory Plan was reduced from six to four storeys.’

The site is subject to the Territory Plan. The RZ5 zoning is unique because it includes a height range of 2- 4 storeys, whereas typically a general consistent six-storey height would be applied to the entire site.

In September 2016, a technical amendment to the Territory Plan was approved (2016501). Height limits were amended to reflect the appropriate storey limitations and match the Multi Unit Housing Development Code. The height limits are: • Area A – 9.5m • Area B – 12.5m • Area C – 16m The heights were considered appropriate for an urban redevelopment site and in terms of meeting the zone objectives. With the benefit of a detailed Master Plan, the heights were reviewed in order to confirm that no undue impact on solar and/or privacy would result from the EDP proposal.

Red Hill Precinct Territory Variation Plan

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Setting the Context Roberts Day Red HillRed Urban Hill Urban DesignDesign ReportReport

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Red Hill’s Unique Identity Like every place, Red Hill is unique; it has a distinct place ‘essence’, or identity, that has developed over time.

It’s identity is created through its history, defined by its community, and displayed through its physical character. It is essential that the Red Hill Precinct reflects and enhances the existing Red Hill identity and core community values.

The Griffin’s Legacy Red Hill is one of the oldest suburbs in Canberra and reflects classic Garden Suburb principles, such as the street layout. While most of the residential development consists of large, low density detached dwellings, more recently there has been a move towards medium density townhouse style dwellings which is reflective of Walter and Marion Griffin’s legacy.

Prestigious Suburbia Red Hill’s community is one of the wealthiest and most educated, consisting of many wealthy white collar professionals. It is one of the most expensive suburbs in the ACT and has a reputation for being prestigious.

The large, established architecturally designed houses, high quality materials and landscaped streets reflect the high socio-economic status of the residents.

Established Families Red Hill is a ‘family’ suburb. A large proportion of residents are couples with schoolaged children. Red Hill also has many older long term residents, who have raised families in the suburb and would like to age in place, perhaps by downsizing to a smaller dwelling.

Green & Natural Natural vegetation, formal landscaping and a large number of public open spaces have informed Red Hill’s distinct identity as a ‘green’ suburb. This identity is further reinforced by it’s topography, which provides scenic views up to Red Hill Ridge.

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Existing Built Form The built form in Red Hill is distinctive. While it is diverse, including a variety of different styles, the built form is consistent in its look and feel. Homes are large, architecturally designed and high quality.

Traditional Built Form As one of the oldest suburbs in Canberra, Red Hill has a number of older, traditional detached dwellings, with the oldest being built in the 1920s. The traditional dwellings in Red Hill are a physical representation of changes in architectural design and style.

Modern Built Form Modern housing in Red Hill is dominated by large detached dwellings. However, there are an increasing amount of medium-density housing products including duplexes, terraces and multi-unit dwellings, diversifying the housing options in Red Hill.

Common Built Form Values Irrespective of architectural style or construction era, built form commonalities are present across the suburb and indicate some key values. These include: • Long horizontals - residents build to optimise views of the mountains and northern sun; and • Undercroft parking - residents prefer to work with the natural topography instead of detracting from it.

Examples of traditional built form in Red Hill

Examples of modern built form in Red Hill

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Red Hill Community Demographics RED HILL HAS A POPULATION OF

3,249

THERE HAS BEEN ONLY A

6% INCREASE

2001

2011

IN POPULATION BETWEEN 2001 & 2011

THE AVERAGE AGE OF RED HILL IS

MOST COMMON HOUSEHOLD TYPE:

38% PROFESSIONALS 22% MANAGERS

50% FAMILIES WITH CHILDREN THIS IS A HIGHER PROPORTION THAN THE ACT OVERALL (29.7% & 15.8%) $2,504

MUCH HIGHER THAN THE ACT

PROFESSIONAL HIGH INCOME EARNERS

41

34 YEARS OLD

YEARS OLD

$1,820

THE AREA ATTRACTS

HIGH INCOME EARNERS DUE TO THE PRICE OF HOUSING

THIS MAY BE DUE TO THE NUMBER OF SCHOOLS IN THE LOCAL AREA

THE AVERAGE HOME IS

$1.2MILLION

THERE IS A LOW PROPORTION OF YOUNG ADULTS

ACT RED HILL 32.4%

HOUSEHOLD INCOMES OF RED HILL

INDICATING THAT CHILDREN LEAVE THE SUBURB ONCE THEY FINISH SCHOOL

MUGGA WAY

30.2%

26.5%

SIGNIFICANTLY HIGHER

22.8% 18.6%

20.1%

THAN ACT AVERAGES

10.3% 4.6%

School Aged Children

Young Adults

Older Adults

IS THE MOST EXPEN$IVE STREET IN CANBERRA

Retirees

Community Values

Prestige Red Hill has a strong identity as being a prestigious and sought-after suburb. It is one of the most expensive suburbs in the ACT, and as such attracts wealthy white-collar professionals.

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Space Red Hill is full of large houses (48% have 4 bedrooms or more for an average household size of 2.7) on spacious blocks. It is also in close proximity to open spaces and nature reserves.

Education Families move into the area for better access to private schools; a third of children are enrolled in non-government schools compared to 19% across the ACT.

Parking With 88% of households owning a vehicle, and 22.5% of these own more than 3, parking is an important component of Red Hill.

Maintaining Aesthetic The Red Hill community is passionate about maintaining the current look and feel of the suburb, which includes significant views, landscaping, and high quality housing (heritage and new).

Site Analysis Heritage: The Streets Whilst the buildings on the site were not considered to have heritage value, the urban structure of the Red Hill Housing Precinct did have value. As a result, the street layout has been retained, although the width and function of individual streets has been reviewed.

Red Hill Precinct heritage streets

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Site Analysis Heritage: The Park Lady Nelson Park has heritage value and will be retained as a public urban open space, with the opportunity for enhancements aligned with the Red Hill community aspirations and lifestyle needs.

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Kale chips semiotics Brooklyn, bicycle rights Thundercats master cleanse Shoreditch yr YOLO four loko artisan pour-over small batch 8-bit wayfarers. Post-ironic four loko pickled pour-over hoodie plaid, Wes Anderson dreamcatcher. Pop-up vinyl pour-over PBR&B, pork belly cardigan umami fanny pack meditation asymmetrical cornhole. Etsy direct trade cliche whatever. American Apparel fanny pack pour-over, hoodie PBR tote bag umami lomo lumbersexual. Mixtape sartorial aesthetic, sriracha dreamcatcher deep v keffiyeh literally.

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Lady Nelson Park

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Site Analysis Trees A number of trees have been identified for retention within Lady Nelson Park and along La Perouse Street and Monaro Crescent.

