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Attachment CService Authority Submissions - C1 - C8
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Power Water - Power Networks, Network EngineeringPower Water - Water Services, land DevelopmentDepartment of Environment and Natural ResourcesDepartment of Tourism, Sport and CultureDepartment of Infrastructure, Planning and LogisticsDepartment of EducationAustralian Government - Department of DefenceCity of Darwin
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Container No: LD200/6907
David Dwight
Development Assessment Services
GPO Box 1680
Darwin NT 0801
Dear David,
RE: PA2017/0613 - Lot 6907 Town of Darwin - 25 Blake Street The Gardens - Rezone land to a SU to
facilitate residential development
In response to your letter of the above proposal for development application purpose, Power and
Water Corporation Water Services advises the following with reference to water and sewer enquiries:
NOTE: the below comments are not required at the Rezoning stage although, relevant upgrades are
required upon development approval.
1. The developer will be required to upgrade approximately 434m of existing DN150 water main
to minimum DN225. Upgrades to include approximately 240 metres of water main to proposed
DN225 extension up to Lot 7820 on Blake Street and 94 metres of water main from Blake Street
to existing DN150 on Garden Road. The developer is advised to engage an hydraulic consultant.
2. The Developer will be required to upgrade approximately 277 metres of existing DN150 sewer
main to DN225 on Melville Street and approximately 205 metres of existing DN 225 to DN300
on section of Gardens Road. This development will require a Contribution toward the
Palmerston Park Sewer Pump Station upgrade, total contribution to TBC. The developer is
advised to engage a hydraulic consultant to confirm lot coverage.
3. The developer will need to upgrade the existing water and sewer service and should contact
Services Development prior to start of construction.
4. The developer must install the backflow prevention device at the water service. The backflow
prevention device must be installed in accordance with the requirements of the AS/NZS 3500.1
– Plumbing and Drainage-Water Supply. It must be maintained in accordance with AS/NZS
2845.1 Water Supply. Contact [email protected] for all backflow
prevention enquires.
5. Full lot fire coverage cannot be achieved from existing hydrants. Internal firefighting
arrangements must be made to the satisfaction of NT Fire and Rescue Service. An internal break
tank maybe required for firefighting, as direct pumping from PWC water mains is not permitted.
PWC recommends that the developers’ hydraulic consultant confirm internal firefighting
requirements with PWC prior to the development, so that flow capability can be adequately
assessed.
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6. The developer will need to contact Power and Water’s Trade Waste Department
([email protected]) to discuss trade waste requirements for the
proposed development.
7. The existing water easement within Lot 6907 & 6908 are still required. Structures must not be
located on or over a water supply or sewerage easement, or where no easement exists such as
within a road reserve without obtaining the prior written approval of Power and Water.
8. Power and Water advises that the Water and Sewer Services Development Section
([email protected]) and Power Network Engineering Section
([email protected]) must be contacted via email a minimum of 1 month
prior to construction works commencing.
If you have any further queries, please contact the undersigned on 899 55882, or email
Yours sincerely
Sarah Hemopo
Services Development
10th January 2020
cc: Peter Cardiff
email: [email protected]
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NORTHERNgSaTERRJTORY^y GOVERNMENT
Department ofINFRASTRUCTUREPLANNING AND LOGISTICS
26 November 2019
Dr David RitchieChairpersonNorthern Territory Planning CommissionGPO Box 1680DARWIN NT 0801
Level SHighway HousePalmerston Circuit Palmerston NT 0831
Postal addressGPO Box 61
Palmerston NT 0831
T 08 8924 7104
File referenceDDLP2012/0985-04-0238-0007
Dear Dr Ritchie
Re: DARWIN - LOT 6907 & LOT 6908 TOWN OF DARWIN -16 & 25 BLAKE STREET, THE GARDENS- REZONING FROM COMMUNITY PURPOSES (CP) TO SPECIFIC USE ZONE (SU) -PARKLANDS PTY LTD - CARDIFF CONSULTING
I refer to Lands Planning correspondence PA2019/0613 on 08 November 2019.
I am pleased to advise that the Transport and Civil Services Division (TCSD), Department of Infrastructure,Planning and Logistics has no objections in principle to the above mentioned rezoning of Lot 6907 & Lot6908 Town of Darwin.
