Land Release Sites Belconnen Town Centre Place Design Brief - 10 June 2021
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Land Release Sites Belconnen Town Centre Place Design Brief 10 June 2021
Statement of Cultural Significance We acknowledge the Ngunnawal people as Canberra’s first inhabitants and traditional custodians of the ACT and Region. We recognise the special relationship and connection to country that the Ngunnawal people have with this area since time immemorial. Ngunnawal were a thriving community whose cultural practices were and still are core to their physical, social and spiritual wellbeing encompassing all aspects of their livelihoods, cultural practices and families. The Ngunnawal Nation includes seven clans which bear resemblance to some of the place names across the ACT and region. These place names reflect some of the clan groups of the Ngunnawal Nation. For example clans such as Maloongoola known as Molonglo, the Biyaligee known as Pialligo, the Namitch or Namwitch known as Namadgi, Cumbeyan known as Queanbeyan, the Toogoranoongh known as Tuggeranong. There is also the clans Woolobaloah and the Ganberra that lived in the Belconnen area. Kanberri in location was central to the seven clans and the word Canberra comes from the word Kanberri, meaning meeting place. There are many significant cultural sites around the ACT. These include Kanberri/Belconnen in close proximity to Ginninderra Creek which holds significant cultural relevance in social, spiritual, and historical contexts for the Ngunnawal people. It is recognised in this place through their knowledge, Song Lines, Ceremonial Areas, Corroborees, Women’s Business, the Wedgetail Eagle and pathways that connect community. This statement has been prepared by MurriMatters in consultation with Ngunnawal representatives in February 2021.
Contents
1.0 Purpose of the Place Design Brief 4
2.0 Study Area 5
3.0 Planning Context 6
4.0 Retail and Commercial Opportunity 7
5.0 Place Proposition and Themes 10
6.0 Community Place Aspirations 16
Former Water Police Site 18
Circus Sites Precinct 20
Lathlain St Precinct 22
7.0 Urban Experience Guide 24
DOCUMENT CONTROL
Revision Description Date of Issue
A Preliminary Draft 13/04/2021
B Draft 26/04/2021
C Final Draft 03/05/2021
D Final Draft 13/05/2021
E Final Draft 20/05/2021
F Final Draft 24/05/2021
G Final Draft 3/06/2021
H Final 10/06/2021
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 3
1.0 Purpose of the Place Design Brief
The Place Design Brief sets out community aspirations to Why Places are important.
Creating a liveable neighbourhood requires good
ensure that the land release sites in the Belconnen Town Creating a sense of place and community is a guiding governance, people and place-based design thinking,
Centre can develop into a beautiful, liveable and loveable principle in designing liveable, active and high-quality built and a willingness to create a lasting legacy for
neighbourhood buzzing with street life and vibrant local environments. community. It relies on a number of local factors,
businesses.
For most people, where they live and work is a fundamental including:
The purpose of the Place Design Brief is to guide developers, part of their identity and an important part of their social People: Tapping into the energy and aspirations of the
architects, landscape architects and urban designers in life and community interaction. It is a place of family, people who wish to live, visit, or invest there.
preparing a development proposal for the land release friendship and networks, both within their neighbourhood
sites that responds to the area’s unique character and Lifestyle: Delivering a lifestyle that enables people to
and in places they visit, like nearby shops, work, public parks
contributes positively to a sense of place for the citizens of balance work, time with family, recreation and relaxation.
and recreation areas.
Belconnen and visitors alike. Community: Developing a sense of community by
The tender for the sale of the sites is inviting innovative strengthening the social networks and building social
design and development proposals which will be assessed capital through improving places to socialise.
against the high ambitions outlined in this Place Design Local economy: Growing a resilient local economy
Brief. The innovation and excellence presented in the through convenience, choice and distinction, supported
development proposals will be weighted highest in the by pedestrian-friendly and inviting places.
tender evaluation.