The design process provides the opportunity to retain additional significant trees within the Master Plan.

Significant trees in Red Hill

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Site Analysis Landscape Open Space The green landscape areas below are consistent with the Territory Plan; however do not exactly align with the existing open space. Landscape areas must be provided within the Master Plan, however there is flexibility in relation to its ultimate configuration and location.

Internal open spaces in Red Hill Precinct

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Site Analysis External Views From the elevated parts of Red Hill and Cygnet Crescent south of Lady Nelson Park, Black Mountain, Parliament House and Mount Ainslie can be seen. Residents east of Monaro Crescent enjoy continuous views of the ridgeline to the west.

Figure 2. Caption

Views out of Red Hill

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Site Analysis Internal Views The slope of the site allows for views towards Red Hill to the east and towards Mount Mugga Mugga to the south.

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Kale chips semiotics Brooklyn, bicycle rights Thundercats master cleanse Shoreditch yr YOLO four loko artisan pour-over small batch 8-bit wayfarers. Post-ironic four loko pickled pour-over hoodie plaid, Wes Anderson dreamcatcher. Pop-up vinyl pour-over PBR&B, pork belly cardigan umami fanny pack meditation asymmetrical cornhole. Etsy direct trade cliche whatever. American Apparel fanny pack pour-over, hoodie PBR tote bag umami lomo lumbersexual. Mixtape sartorial aesthetic, sriracha dreamcatcher deep v keffiyeh literally.

Category Heading - Character Style Literally stumptown Echo Park viral trust fund crucifix. Actually organic dreamcatcher, Banksy ugh hashtag single-origin coffee. Banh mi gentrify cray, sustainable you probably haven’t heard of them shabby chic small batch hashtag. Yr cronut Williamsburg crucifix tofu. Pork belly you probably haven’t heard of them synth, +1 Portland trust fund 90’s gentrify hoodie post-ironic tattooed. Kale chips messenger bag post-ironic PBR&B XOXO skateboard, Godard Echo Park ethical beard cray chambray. Craft beer lomo fashion axe keffiyeh, sartorial actually tousled messenger bag Marfa. ;Vo[Ejv[J feefefefe

Views up to Red Hill

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Site Analysis The Villages The slope of the site presents challenges as well as built form and landscape opportunities. The Red Hill Precinct has a low, mid and high Village, each with the potential for unique characters.

Red Hill Precinct ‘villages’

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A SERIES OF COMMUNITY CONSULTATION METHODS WERE UTILISED TO UNDERSTAND COMMUNITY NEEDS, VALUES AND WANTS. THE PROCESS WAS TRANSPARENT AND ITERATIVE.

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Community Engagement Roberts Day Red HillRed Urban Hill Urban DesignDesign ReportReport

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Approach & Process As part of the development process, stakeholder and community consultation was undertaken through a series of workshops, led by RobertsDay, to give community members an opportunity to contribute to the Red Hill Precinct design.

Consultation Findings

The aim of the consultation was to facilitate open, genuine and transparent two-way communication between the ACT Government and community members to achieve balanced planning outcomes

Green: Verdant landscaping and planting that is resilient, enabling local flora and fauna to flourish, provides appropriate shade and sunlight, gives a feeling of spaciousness.

Three iterative workshops were held across a six week period in June and July 2016, each with a different purpose.

Workshop 1: Vision + Values (22 June 2016) Establish the key values of the community and Red Hill’s ‘sense of place’ to inform the direction of the master plan.

Workshop 2: Design Options Testing (6 July 2016)

The following community values were identified as important: Diversity: A place that is socially and physically diverse; attracting and retaining a mix of family types with various housing types from terraces to detached dwellings.

Views: A fundamental element of Red Hill’s identity and must be maintained.

Organic activity: Interaction and socialisation between neighbours and the wider community; having easily accessible places that encourage people to linger.

High quality: Maintain the value and prestigious identity of the area through wellconsidered design and materials.

Preferred Design Option

Three design options were presented to the community and workshopped to inform the final design of the Master Plan.

Shared Amenity + Hillside Village hybrid (refer to the concept options on the folloiwng pages)

Workshop 3: Blueprint Presentation (21 July 2016)

Workshop participants identified with elements of both the Shared Amenity and Hillside Village options. The key design principles supported by the community were:

The preferred design option was presented to the community to garner final feedback. At this time, Roberts Day conveyed to the community that the design was subject to further testing and detailed design and hence subject to change.

In addition to the workshops, Drop-In Sessions were held on 7 July and 30 July, and two online surveys allowed residents to provide further comment. All feedback has been incorporated into this report.

The full details of the community consultation process can be found in the Workshop Outcomes Report.

• Green views when approaching the site • Integration of the site, and associated features with the broader suburb as a shared asset • Permeability through the site, particularly for pedestrians • Sensitivity to topography • Viewsharing • ‘Village Centre’ feel

Community workshops

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Concept Options Option 1: Shared Amenity The primary focus of the Shared Amenity concept is to create views of parks and landscaping from the perimeter streets by retaining trees and locating greenspaces along key view corridors.

This option provides multiple green spaces for use by all community members and has a range of block sizes encouraging an inclusive diverse community.

Public Edge

Multi-unit sites are located at the bottom of the hill along Discovery Street and along Lady Nelson Place.

Community members liked: • Green views • ‘Quirkiness’ of the street layout • Parks on public edges Suggested improvements from the community: Green Views

• Yield reduction • Open up the ‘throat’ leading from the shops

Single dwellings: 87 Multi-unit sites: 194 Total dwellings: 281 Shared Amenity proposed Master Plan

Identifying Network of Existing Streets

Shared Amenity design principles

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Concept Options Option 2: Savannah The Savannah concept aims to provide permeability through the site through laneways, small plazas and greenspaces, with public streets running through the laneways to encourage activation of the spaces.

Connecting Neighborhood

This option extends Endeavour Street and Norfolk Street through to Discovery Street, improving pedestrian access through the site. Houses face onto small green spaces along these streets and a rear laneway provides access to multi-unit sites at the bottom of the hill, along Lady Nelson Place.

Residential Cluster

Community members liked: • Variety of spaces • Extension of streets/connectivity • Clusters of housing fronting intimate public/ shared spaces Suggested improvements from the community: • Limit 4-storey multi-unit dwellings to Lady Nelson Park only Central Space

Single dwellings: 99 Multi-unit sites: 162 Total dwellings: 261 Savannah proposed Master Plan

Street Extension

Savannah design principles

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Red Hill Urban Design Report

Concept Options Option 3: Hillside Village The Hillside Village concept aims to reflect the natural landscape and maximise views for residents by stepping housing down along the slope so that views are preserved.

This option includes blocks for terraces and townhouses, with multi-unit sites along Lady Nelson Place. Additional rear lanes are created across the site which allow for more permeability in and around the site.