This response does not provide any endorsement to the proposed future subdivision/ development of theland or the access provisions. These issues shall be subject to formal assessment on lodgement of aDevelopment Application for the subdivision/ development of the land.
The Developer will be liable for costs to upgrade the surrounding road network infrastructure and / orstormwater drainage infrastructure within, or impacting upon, NT Government controlled road reserves tocater for the development or land use following the rezoning of the land.
Please note below conditions:
1. An updated TIA is required in next stage for review and approval from Transport and Civil ServicesDivision, Department of Infrastructure, Planning and Logistics.
• The current TIA has adopted trip generation rates based on surveys for existing MD residentialapartments around Darwin CBD to identify the best case scenario for the development trafficimpacts. This will need further clarifications on how the outcome of this survey can be applied todevelop trip generation for the proposed development.
• The TIA should be based on current data and not 2016 as used in the submission. This can be
obtained by request through TCSD, [email protected]
• Further evidence will be required to support the proposed trip distribution from the development.
• Any staging plan has the potential to change over the course of development and therefore thefollowing scenarios needs to be included in the TIA:
o No development and full development scenario for 2059.
• Include SIDRA analysis to understand the impact at following intersections:
o Geranium Street / Stuart Highway
o McMinn Street (including Finniss Street) / Stuart Highway.
Page 1 of 2 nt.gov.au
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Also please note below comments:
1. The Stuart Highway is the closest NTG managed road to the development site and will be impacted bythe development.
2. All other roads are Council roads and are matters for the Council and the DCA to determine.
3. Consideration of safety upgrades to the local network should be given to address sightlines and safety(Gardens Road, Gardens Hill Crescent, Melville Street, Geranium Street) as these roads may not beto a technical standard to accommodate increased volumes of traffic.
4. Reference in the application that network issues cannot be addressed without NTG support particularlyin relation to the developer's desired new connection to Gardens Road through Council land, is a matterfor the Developer and Council to work through to reach a suitable outcome that satisfies Council'srequirements for the local road network.
Should you wish to discuss the above mentioned further, please contact Corridor Access at the Transportand Civil Services Division on telephone 8924 7524.
Please quote the TCSD Project No 2019-0261 in all correspondence.
Yours sincerely
/^L A- uBruce Michael
Executive Director, Transport Planning
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Charles Mangion
Director Land Planning and Regulation
Estate Planning Branch
Brindabella Business Park (BP26-1-A053)
PO Box 7925
Department of Defence
CANBERRA BC ACT 2610
: (02) 6266 8291
Defending Australia and its National Interests
ID-EP-DLP&R/OUT/2019/BS7338192
Development Assessment Services
NT Department of Infrastructure, Planning and Logistics
GPO Box 1680
DARWIN NT 0801
Dear Sir/Madam
RE: PA2019/0613– PROPOSAL FOR THE REZONING OF LAND FROM A
COMMUNITY ZONE TO A SPECIFIC USE AT 16 BLAKE STREET TO 25 BLAKE
STREET, THE GARDENS, NORTHERN TERRITORY
The Department of Defence (Defence) would like to thank the Northern Territory Department of
Infrastructure, Planning & Logistics (DIPL) for referring this matter to Defence for comment.
Defence understands that the proposal is for the rezoning of 16 to 25 Blake Street, The Gardens,
Northern Territory from a community zone to a specific use zone that will allow the land to be
developed for high density residential use. The subject site is approximately 4.9km south west of
RAAF Base Darwin.
Defence (Aviation Area) Regulations
In accordance with the Defence Aviation Area (DAA) mapping for RAAF Base Darwin, the
subject site is in an area where “structures higher than 45 metres above ground level (AGL)
require approval” from Defence. Should cranes, vegetation and any future structures (including
ancillary structures such as plant equipment and aerials) associated with the future development
of the subject site exceed 45 metres AGL, details must be provided to Defence for assessment
and approval under the Defence (Aviation Areas) Regulation.
Extraneous Lighting
The proposed development is located within the 6km Controlled Light Installation Area of the
Civil Aviation Safety Authority’s (CASA’s) primary extraneous lighting for RAAF Base
Darwin. Defence has adopted CASA guidelines for extraneous lighting near its airfields. To
mitigate potential safety issues, Defence recommends that any future development of the land
complies with the extraneous lighting controls detailed in the CASA Manual of Standards
(MOS-139) Aerodromes.