Activity: Creating unique place experiences by focussing
Prepared using the insights and local knowledge from on place activation, place management and great design
within the Belconnen community, the Place Design Brief that support a variety of things to do for young and old.
defines desirable urban experiences for the sites focused on
people and place. Urban environment: Providing safe, comfortable and
walkable public places with multiple choices in relation
It sets out to inform the design of common spaces that to experience and activity on offer.
are shared by the whole community associated with the
development sites, including: Built environment: Designing high quality, comfortable
buildings that support and integrate with public places,
. built form interfaces,
in particular on the ground level, for greater activation,
. streetscapes, amenity and safety.
. public amenity,
Natural environment: Providing green spaces and
. publicly accessible spaces and their location,
interaction with water through biophilic design
. greenery, and
throughout the development to connect people to the
. commercial activity. natural environment for greater comfort, environmental
and economic benefits.
4 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF
2.0 Study Area
rker Place
Evelyn Pa
Beiss
St
ton
Lux
el
EMU INLET WATERFRONT
CIRCUS SITE
St
PRECINCT
PRECINCT
Joynton
Emu Bank
Smith D
r
Benjamin Way
Lathl
LATHLAIN ST
ain S
PRECINCT
Land release sites t
Circus Site Precinct
Emu Inlet Waterfront Precinct
Lathlain St Precinct
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 5
3.0 Planning Context
Land release sites in the Lathlain Street and Circus Precinct are all zoned Typical CZ1 & CZ2 uses include:
CZ2 BUSINESS ZONE except for one (Block 38 Section 52) being zoned
CZ1 CORE ZONE with the following objectives: • Car Park • Shop
• Drink Establishment
• Non-Retail Commercial Use
Typical CZ1 & CZ2 uses include: • Emergency Services Facility
• Civic Administration Outdoor
• Office and business sites that are accessible to public transport and • Subdivision
convenience retailing and services Recreation Facility
• Home Business
• Diverse range of accommodation sizes and locations for offices • Club
• Temporary Use
• Convenient outlets for goods, services and facilities to meet the • Parkland
needs of the workforce
• Commercial Accommodation • Indoor Entertainment /
• Vibrant and lively pedestrian routes and public spaces Use
Recreation Facility
• A high-quality urban environment through use of sustainable • Pedestrian Plaza
design and materials to maintain a high level of amenity for • Tourist Facility
• Communications Facility
employees and the public.
• Place of Assembly • Light Industry, Plant and
The land release site of the Former Water Police Site is zoned CZ6
LEISURE AND ACCOMMODATION. • Community Use Equipment Hire
This zoning provides opportunities for recreation, tourism and leisure. • Public Transport Facility
• Veterinary Hospital
The main uses within these areas are cultural, entertainment and
• Craft Workshop
tourist facilities providing recreation opportunities for both visitors and
• Warehouse
residents of the ACT and surrounding region. • Residential Use
This site has some specific objectives and restrictions, including: • Restaurant
• 2 story height limit
• Area excludes trees, jetty and boat ramp
• Needs to maintain continuous public access around the lake edge Typical CZ 6 uses include:
• Active frontage to street level • Aquatic Recreation • Outdoor Recreation Facility
• Needs to protect amenity of nearby residents from noise, traffic, • Club • Parkland
parking and privacy loss. • Community Use • Restaurant
• Commercial • Shop
• Accommodation
Figure 1. Belconnen Town Centre Territory Plan • Craft Workshop
• Indoor Entertainment /
Recreation Facility
• Drink Establishment
6 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF
4.0 Retail and Commercial Opportunity
Commercial and Market Considerations FORMER WATER POLICE SITE Summary
A separate study was undertaken by Taktic4 to identify commercial Block 29 Section 149
opportunities, issues and implications that will influence the development
of each site. It focuses primarily on commercial opportunities to . The site could potentially attract a 750sqm
Development Metrics
contribute to great places, in particular development interfaces and street restaurant / café venue and be complemented
frontages associated with each site and their respective relationship with . Developable area on-site is approximately 500m2 at ground level, with
their surrounding offer. approximately 1100m2 available over two storeys.
by a 150sqm commercial water activity kiosk.