Green Corridors

Community members liked: • Built form that works with topography • Equitable views • Appropriate mix and diversity of dwellings Suggested improvements from the community: • Amount and safety/surveillance of laneways • Reinstate the ‘quirkiness’ of the street layout found in the other options

Central Park

Single dwellings: 111 Multi-unit sites: 140 Total dwellings: 251 Hillside Village proposed Master Plan

Stepping With the Landscape

Hillside Village design principles

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RED HILL PRECINCT WILL BE IN HARMONY WITH NATURE THAT DIVERSIFIES RED HILL WHILE MAINTAINING THE MOST IMPORTANT VALUES.

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Master Plan Roberts Day Red HillRed Urban Hill Urban DesignDesign ReportReport

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Red Hill Precinct Vision In Harmony with Nature Red Hill Precinct will be a high quality neighbourhood that reflects the existing fabric of Red Hill. Informed by, and incorporating, key community values, it will be a Village that physically and socially diversifies Red Hill, and supports an active public life.

Green spaces will be located at the heart of the village, connected by a series of pedestrianised linkages creating a pedestrian network enabling both Village and surrounding residents to move through the site and spend time in open spaces.

Lady Nelson Park will evolve into the central focus of the community, and in addition to supporting surrounding heritage parks, will maintain and enhance a strong sense of landscaping and greenery. The open spaces will also allow significant and important views to be retained as a shared asset for the entire Red Hill Precinct.

Housing will work with the topography of the site, stepping down ‘hillside’ slope, reducing earthworks and working to maintain existing views. The mix of housing typologies will diversify the community and cater to a range of different needs and lifestyles, forming a more robust residential community.

The Master Plan provides a framework for a local Village that will be a part of the broader Red Hill with a focus on diversity, connectivity and authenticity.

Dwelling Summary

Single dwellings: 108 Multi-unit sites: 83- 144 Total dwellings: 191- 252

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MASTER PLAN FEATURES

1

Lady Nelson Park

2

Low Speed Environment

3

Heritage Park LA1*

4

Heritage Park LA2*

5

Heritage Park LA3+4*

6

Opened up ‘throat’

7

Pedestrian links

8

Permissible commercial/ adaptive ground-floor

9

Significant tree retained

* LA1, LA2, LA3 and LA4 are defined in the Precinct Code as required open space areas.

RED HILL HAS A NUMBER OF DESIGN FEATURES THAT WILL INCREASE LOCAL AMENITY, AND ENSURE THAT THE PRECINCT REFLECTS THE WIDER RED HILL SUBURB.

7 3

8 6 2 9 1 4

7

5

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Design Principles The following Design Principles reflects the outcomes of the community consultation process and have informed the Red Hill Precinct Master Plan.

• Step development down the slope of the site • Provide diversity in built forms and typologies at an appropriate scale for Red Hill to attract a range of different ages and lifestyles • Create Lady Nelson Park as the key community asset and focal point of Red Hill • Provide connectivity through the site and with the broader Red Hill • Respect sensitive interfaces • Allow equity of view sharing for all residents • Provide green views • Locate parks on public edges to limit the impression of privacy • Maintain a high level amenity for existing residents, particularly in regards to privacy and solar access.

Andres Duany, ‘The New Civic Art’ - hillside village

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Creating Community Roberts Day Red HillRed Urban Hill Urban DesignDesign ReportReport

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Lady Nelson Park Lady Nelson Park will be the heart of Red Hill Precinct and serve as the ‘Neighbourhood Park.’

Community Garden

It will be transformed into a shared space, extending the pedestrian priority and the core park to the development edge, the Red Hill Shops and LA3+4, the heritage parks south of Lady Nelson Park.

Lady Nelson Park will be a high quality community asset and a destination for the immediate residents and the broader Red Hill suburb. It will be the central activity space for the precinct, supported by and connected to intimate, passive heritage parks and green pedestrian links.

Recreation

A range of active uses will be supported, including a playground, a covered picnic area and table, flat grassed areas for activities such as kick-about and tai chi, and sufficient car and cycle parking facilities.

It will also promote passive interaction and gathering through interpretative art and heritage references, WSUD, seating, shade and lighting.

It is envisioned that LA3+4 will be further designed at a later stage. Limited infrastructure in LA3+4 means that this space can be adapted in the future as the community grows and could include a range of community uses, such as a community garden.

Lady Nelson Park desired look & feel

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Sports Activities

Playground

The above landscape concept has been superseded. This preliminary and illustrative concept was presented to the Community in Workshops 2 and 3 in order to elicit feedback and to promote discussion. The design of Lady Nelson Park has evolved and is illustrated within the Landscape section of this report.

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Heritage Parks The Heritage Parks located in Red Hill Precinct will provide a supporting role to Lady Nelson Park. They are quiet, intimate and passive spaces.

The landscape and materials used will contribute to the overall legibility and wayfinding of Red Hill Precinct guiding visitors through the park and onto their destinations.

LA2 Mixed Use

LA1 LA1, in the northern part of the site, provides a localised, intimate and reflective space for adjoining residents and contributes to the broader visual amenity of Red Hill.

LA1 Passive

It has been strategically located to maximise public benefit by fronting, and engaging with, Cygnet Crescent and terminating the Norfolk Street vista, allowing key views, vistas and visual amenity to be retained and enhanced.

This park is a passive, low maintenance public space with a simple and elegant character. The space is ideal for quiet reflection and does not take activity away from the energy of Lady Nelson Park. Rather, it encourages the usage of Lady Nelson Park by funnelling people from the outer parts of the site into Lady Nelson Park via the green pedestrian links.

Surrounding residents will have direct access to the park and the perimeter pathway.

LA2 LA2, in the east of the site, provides a localised multi-functional space for adjoining residents and children and again contributes to the visual amenity of Red Hill.

It has been strategically located to maximise public benefit by fronting and engaging with Cygnet Crescent and terminating the Endeavour Street vista, providing visual amenity.

LA2 is separated into two sections. LA2(b) fronts Discovery Street and provides ecological benefit through the retention of a large, high quality tree. A pathway through the centre of both spaces responds to the topography and will enable pedestrians to move through the spaces, and link Cygnet Crescent to Discovery Street and Red Hill shops.

This park is a low maintenance public space with a mix of hardscape and softscape and includes an abundance of shade provided by retained trees. LA2 is an integral part of the connected open space system linking pedestrians to Lady Nelson Park.

Heritage parks desired look & feel

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The above landscape concept has been superseded. This preliminary and illustrative concept was presented to the Community in Workshops 2 and 3 in order to elicit feedback and to promote discussion. The design of Heritage Park LA1 has evolved and is illustrated within the Landscape section of this report.