In particular, outdoor luminaries with no upward light component (e.g. “aero-screen” type
fittings) should be used for any outdoor lighting to minimise potential conflict with aircraft
operations. Defence notes that lighting design is a developer responsibility. If it is later found
that lights or glare endangers the safety of aircraft operations, Defence or CASA may require the
lighting to be extinguished or suitably modified.
Glare from surfaces can affect the vision of pilots during daylight hours. If sunlight reflected
from building surfaces is deemed to cause a hazard to aircraft, measures may be required to
reduce the reflectivity of the building. To minimise this risk Defence recommends that the
proposed development be constructed of non-reflective building materials.
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Defending Australia and its National Interests
Bird Strike
The subject site is located in an area mapped by Defence as “Bird strike Group B”. In this area,
certain land uses that have the potential to attract wildlife should be avoided as they will
potentially increase the risk for bird strike for aircraft operating out of RAAF Base Darwin.
Organic waste and/or storage of commercial bins associated with the proposed development
might be attractive to vermin and/or birds and will potentially increase the risk of bird strike for
aircraft operating from RAAF Base Darwin. Defence requests that an appropriate condition for
the management of organic waste (such as a maximum storage onsite and the use of
covered/enclosed bins) be included in any approval.
Should you wish to discuss the content of this advice further, my point of contact is Mr Matthew
Williams contactable at [email protected] or by telephone on (02) 6266 8124.
Yours sincerely
Charles Mangion
Director Land Planning & Regulation
6 December 2019
5 December 2019 Please quote: PA2017/0613 BS:hd
Dear Dr Ritchie
Planning Scheme Amendment: Rezone land to a SU (Specific Use Zone) to facilitate residential development in accordance with Zone HR (High Density Residential), Zone MR (Medium Density Residential) and specific non-residential activities at lot 6907 & 6908 (25 & 16) Blake Street, The Gardens
Thank you for the proposed planning scheme amendment referred to this office, 8November 2019, concerning the above. This letter will be placed before City ofDarwin’s Ordinary Council Meeting on Tuesday 10 December. Should this letter bevaried or not endorsed by Council, you will be advised accordingly.
City of Darwin objects to the current rezoning application of the subject site, due tothe submitted master plan (a requirement by the Darwin Inner Suburbs Area Plan(DISAP)), having a level of detail is more akin to a concept plan than a masterplan.
A requirement of the DISAP is that relevant service authorities are contacted toascertain any service upgrades required before applying to rezone land, notingthat the rezoning of land may require contribution to the upgrade of services.Notwithstanding that, no City of Darwin contribution plans exist over this site, Cityof Darwin has not been contacted regarding this application and existing Councilassets will be affected. In addition, the proposed park and the walkways do notcomply with Council policies and public access to the amphitheatre will not bepermitted.
If the rezoning is approved as per the proposal, City of Darwin will not be in aposition to take ownership of the assets in the public realm, which may alsoinclude the internal roads.
Dr David Ritchie
Chairman
Northern Territory Planning Commission
GPO Box 1680
DARWIN NT 0801
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City of Darwin requests that a revised rezoning application be submitted containing a master plan that:
• has been assessed by relevant authorities,
• obtained approvals for infrastructure proposed to be handed to Council or Northern Territory Government ownership,
• removes inappropriate elements (such as public access to the amphitheatre), and
• receives approvals for other infrastructure which is required under the DISAP such as: o the second emergency vehicle access to site, which is currently
planned to be built through Song Bird Gully, o stormwater – high level details on how it will be collected internally and
made available for irrigation in surrounding parks, and o information on who will own and maintain the stormwater infrastructure.
Without approvals for these works being obtained in the first instance, there is no guarantee that the master plan submitted in this application can be built in compliance with the DISAP. Darwin Amphitheatre As mentioned above, proposed public access to the amphitheatre will not be permitted, and City of Darwin will not be taking ownership of any proposed walkways through the subject site.
The Darwin Amphitheatre is a regional entertainment facility and valued community asset, its retention is important in ensuring the ongoing development of a social and connected regional population and it requested that adequate measures be applied to protect the ongoing use of the site. The facility is identified in the DISAP and in order to protect the “continued unrestricted use of the Darwin Amphitheatre” an acceptable response to “new residential developments immediately adjacent to or adjoining the Darwin Amphitheatre” would be to place a “cautionary notice on title.”