. Stormwater infrastructure located on-site requires services easement . The successful commercial development on
Overview of Mixed Use Development Opportunity for access.
. 3.5m wide no-build pedestrian access zone along lake foreshore
this site would rely on attracting a proven
The development opportunities of the land release sites, especially those
along the 120m strip of Emu Bank and the 250m strip along Lathlain boundary. commercial operator or business start-up to
Street, have the potential to generate between 7,000sqm and 8,500sqm . Existing jetty needs to be retained, upgraded and incorporated into support water-based recreational activities.
of retail, food and beverage offer in two discrete new precincts designed to future redevelopment of site.
complement the existing offer in the Town Centre: . 50m waterfront frontage. . There may be an opportunity to attract a range
. Lathlain St - 3,500sqm – 4,000sqm of activity types – but these will need to work
. Emu Bank - 3,500sqm – 4,500sqm Commercial Opportunities
together by creating a synergy between each
This retail/food/beverage offer represents the expected increase in market . This is a destination site.
demand forecast for the town centre and could therefore be viably
use where trade for one activity facilitates
. Direct access and unconstrained views to water and park with south
considered. and east waterfront and north facing with views to the lake. exposure to the other.
. Parkland setting.
Mixed Use Development Context . Jetty access.
Up to 4.4M visitors to the Belconnen Town Centre each year are from . Opportunity for boardwalk between built form and waterfront.
outside the Belconnen District and would not normally travel to . Potential for food services in prime waterfront location and licensing of
the town centre except for the draw associated with the Westfield adjacent land for outdoor seating and hiring services for lake activities.
shoppoing centre. This visitor economy is another target audience to
support further commercial activity in addition to local customers. Preferred Commercial Uses
• There is an over-representation of Retail, Financial and Insurance, . Highest and best commercial use with the right operator – restaurant/
Rental, Hiring and Real Estate in the town centre when compared café/takeaway or combination of all:
to Belconnen District and ACT averages.
— Open for breakfast, lunch, dinner.
• Interestingly, accommodation and food service sectors are not
over-represented despite the usual correlation to the retail sector. — Weekdays and weekends. EMU INLET
Beiss
Further trends are: — Casual dining / event and reception. WATERFRONT
• Forecast growth in resident population within the Belconnen — Complementary uses desired by community. PRECINCT
el St
District catchment will be responsible for increasing the aggregate — Commercial services for recreational or water-based activity.
retail spending generated from Belconnen residents by $78M p.a.
• Belconnen Town Centre businesses may expect to capture up to Considerations
55% of this available retail aggregate spending – consistent with . It will require a proven operator or a creative business start-up with
current market capture estimates. commercial incentives to attract them to the site.
• Forecast population growth in the Belconnen District alone may . Creative architectural and commercial solutions required to co-locate
be responsible for an increase of up to $43M p.a. in potential retail other activities to create a critical mass.
sales in the Belconnen Town Centre. . Competition includes Emu Bank Waterfront and the Belconnen Arts Emu Bank
• This increase in the potential aggregate retail sales can sustain the Centre.
equivalent of an additional 8,500sqm of retail floor space in the . Existing retaining wall needs to be lifted and extended along south-
Belconnen Town Centre every 5 years. eastern boundary to prevent flooding in a 1 in 100 year flood event. Land release sites Emu Inlet
• An additional 8,500sqm is responsible for increasing the
employment in Belconnen Town Centre by 200 positions.
. Limited dedicated or shared car parking. Waterfront Precinct
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 7
CIRCUS SITE PRECINCT Commercial Opportunities Considerations
. The Precinct should be providing consumers with complementary . The Precinct should facilitate a significant resident/employment
commercial activity to other parts of the Town Centre. base.
Development Metrics . Development of Block 39 Section 52 can connect over Joynton Smith . Any café will predominantly need to be viable from sales generated
Drive to Development on Block 2 Section 151 and Block 38 Section by residents, commercial tenants and adjacent consumers.
. Precinct total – 18, 178m2 52. . It is appropriate not to activate all street frontages.