The above landscape concept has been superseded. This preliminary and illustrative concept was presented to the Community in Workshops 2 and 3 in order to elicit feedback and to promote discussion. The design of Heritage Park LA2 has evolved and is illustrated within the Landscape section of this report.

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Pedestrian Links The pedestrian links ensure connectivity and permeability throughout the Village and link open spaces together to form a network, encouraging an active lifestyle.

The links follow desire lines to, and from, the outer edges of the site, the bus stop, and heritage parks, with all links terminating at Lady Nelson Park. Existing pedestrian links and laneways connecting to Beagle Street have been retained.

The design introduces two new pedestrian links, containing grass, medium-sized trees, a shared path and underground servicing. Any enhancements will be simple and multi- functional with seating, lighting, any fitness or art embellishments integrated into the functional components of the links.

Terraces, with a front setback of 1.5 metres, will always front onto the green pedestrian links and promote surveillance, activation and street address.

Pedestrian links desired look & feel

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Pedestrian Link

The above landscape concept for the pedestrian path has been superseded. This preliminary and illustrative concept was presented to the Community in Workshops 2 and 3 in order to elicit feedback and to promote discussion. The design of the pedestrian paths has evolved in order to accommodate servicing requirements and is illustrated within the Landscape section of this report.

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THE PROVISION OF A VARIETY OF OPEN SPACES WILL ENCOURAGE RESIDENTS TO SPEND TIME AND SOCIALISE IN SPACES, WHILE CONNECTING THEM WILL ENCOURAGE MOVEMENT THROUGH THE VILLAGE.

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Footpaths Safe and accessible footpaths will provide convenient access through the Village.

Footpaths are located on all roads and throughout open spaces to supplement the pedestrian links and low speed environments, increasing connectivity and permeability. The network of footpaths are consistent with ACT Active Travel objectives and controls.

The footpaths have been designed with widths consistent with the ACT’s Active Travel Strategy to accommodate pedestrians, bicycles and postmen, encouraging and promoting active transport. They include low maintenance landscaping, such as trees and grassed areas, to increase the level of greenery and aesthetic appeal.

All footpaths are accessible and safe, ensuring that all residents are able to move through the site, and in particular allow access to Red Hill shops and bus stops.

Pathways desired look & feel

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Pedestrian Link

Pathways rendering

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Shared Streets Shared Streets are incorporated into the design to allow pedestrians to move more freely through the Village and create a safe space for all users; pedestrians, cyclists and vehicles.

Shared Street

Blurring the lines between road, pathway and open space strikes a balance between different users and slows down vehicular traffic. Shared streets are clearly differentiated from regular streets and laneways through materials and signage, ensuring that vehicles and pedestrians are aware and take necessary precautions.

Lady Nelson Place, which encompasses Lady Nelson Park, is a defining feature of the Precinct. It acts as an extension to Lady Nelson Park and allows residents to move freely through the centre of the Precinct. The one-way low speed environment slows down traffic and enhances active travel/pedestrian mobility around Lady Nelson Park and key pedestrian links.

A shared street is also included in LA2 where the laneway extends through the open space, to allow vehicle and pedestrian permeability while maintaining safety.

The low speed environments also increase connectivity between Lady Nelson Park and the Heritage Parks, and in particular reinforces the link to LA3+4 as an extension to Lady Nelson Park by being a raised pavement which dissolves the actual boundaries of Cygnet Crescent at this point further prioritising pedestrians and cautioning drivers.

The raised paving starts just at the outer edges of Lady Nelson Park at Cygnet Crescent. This assists with any confusion at the inherited intersection with the southern laneway.

Shared streets desired look & feel

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Shared streets rendering

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Cygnet Crescent Cygnet Crescent provides the transition between the mid and high ground villages.

Cygnet Crescent is predominately defined by mid-size traditional Canberra ‘garden suburb’ blocks. Pedestrians and cyclists travelling along the continuous footpath of Cygnet Crescent will experience green open yards, generous setbacks to the streets and generally rhythmic breaks in houses consistent with the existing character of Red Hill.

The change in topography along Cygnet Crescent may require low retaining walls.

Consistent with the findings of the place audit, residents are encouraged to use materials such as the local yellow stone seen around Red Hill.

The centre of Cygnet Crescent that adjoins Lady Nelson Park will be raised and transformed into a low speed environment that becomes an extension of the parks.

Cygnet Crescent desired look & feel

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Cygnet Crescent

Cygnet Crescent vision

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Edge Streets Although edge streets are not included in the Master Plan, there is a context-sensitive approach to the boundaries of the site.

The built form fronting Monaro Crescent, La Perouse Street and Discovery Street have sensitive interfaces to the existing Red Hill. The houses siding onto La Perouse Street are a maximum of two storeys and will be orientated side-on so they are able to step down the hill with laneways and pedestrian paths between them.

The laneway intersections off Monaro Crescent and La Perouse Street are located where the existing lane access points exist. Additional laneways provide residents with pedestrian access into Red Hill Precinct, but the inclusion of a traffic island limits through-traffic and rat-running. The laneways and pedestrian links to edge streets increase permeability and integrate the Village back into the surrounding suburb.

Terraces accessed via a rear lane front La Perouse Street, providing passive surveillance to the bus stop and increasing safety and not adding driveway conflicts to the higher order road.

Red Hill Shops will become more easily accessible and activated, through the extension of the Lady Nelson Place low speed environment extension to Discovery Street, allowing safer pedestrian access. In addition, multi-unit sites located opposite the Shops will include ceiling-to-floor heights of 3.6 metres, allowing ground floor commercial uses.

Edge streets desired look & feel

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Monaro Crescent

Discovery Street

La perouse Street

B

This preliminary and illustrative concept was presented to the Community in Workshops 2 and 3 in order to elicit feedback and to promote discussion. The Precinct Code allows commercial floorspace to front Discovery Street. The Master Plan facilitates this use by proposing multi- unit apartments in this location and increased ground floor heights. However, the ultimate use will be determined by the developer/ owner.

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Laneways Laneways in Red Hill Precinct provide access as well as an opportunity for pedestrian connectivity.

Red Hill Precinct uses limited laneways to facilitate uninterrupted pedestrian movement and attractive engaging address to priority public spaces. Access to terrace housing garage is from the rear lane, allowing the front of the dwelling to have front a car-free, pedestrian link or open space. This reduces the dominance of garages along parks and paths and avoids significant vehicle and pedestrian conflict associated with driveways.

Whist predominately catering for vehicle access, laneways also provide for safe pedestrian movements, with traffic calming measures in place.

Dwellings overlook the laneways and provide passive surveillance to ensure safety.

It is intended that the garage setback from the laneway will be zero except in some locations to manage the changes in slope.