The subject site is adjacent the Darwin Amphitheatre and Gardens Oval and would therefore warrant such application on the titles so that future residents would be aware of lighting and noise emissions expected from events at the sites. Public Open Space City of Darwin has concerns with the layout of the public open space as it could be considered a road reserve rather than a lot. The design is more like a ‘gated community’ than open space parkland, which incorporates a road through the middle and driveways interrupting the park. The design of the public open space is expected to be high maintenance for Council, with an expected high demand from residents, and the park contains a high level of risk for users next to the road.
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If it is proposed that City of Darwin will take ownership of the park, then the park isto be designed to City of Darwin’s satisfaction, with high level amenityinfrastructure and adequate associated parking, and should be developed in thefirst stage of the development to provide early residents with the required openspace.
City of Darwin requests that a natural buffer zone between the DarwinAmphitheatre and the development be provided, to further reduce lighting andnoise emissions from the amphitheatre and Gardens Oval.
Traffic A Traffic Impact Assessment (TIA) has been included with the application. Theassessment addresses this specific development proposal, however it doesn’tprovide enough information to be assessed at this time.
The TIA is to be undertaken with respect to:
• Traffic impacts of this development and the approved development of 4 BlakeStreet,
• Assess and report on the impacts of traffic, including but not limited to,Gardens Road – Gardens Hill Crescent, Blake Street - Gardens Hill Crescentand the Geranium Street - Gardens Hill Crescent intersections. The trafficmodel shall be a network wide microsimulation model to accurately assess theimpacts of both developments on the surrounding road network,
• Include new 12 hour video counts at each of the key and secondaryintersections. The worst case morning and afternoon peaks at each of theintersections shall be used as the basis for the model. These results shall alsobe calibrated against the assumptions of the “Barneson Model” referred to inthe report given that Garramilla Boulevard is operational and trafficdistributions can now be assessed in real time, and
• Include assessments of intersection treatments that not only enhance theoperational efficiency but also enhance the safety at these intersections.
The trip generation rates appear to be low as they are based on nearbydevelopments. Should these generation rates be lower than those that would beused in line with the NSW RTA Guide to Traffic Generating Developments, thereport shall adopt the higher generation rate.
If you require any further discussion in relation to this application please feel freeto contact me on 8930 0528.
Yours faithfully
BRIAN SELLERS ACTING MANAGER CITY PLANNING
20 December 2019 Please quote: PA2017/0613 BS:hd
Dear Dr Ritchie
Revised Letter Planning Scheme Amendment: Rezone land to a SU (Specific Use Zone) to facilitate residential development in accordance with Zone HR (High Density Residential), Zone MR (Medium Density Residential) and specific non-residential activities at lot 6907 & 6908 (25 & 16) Blake Street, The Gardens
Thank you for the additional information for the proposed planning schemeamendment referred to this office, 9 December 2019, concerning the above.
This letter replaces City of Darwin’s response sent to the Northern TerritoryPlanning Commission on 5 December 2019.
City of Darwin officers have been in discussions with the applicant, and supportthe addition of legal deeds for all prospective apartment purchasers andprospective tenants, in relation to lighting and noise emissions expected fromevents at the Darwin Amphitheatre and Gardens Oval, in addition to the legalcautionary notice on the property titles.
City of Darwin requests that the signing of legal deeds, for all prospectiveapartment purchasers and prospective tenants in addition to the legal cautionarynotice on property titles, be included as a Condition Precedent on all futuredevelopment permits issued for this site, if this application is approved.
Council also requests that a natural buffer zone be provided between the DarwinAmphitheatre and the development to further reduce lighting and noise emissionsfrom the amphitheatre.
Dr David Ritchie
Chairman
Northern Territory Planning Commission
GPO Box 1680
DARWIN NT 0801
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Zone SU City of Darwin objects to the proposed 200m2 MR (Medium Density Residential)lots.
The master plan indicates that the MR Zone will have narrow frontages and theproposed SU Zone indicates a minimum frontage width of 6 metres. City ofDarwin’s subdivision guidelines require a 6 metre crossover to be provided toproperties in an MR Zone. City of Darwin supports the minimisation of crossovers,to allow for landscaping, the planting of trees and reduction of hard surfaces in theverge.