. Approximately 500 dwellings across precinct including requirement . A pedestrian walkway connecting Block 39 Section 52 with
for 50 affordable and 25 public housing dwellings. Block 2 Section 151 will create a secondary edge providing more
. 4 Storeys in general. A maximum of 12 storeys could be allowed development frontage, additional land value and an address through Summary
subject to a clear public pedestrian connection linking Lathlain the middle of Block 2 Section 151 .
Street to the lower end of Luxton Street or Emu Bank. . A pedestrian walkway could logically be extended through the Block
. The Circus Precinct comprises three sites
. Vehicle access to be provided from Joynton Smith Drive or Emu 2 Section 151 to Block 23, Section 86, essentially connecting the totaling 1.8ha in land area.
Bank. development directly to the Emu Inlet waterfront.
. The sites and their connections need to be
. Joynton Smith Drive and proposed cycle /pedestrian path to . Block 38 Section 52 and Block 2 Section 151 has the potential to
continue under/through the development. create a double-sided retail/hospitality strip along 120m of east-west considered as a whole.
. Any podium levels along Lathlain Street are limited to a maximum of frontages of Emu Bank. . Emu Bank could become a buzzing little
2 storeys. . Block 39 Section 52 Lathlain Street ground floor level suits retail and
hospitality.
boutique strip of activity if designed and
Block 2 activated properly.
Beiss
. Opportunities for local business start ups, including boutique
n St Section 151 breweries/ small bars which act as community hubs /meeting places . The activation of both sides of Emu Bank for
to for residents and workforce, Co-working, flexible, creative, and small
Lux
el St
spaces provided as part of the commercial tenancy mix. retail / hospitality activity would generate
Block 39 240m of shop/hospitality frontage. This
Preferred Commercial Uses equates to between 3,500sqm to 4,500sqm
Section 52
Joynton
. Actively promote and create opportunities to attract franchise and of retail/hospitality floor space and 35 to 45
brand tenants to priority streets and key corners to complement the
inclusion of small/medium enterprises and boutique businesses. tenants.
Emu Bank . Retail and commercial activity should include clusters of small shop
Smith D
fronts, including micro tenancies, along strategic locations along
Block 38 priority streets, key corners or adjacent to open spaces to create site
Section 52
Lathl
specific destinations.
r
. Highest and best uses for Block 2 Section 151 are residential and / or
ain S
office uses on the Luxton Street, Emu Bank, and Joynton Smith Drive
frontages.
t
. Retail or hospitality activity may be considered for south facing Emu
Bank on Block 2 Section 151 (if the opposite side of Emu Bank,Block
38 Section 52 is developed for retail/hospitality purposes).
Land release sites Circus Site Precinct . Block 38 Section 52 is suited predominantly to hybrid ground level
mixed-use that can be either residential/commercial/office uses.
. Residential uses could be considered on Block 38 Section 52 facing
onto Emu Bank (away from shopping mall).
. Highest and best uses for Block 39 Section 52 are residential and /
or office uses on both the Lathlain Street and Joynton Smith Drive
frontage.
8 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF
Commercial Opportunities Considerations
LATHLAIN STREET PRECINCT
. Section 21 and Section 23 is directly opposite Westfield west entry . Retail/ hospitality needs to feed off the offer already available along
and external food and beverage offer. Lathlain Street frontage of the mall.
Development Metrics . Section 23 is in close proximity to bus station. . Activation and viability would be dependent on attracting at least one
. Section 22 represents a significant and uniform parcel of land. to two major operators or series of franchises to underpin the attraction
. Precinct total – 21,095m2 of the other tenancies.
. Section 21 and 22 could attract an alternative and diverse retail, food
. Approximately 500 residential dwellings. or beverage offering. . Poor attractiveness and amenity of Lathlain Street needs to be
. Approximately 4000m2 of commercial/ community uses. addressed.
. Section 22 may generate a significant number of addresses for
. Ranges from 8 to 18 storeys. commercial business types – with over 350m of street address to all . Rae Street frontage would be best served as service street for activity
. Residential use not allowed on ground floor and / or first level along sides of the site (depending on the depth of the businesses). above.