Where a laneway is the only ‘street’ frontage an address will be provided to the laneway for emergency services and at the front along a footpath for mail, deliveries and visitors.

Laneways desired look & feel

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Laneways Passive Surveillance

Laneways rendering

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A MIX OF HOUSING TYPOLOGIES THAT ARE SUITABLE FOR THE AREA WILL ATTRACT A RANGE OF PEOPLE AND DIVERSIFY THE RED HILL SUBURB AND COMMUNITY.

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Building Typologies Single Detached Housing There are 26 single detached dwellings in Red Hill Precinct.

The blocks are generally a smaller product than currently found throughout the broader Red Hill area, with larger blocks located on corners. This provides housing diversity and a transition from the existing Red Hill to the Village. Standard frontages are 14-15m and block sizes are great than 250sqm. These typologies can be built up to three storeys in some locations.

The four defining elements for single detached housing are: • Front block boundary treatment - no mandatory fencing and open landscaped front gardens are encouraged to contribute to the traditional Canberra ‘garden suburb’ character • Front setback- the most generous front setback of 4m • Private open space - private open space at ground level, typically at the rear and connected to the living area of the home • On-site parking- typically a two car garage at the front and access from an existing street

Location of detached housing

Detached dwelling product

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Detached housing design features

Building Typologies Terrace Housing There are 82 terrace dwellings in Red Hill Precinct.

These compact blocks continue to contribute to housing diversity. Standard frontages are 6-10m and block sizes range from 130-249sqm. These typologies can be built up to three storeys in some locations, however; they are single residential dwellings with their own crown lease rather than multi unit sites with the appearance of terraces.

Private open space is located on the upper levels of the terrace as opposed to the ground floor, providing passive surveillance and ensuring solar amenity.

The terrace housing reflects the Griffin’s Garden Suburb vision, which was centred around medium density housing always oriented to the north to capture views of the mountains and to optimise solar access.

Terrace housing is defined by the following elements at Red Hill Precinct: • Front block boundary treatment - courtyard wall/ fencing reflective of the urban intent and the collectively height of a retaining wall and privacy wall/ fence must never exceed the maximum height allowance • Front fence/ wall setback - 0-1.5m depending on frontage to a street, park or path Mts.

• Private open space - private open space recommended at upper levels and oriented north • On-site parking - tandem or double garage access from a rear laneway and where ‘stepping’ requires the garage is located at an upper level

Location of terrace housing

Terrace housing design features

Terrace housing product

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Building Typologies Multi-Unit Apartment Housing There are four multi-unit apartment sites in Red Hill Precinct. Multi-unit sites deliver between 83 and 144 dwellings to Red Hill Precinct.

Multi-unit apartment sites are a maximum of four storeys. The bulk and massing of these sites is controlled through the subdivision and mandatory at-grade side setbacks. The smaller footprints enable the buildings to step down the hill minimising view impacts.

There are four key elements that this EDP will control regarding private blocks and built form. These elements have been chosen because they impact the pedestrian experience and contribute to the overall character of Red Hill.

• Front block boundary treatment - mandatory semi-permeable 1.5m maximum fence/courtyard wall to delineate the urban edge of Lady Nelson Park. Each ground floor unit must have independent access from the verge through a gate in the fence/wall.

• Front setback - 0.7m setback between the wall and footpath consistently applied along the entire perimeter of Lady Nelson Park.

• Private open space - private open space at ground level and balconies fronting Lady Nelson Park.

Lady Nelson Park

• On-site parking - basement carparking is anticipated to ensure an active ground level address and to encourage commercial uses to support Red Hill Shops

Location of multi-unit housing

Multi-unit housing product

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Multi-unit housing design features

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Open Space Network The overarching goal for landscaping in Red Hill is to create a unique open space sequence that people want to use.

The open space network includes both open spaces and pedestrians accessways.

The network of parks will reflect the natural character of Red Hill, celebrate the history of The Lady Nelson and strengthen connections with Red Hill Shops and adjoining streets.

PRIMARY SECONDARY

Topography

Circulation

Open Space Hierarchy PROPOSED ACCESS ROUTES PUBLIC FOOTPATH ACTIVITY NODES

View Corridors

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Accessibility

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Frantages/Passive Surveillance

All images on the page Sourced from: Indesco

Attributes & Features PP3 ACCESS WAY

Source: Indesco 2016

DESIGN FUNCTION • • • •

DESIGN FUNCTION • Passive surveillance frontage • Walking • Cycling – recreational • Pedestrian way-finding

Passive surveillance frontage Walking Cycling – recreational Pedestrian way-finding

INFRASTRUCTURE • • • •

INFRASTRUCTURE

Light coloured pathways Seats Small trees to edge of one side only and groundcover planting Thresholds across roadways

• • • •

LA1

INFRASTRUCTURE • Ramped feature path and walls with integrated lighting • Seats incorporated into terraced retaining walls • Small feature tree to end of park, courtyard trees to frame the space and neat composition of groundcovers and grass • Accessible small feature paving area/gathering space

LA3&4 DESIGN FUNCTION • Formal courtyards that view across site • Multi-functional gathering spaces including informal sports, relaxation and social activities • Potential for future community gardens/short term grassed area • Small plaza and raised threshold creates connectivity to Lady Nelson Park • Shade structure as iconic end point to development

INFRASTRUCTURE • Ramped feature path and walls with integrated lighting • Seats incorporated into terraced retaining walls • Courtyard trees to frame the space and neat composition of groundcovers and grass • Iconic shade structure with integrated seating

Light coloured pathways Seats Small trees to edge of one side only and groundcover planting Thresholds across roadways

PP1 – LANEWAY

DESIGN FUNCTION • Intimate contemplation gardens with reflective quiet spaces, attractive garden outlook for residents and enhanced visual separation between blocks • Dwelling access/way-finding pathways around edges • Meandering pathway through central gardens to respond to topography • Allow views into park from Cygnet Street

PP2 – ACCESS WAY

DESIGN FUNCTION

LADY NELSON PARK DESIGN FUNCTION • Multi-functional neighbourhood focal space or ‘village green’ • Interpretation of historic Lady Nelson sailing ship as park theme • Raised threshold and continuation of PP3 access ways to maximise pedestrian mobility • Space for safe play, fitness and social interaction • Visual interest • Shade amenity

INFRASTRUCTURE • • • • • • • • • • • • • •

Iconic ‘Lady Nelson’ Shade sails Playground and parental supervision areas Picnic area with seating and table Kids bike loop Fitness equipment Informal amphitheatre/terracing Seating retaining walls with integrated lighting/signage Accessible plaza and play areas Art and sculpture installation Shared pathways and continuation of PP3 Accessway through park Accommodation of WSUD and detention infrastructure Way-finding and interpretive signage Multi-use plazas for gathering, tai-chi or special community events New canopy trees to compliments existing retained trees and provide shade amenity • Red and contrasting coloured feature paving to key nodes