The reduced frontage and the inclusion of 6 metre crossovers may result in themajority of the road dedicated to providing access to each of the lots, this willreduce the amenity of the road and be incapable of providing kerbside parking onthe road.
City of Darwin requests that the applicant demonstrate how these 200m2 lots willaccommodate any future development. Alternatively, the proposed SU Zoneshould be amended to increase the lot frontage widths, with a 6 metre minimumwidth being the exception for lots at the end of the cul-de-sac.
Public Open Space City of Darwin objects to the design and location of the public open space detailedin the master plan.
The design of the public open space incorporates a road through the middle anddriveways interrupting the park. This is considered a high level of risk for users ofthe public open space, and a risk that City of Darwin will not accept.
The proposed road detailed in the master plan does not appear to be 20 metreswide as per the City of Darwin Subdivision Guidelines. This should be taken intoaccount when calculating the open space requirements.
In discussions with the applicant, the applicant proposed that the body corporatewould take ownership of the public open space and not City of Darwin. If theMinister accepts this proposal, and issues a rezoning comprising of Private OpenSpace, City of Darwin requests the following Condition Precedents be included inany Development Permit issued:
• That all the private open space be located in a single lot,
• That a right of way easement be placed over the lot, in favour of allresidential units in the development,
• That adequate associated parking is provided, and
• That a portion of the private open space be developed in stage 1, to provideearly residents with the required open space.
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If the Minister does not accept the proposal for the private open space to beowned and maintained by the body corporate, then the application should bedeferred until a revised master plan is provided which demonstrates public openspace, which complies with the City of Darwin Subdivision Guidelines.
The public open space is to be designed and located to City of Darwin’ssatisfaction, with high level amenity infrastructure, adequate associated parking,and partly developed in the first stage of the development.
Darwin AmphitheatreThe Darwin Amphitheatre is a regional entertainment facility and valuedcommunity asset, its retention is important in ensuring the ongoing development ofa social and connected regional population and it is requested that adequatemeasures be applied to protect the ongoing use of the site. The facility is identifiedin the DISAP and in order to protect the “continued unrestricted use of the DarwinAmphitheatre” an acceptable response to “new residential developmentsimmediately adjacent to or adjoining the Darwin Amphitheatre” would be to place a“cautionary notice on title.”
On 10 December 2019, Parklands Darwin Pty Ltd, provided City of Darwin a letter,which detailed that a legal cautionary notice will be placed on the property titles,and in addition a legal deed will be included in any agreement with prospectiveapartment purchasers and prospective apartment tenants within the proposedParklands Darwin Pty Ltd development. The addition of the legal documents willensure that there are no legal avenues for claims from residents, complainingabout the noise and lighting impacts from activities at the Darwin Amphitheatreand Gardens Oval.
Traffic The Traffic Impact Assessment (TIA) included with the application does notprovide enough updated information to be assessed at this time.
A revised TIA is to be undertaken with respect to:
• Traffic impacts of this development and the approved development of 4 BlakeStreet. The TIA is to include evidence that the local streets surrounding thesites (including Gardens Hill Crescent and Melville Street) only carry trafficlevels consistent with a local access street,
• Assess and report on the impacts of traffic, including but not limited to,Gardens Road – Gardens Hill Crescent, Blake Street - Gardens Hill Crescentand the Geranium Street - Gardens Hill Crescent intersections. The trafficmodel shall be a network wide microsimulation model to accurately assess theimpacts of both developments on the surrounding road network,
• Include new 12 hour video counts at each of the key and secondaryintersections. The worst case morning and afternoon peaks at each of theintersections shall be used as the basis for the model. These results shall alsobe calibrated against the assumptions of the “Barneson Model” referred to inthe report given that Garramilla Boulevard is operational and trafficdistributions can now be assessed in real time,
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• Include assessments of intersection treatments that not only enhance theoperational efficiency but also enhance the safety at these intersections, and
• A road safety audit relating to the road and driveways traversing through thepublic open space located in the development.
If you require any further discussion in relation to this application please feel freeto contact me on 8930 0528.
Yours faithfully
CINDY ROBSON MANAGER CITY PLANNING