• • • •

Passive surveillance frontage Walking Cycling – recreational Pedestrian way-finding

INFRASTRUCTURE • • • • •

Light coloured pathways Seats Small trees to edge of one side only and groundcover planting Thresholds across roadways Paving and planting to help facilitate waste management collection, services and letterboxes

LA2 – HERITAGE PARK DESIGN FUNCTION • Terrace gardens with reflective quiet spaces, attractive garden outlook for residents and enhanced visual separation between blocks • Meandering way-finding pathway through central gardens to respond to topography • Allow views into park from Cygnet Street

INFRASTRUCTURE • • • •

Ramped feature path and walls with integrated lighting Seats incorporated into terraced retaining walls Small feature trees and neat composition of groundcovers and grass Accessible small feature paving area/gathering space

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Landscape Concept Legend

Landscape Master Plan (Source: Indesco 2016)

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Landscape Concept Lady Nelson Park

8

2 7

6

5

10 3

4

1 Lady Nelson Park Section (Source: Indesco 2016)

9

CHARACTER

PLANTING

Lady Nelson Park Concept Plan (Source: Indesco 2016)

FEATURES 1.

Entry plazas

2.

‘Village Green’ multi-use space

3.

‘Red Hill’ play space

4.

Picnic areas with iconic shade structures, seating and potential for BBQ/cooking facilities

5.

Existing trees to be retained

6.

Feature steps and access ramps

7.

Interactive fitness equipment and seating

8.

Concrete bollards double as seating

9.

Dry grass and open space

HARDSCAPE & MATERIAL

10. Continue pedestrian spine ‘Discovery Walk’

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Heritage Parks Concept LA1

6 2 1

3 4

LA1 Concept Plan (Source: Indesco 2016)

5

LA1 section (Source: Indesco 2016)

CHARACTER

FEATURES 1.

Existing trees to be retained

2.

Small courtyard trees to frame space

3.

Side access pathways and steps

4.

Meandering pathway and retaining walls

5.

Contemplation courtyard

6.

Access way ‘Discovery walk’

7.

Junction feature paving

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HARDSCAPE & MATERIAL

PLANTING

Heritage Parks Concept LA2 8

7 3

5

4 1

2

2 6

LA2 section (Source: Indesco 2016) LA2 Concept Plans (Source: Indesco 2016)

FEATURES 1.

Existing trees to be retained

2.

Small seating area and fitness equipment

3.

Ramps and walls to follow level changes and weave through site

4.

Proposed terrace gardens

5.

Feature trees

6.

Laneway

7.

Access way ‘Discovery walk’

8.

Carparking

CHARACTER

PLANTING

HARDSCAPE & MATERIAL

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Heritage Parks Concept LA3+4

1 2 4 3

5

6 7

8

LA3+4 section (Source: Indesco 2016)

CHARACTER

LA3+4 Concept Plan (Source: Indesco 2016)

FEATURES 1.

Parking area

2.

Terraced walls

3.

Formal courtyard area enclosed by feature trees

4.

Formal garden beds

5.

Terraced seating area with iconic shade structures that anchor top of the site and provide views down across the site

6.

Formal side pathways and steps

7.

Community space, potential future uses include

8.

Laneway

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HARDSCAPE & MATERIAL

PLANTING

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Overview

Compliance driven design

Proposed Design Alternative Solution Place- based design

New developments tend to be designed without acknowledgement of the existing character, identity and history of the place and its surrounds.

Community information sessions

Iterative, interactive and transparent consultation process

1.

Maintain and enhance the quality of Red Hill as a suburb

Generally, community members are given basic information about projects that affect their places, with little opportunity to provide feedback and incorporate their ideas.

2.

Promote diversity

Standard public domain

3.

Stitch the Precinct back into the broader Red Hill community

4.

Promote a village in harmony with the landscape

Typical developments aim for 95- 100% compliance often to the detriment of best practice urban design.

Housing Diversity

Delivery variety of housing choices

Historic Canberra suburbs are predominately low density detached dwellings. Infill or redevelopment in these areas is typically consistent with the existing low density stock requiring housing demand lifestyle to be met on the fringe where services and amenities are less developed.

28-30m deep blocks

Block dimensions tailored to aspect/orientation/slope

This is a standard block depth which accommodates the principal dwelling, garage and at-grade private open space. This block depth is often inappropriately allocated irrespective of the slope, aspect or character intent.

Movement through streets and roads

Pedestrian green links and shared zones

Pedestrian movement is separated and limited to footpaths associated with streets and/ or recreation trails through parks irrespective of pedestrian desire lines.

Large amounts of cut and fill

Built form following the contour alignment

Sloped sites require large amount of earthworks and cut and fill to alter the topography of the site, resulting in additional costs to the development.

Design for select development to enjoy views

Create equitable view sharing

Often design focuses on select pockets of exclusive development to benefit from views.

Housing fronting streets

Housing fronting streets, parks and pedestrian paths

Typically, Canberra medium density housing that is accessed via a rear lane retains a street frontage as well which is the formal address used by emergency and postal services.

Private, communal open space

Publicly accessible open space

Landscape spaces (LA zones) are often delivered as gated communal open space for the exclusive enjoyment of residents associated with a community title scheme.

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Stitch the Precinct back into the Broader Red Hill

A comparison between a conventional design approach and the proposed alternative design approach and the benefits of the alternative approach are outlined within this section.

Relatively higher percentage of integrated housing

Promote Diversity

Public domain design is delivered to a minimum design standard and will little early consultation with TCCS. Limited integrated housing where compliance cannot be achieved

In order to deliver these four pillars and achieve best practice urban outcomes, a range of innovative design solutions have been developed.

High quality public domain

Promote a Village in Harmony with the Landscape

The following four design pillars have been identified to promote innovation and support the realisation of the project Vision:

Conventional Design Approach

Maintain & Enhance the Quality of Red Hill

The Red Hill Precinct vision focuses on creating unique and sustainable places for people through innovative, nontraditional measures.

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Pillars of Design Maintain & Enhance Quality Red Hill is a prestigious suburb known for its high quality housing, landscaping and amenity. These characteristic elements contribute to the unique identity of Red Hill.

Conventional design and planning controls are often characterised by a ‘one size fits all’ approach, and have seen the proliferation of residential suburbs that do not fit in with the character and identity of their surrounds, often rendering them lifeless and inauthentic.

In contrast, the key design aspects of Red Hill Precinct have been based on significant character elements of the surrounding suburb, derived from its history, local stories, community values, and physical features. The high quality of Red Hill has been maintained through landscape treatments, the public domain, and the built form controls ensuring a good design outcome. It also increases the level of amenity for existing residents by providing open spaces that are active, social and retain significant viewlines.

Alternative

Maintain & Enhance Quality

Build on existing history and character

The character, look and feel of Red Hill Precinct has taken the most important aspects of the existing Red Hill suburb, discovered during the Place Audit, and incorporated them into the design to ensure that it feels like a part of the suburb.

Iterative, interactive and transparent consultation process

The Master Plan design benefits from the local knowledge that was shared at the design workshops including the importance of views up the hill from the shops and to Red Hill Ridge.

Standard public domain

The lighting proposed for the public domain (excluding street lighting) have been chosen from the TCCS Design Standards but are not the standard 6.5m outreach arm. The alternative is proposed based on the human- scale suitability for pedestrian paths and parks encouraging pedestrian activity and use through prioritisation.

Integrated Housing

Integrated housing has been introduced to Red Hill Precinct to enhance the address and interface to the Heritage Parks (LA1,3 and 4). Compact blocks are demonstrated as meeting the Code criteria objectives whilst contributing to the high amenity and value of the parks.

Housing Diversity

Red Hill Precinct introduces medium density housing in the form of terrace and multi-unit sites which provide quality downsizing options whilst sensitively transitioning towards the low density housing with detached dwellings and lower heights.

Block dimensions tailored to aspect/ orientation/slope

The conventional 28-30m deep block is based on the need to provide private open space (POS) at the centre of a compact block located between the principle building and the garage (typically access via a rear laneway). In order to maximise residents views to the mountains and their northerly aspect, the Red Hill Precinct terraces are designed for the POS to be located to the north and at an upper level removing the need for the additional block depth whilst achieving the equivalent floorspace.

Built form following the contour alignment

The Precinct Controls Plan will mandate building levels. This will ensure that the design intent is realised and de-risk the project from a quality and aesthetic perspective.

Create equitable view sharing

The fourth floor of the multi- unit apartments are not the only residents with views and they do not unreasonably obstruct other views. Every dwelling has a view of the mountains, ridge and/ or park.

Housing fronting streets, parks and pedestrian Housing fronting directly onto Heritage Parks (LA1, 2,3) inherently provides passive surveillance paths to the park, improving the usage and increasing the value. By removing cars from the edge of the park, the safety is also improved.

Publicly accessible open space

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The Heritage Parks will be public assets accessible to residents and visitors, adding value to the overall suburb. Conventionally these parks would be held in community title benefiting a few select residents.

Pillars of Design Promote a Village in Harmony with Landscape The slope and shape of the topography in Red Hill Precinct has influenced the section design and block orientation and size throughout the site.

Moving away from a more standard practice of engineering the topography and using a large number of retaining walls, Red Hill Precinct has been designed to work with contours and slope. Laneways follow the natural contours of the site, reducing the need for cut and fill. In addition, terrace housing is designed to step down the hillside.

This has resulted in an outcome that is in harmony with the natural environment, reinforcing a key element of Red Hill and the Griffin’s plans for Canberra. Rather than working against the landscape, Canberra was cradled by, and intertwined with, the natural landscape.

Alternative

Promote a Village in Harmony with Landscape

Build on existing history and character

The design for the Red Hill Precinct incorporates lessons learned for designing on slope gathered from the local area including under croft parking, upper level balconies and local yellow stone used in retaining walls.

Iterative, interactive and transparent consultation process

The Master Plan is an evolution of the HIllside Village option presented to the community at Workshop 2. Improvements were made to better respond to the topography consistent with the residents recommendations based on their local understanding of the site’s landform.

Standard public domain

In addition to meeting the Active Travel pedestrian path requirements at Red Hill Precinct, additional paths and ramps will be delivered as part of the public domain/ landscape strategy to provide disabled access to key destinations.

Integrated Housing

A non compliant orientation for sections AD and AE is critical in order to align the built form with contours as well as to ensure that appropriate activity and address is provided to Discovery Street and the Red Hill shops as well as Heritage Park (LA1).

Housing Diversity

The area that has been allocated to four storey multi- unit apartments has been divided into four separate building footprint zones. The smaller building footprints reduce bulk and scale and also reduce cut and fill and retaining walls stepping up the hill and fronting Lady Nelson Park.

Block dimensions tailored to aspect/ orientation/slope

The over- under terrace typology in Section 6- Built Form is an innovative approach to compact blocks on topography resulting in higher levels of amenity and views across the precinct.

Pedestrian green links and shared zones

Lady Nelson Place, La Perouse Street and Monaro Crescent and associated footpaths have a grade up to 8%. East- west pedestrian green links have been introduced running with the contours to provide ease of access for young, old and less able.

Built form following the contour alignment

Terrace and multi- unit blocks have been situated to step down the hill aligned with the contours, mimicking the natural landform reducing the visual impact to the surrounding area.

Create equitable view sharing

An integrated engineering and design approach results in a built form outcome where every dwelling has a view over the house below maximising the value of each and every dwelling.

Housing fronting streets, parks and pedestrian Pedestrian paths provide key connections to and from Lady Nelson Park and the surrounding paths Red Hill suburb and through the pedestrian only designation. The need for an additional laneway is avoided. This design element responds to the community’s request for less laneways and reduces intersections onto Monaro Crescent.

Publicly accessible open space

The provision of additional public open space contributes to the overall accessibility of Red Hill Precinct. The steep slope is navigated through a combination of paths, parks, laneways and low speed environments.

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Pillars of Design Promote Diversity Red Hill Precinct will deliver diversity to the local housing market by providing a range of block sizes and housing types. This will provide the flexibility to respond to the needs of the market, options for first- home buyers and trade- down empty nesters.

The housing forms are designed to meet the needs of the occupants, whilst enforcing the broader objectives of urban consolidation and affordability.

The cost of land accounts for approximately two-thirds of the cost of house and land packages. Reducing land size is therefore an important cost containment strategy. The introduction of smaller housing typologies can reduce the price of new homes, enabling potential home owners who are typically locked out of the market to purchase their own home. Smaller homes also have a smaller environmental footprint.

Innovative building typologies such as studio apartments provide an affordable housing alternative for studio occupants, a potential second income for home owners and also encourages a healthy social mix.

Alternative

Promote Diversity

Build on existing history and character

Griffin’s original vision for Canberra included medium density housing. The low- rise, medium density, high quality development proposed at Red Hill Precinct will fill a lifestyle and socioeconomic gap within the Red Hill suburb.

Iterative, interactive and transparent consultation process

The development provides a variety of terrace blocks that respond to the community’s desire for 2-3 bedroom downsizing opportunities with gardens. There are 18 of these blocks along Cygnet Crescent and fronting Heritage Park (LA3,4).

Standard public domain

All houses irrespective of size, type or public domain frontage will have an address and postbox at the front of their house, bringing people outside and encouraging neighbourly interaction.

Integrated Housing

A number of blocks will be delivered as a compact integrated solution in order to provide an equitable opportunity to live on the top of the hill whether you are buying a large, mid or compact block.

Housing Diversity

Housing markets are changing, and the demand for alternative housing typologies is growing. This has resulted in higher densities in Australian suburbs that attract a range of people, filling lifestyle gaps and diversifying communities.

Block dimensions tailored to aspect/ orientation/slope

In order to meet the zone objectives for diversity and density whilst also respecting the existing neighbourhood, the block dimensions were used to control, bulk, mass and building separation.

Built form following the contour alignment

The terraces that step down the hill are ideally situated for upper level balcony private open space. This provides a lifestyle option for residents that don’t want to live in an apartment but are seeking a low maintenance, downsize option where mowing is not required and amenity is high.

Create equitable view sharing

Two and three storey detached and attached dwellings are proposed to add another layer of diversity and product choice to the market. Each site has been tested for privacy and solar and the heights adjusted accordingly.

Housing fronting streets, parks and pedestrian A combination of a mandatory front fence/ wall adjoining parks and or paths and a zero paths setback creates a point of difference, a more ‘urban’ condition and an intimate sense of enclosure with a greater degree of activation/ passive surveillance.

Publicly accessible open space

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If the Heritage Parks had been designated as privatised communal open space; there would have been pressure to deliver the surrounding homes as part of a community title scheme.

The public status has given the project maximum flexibility in terms of opening up the market to a broader group of future residents.

Pillars of Design Stitch the Precinct into Broader Red Hill Alternative

Maintain & Enhance Quality

Build on existing history and character

Rather than create internalised road networks, Red Hill Precinct includes a number of laneways and pedestrian links that connect to Monaro Crescent and increase permeability into and out of the site.

The streetscape character of Cygnet Crescent will be an extension of the surrounding streets with generally consistent front setbacks, tree planting and open yards reminiscent of the traditional Canberra garden suburb.

Iterative, interactive and transparent consultation process

Open spaces have been located on public edges and along existing roads to ensure that they are welcoming and used by existing residents in the surrounding areas.

The existing Red Hill community was given the opportunity to partake in an open engagement process in which they were able to provide ideas and feedback, which have been incorporated into the design.

Standard public domain

A low speed environment is proposed for the entire perimeter around Lady Nelson Park. The low speed environment will extend the park in every direction, connecting all Red Hill residents from Beagle Street in the south to the Red Hill shops in the north.

Relatively higher percentage of integrated housing

The non- compliant orientation of some blocks facilitates the direct pedestrian connections to the bus stop and Lady Nelson Park and therefore will be delivered as an integrated block.

Housing Diversity

Red Hill Precinct uses a range of blocks sizes to guide built form outcomes that will sensitively transition into the existing residential suburb.

Block dimensions tailored to aspect/ orientation/slope

94% of the blocks that directly interface with existing residential are mid to large blocks in order to promote solar amenity and to protect existing views for new and existing residents

Built form following the contour alignment

The built form generally follows the natural form of the site and balances this with a desire to avoid backing onto the front of existing residents homes which sometimes requires rear lane access.

Create equitable view sharing

Red Hill Precinct will provide equitable views to its residents whilst also enhancing the views of surrounding residents. Previously residents approaching the development would see blank walls, garage doors or fences. The proposed Master Plan provides green views from all surrounding streets.

An important aspect for existing community members was for Red Hill Precinct to feel like it was part of the suburb as opposed to a new development. To achieve this, the Master Plan has incorporated elements that link the Precinct back into Red Hill.

Housing fronting streets, parks and pedestrian Green links through the development allow pedestrians to move through the site along safe, paths accessible and beautiful pathways, ensuring easy access to open spaces, shops and bus stops. Housing fronting the green links promote passive surveillance and activation.

Publicly accessible open space

The Heritage Parks are public in designation and position. All of the parks are located along the edge of a street to encourage the existing residents of Red Hill and visitors to consider the Red Hill Precinct amenity as a shared community asset.

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Delivery Roberts Day Red HillRed Urban Hill Urban DesignDesign ReportReport

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Development Intent The Roberts Day Urban Design Report was prepared to inform the Red Hill Precinct EDP. The EDP provides a framework for a local community that will be a part of the broader Red Hill with a focus on diversity, connectivity and integration. The EDP also incorporates requirements and concepts considered important within the recently approved Red Hill Precinct Code.

The Red Hill Precinct project focused on working with the community and key stakeholders to determine the appropriate built form scale and public domain response for the Precinct. The decision to prepare a PCP was made based on the project team’s strong desire to influence the ultimate development consistent with the project vision beyond that which could be achieved through other mechanisms.

While the EDP will not control architectural style and/or design, the subdivision will influence the building typologies and massing, to achieve a built form that provides optimum views and solar amenity. The EDP DA will include a Planning Control Plan (PCP) that will mandate a number of specific controls, ensuring final design intent is achieved to the greatest extent possible.

The current Territory Plan applies until the Red Hill Precinct EDP is approved.

Upon approval of the EDP, the PCP gets uplifted into Territory Plan where it is given statutory weight, via an update of the current Precinct Code.

The PCP mandates site specific controls in addition to, and in some cases superseding, the relevant ACT Codes.

The Red Hill Precinct is intended to be released with an active EDP, whereby future owners are compliant with the PCP. A sales strategy by the Territory is yet to be determined and would be influenced by a number of factors, including the outcome and timing of the EDP approval process.

Some of the key differences between the current Territory Plan and the EDP:

Territory Plan

Red Hill Precinct EDP

33% 4 storeys

19% 4 storeys

47% 3 storeys

57% 3 storeys

20% 2 storeys

24% 2 storeys

No maximum

252 dwellings

Potential for the entire site to be development as multi unit No requirement for single dwellings to be delivered

Maximum 144 multi unit dwellings in the form of apartments 108 single dwellings

Building Separation and Views

Potential for all blocks to be developed as compact blocks resulting in long expanses with no building separation or side setbacks.

16 mid/ large size blocks along the southern interface of the site requiring side setbacks, solar and building envelope controls and 7 of those blocks with a 50% plot ratio

Public Open Space

4,310 sqm of private landscaped areas

6,480 sqm of public landscape areas in addition to Lady Nelson Park

Height (% of developable area)

Yield Dwelling Type: • Multi Unit •

Single Dwelling

These controls (through the EDP) would provide an improved level of certainty to government, the community and developers in the overall planning outcomes of the Red Hill Precinct, and keep with the overall Precinct’s vision and intent.

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