Lathlain Street. . Upgrade Lathlain Street into an attractive slow-traffic shared street
. Existing public car spaces need to be replaced within future with alfresco dining to activate the street front.
redevelopment of site.
. Minimum 6m verge to be installed along western side of Lathlain Preferred Commercial Uses
Street. . Section 21 lends itself to food & beverage to create a main street
character on Lathlain Street and to complement the offer on the
hospitality uses on the east side as part of the shopping mall.
Summary
. Section 21 and Section 23 could accommodate residential or office . Lathlain Street Precinct offers a range of
Blocks 24 & 1 above ground floor. opportunities from food and beverage on
Section 21
Rae S
. Section 21 could generate between 1,500sqm-2,000sqm of food and Lathlain Street to secondary service type uses
beverage floor space containing 15-20 shops.
on streets further west.
. Section 23 would generate up to 2,000sqm -2,500sqm of retail or
t
hospitality floor space containing 20-25 shops. . Lathlain Street will require significant amount
Lathla
t . Section 23 could include community use such as a library or indoor of design consideration and intervention to
er S sports facility on the ground floor to diversify the place offer and
Wald create and activate an attractive 250m stretch
in St
activate the precinct.
. Section 22 offers opportunity for secondary uses that may include of street frontage.
hybrid ground level mixed-use that can be either residential, . The key to this precinct is to restrict the
commercial/office uses/retail services or service industrial uses.
temptation to activate every street frontage
Blocks 2 & 3 with high end uses. Activate edges should be
Blocks 2 & 3
Section 22 concentrated around the central open space
Section 23
and Lathlain Street
Land release sites Lathlain Street
Precinct
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 9
5.0 Place Proposition and Themes
Whilst the people of Belconnen are undoubtedly
proud of their town centre, they are also aware that
it lacks many of the ingredients that make places
great.
The land release sites are seen as an important
catalyst to reinvigorate and establish best-practice
benchmarks for the Belconnen Town Centre.
The following vision and themes capture the
community values in relation to the urban
experiences they desire and value as part of any
new development in Belconnen.
Key Community Messages
The themes have been applied to each of the sites
in Section 6.0 Community Place Aspirations and
7.0 Urban Experience Guide through describing
undesirable, successful and highly desired
outcomes for each site. What is the
What is the
problem?
opportunity?
Human scale is missing
Catalyst for positive change
Streets are unwelcoming
Use built form and streetscape upgrades
No green to provide a human scale
Community functions are dispersed and Leverage the shopping mall gravitas
inward facing
Give people a choice of experiences
Public spaces don’t invite people to stay
Be intergenerational
The dominant experience is the shopping
Create beauty, joy and happiness
mall
Unite stakeholders towards a common
The shopping mall has limited
goal of reactivating Belconnen Town
interaction with the surrounding
Centre
streets
10 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFPLACE PROPOSITION
“The land release sites in the Belconnen
Town Centre are an opportunity to
activate and humanise the urban
environment through development of
a series of place experiences. Centred
on creating local identity, the renewal
will be filled with moments of beauty,
intimate green places and ample
opportunity for play. With extensive
walkable connections and waterfront
recreation, living here and visiting will
make you feel like a local.”
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 11A fine-grained network of walkable connections throughout, around and between the land release sites
Why is this theme important?
How the community would like the theme implemented
. Encourages people to walk.
. Connects and provides access to
destinations.
. More footfall is better for business.
. More ‘eyes on the street’ provides increased
levels of safety.
. Opportunities for social interactions.
. Opportunities for discovery and exploration. Comfortable environment Streets characterised by Spaces that provide Safer and easier pedestrian
with good shade trees, interesting buildings, opportunity for pop- routes that are complete.
. Provides a choice of routes and movement
wide footpaths, quality frequent shop fronts, up events, community
through the sites and on to surrounding
materials, gardens, and doorways and street level activities, buskers and
destinations.
street furniture are very activities. street trading.
important.
Safer and slower streets Connected and safe links Public art that showcases
that include facilities for to the cycle path network. the history and character
pedestrians at key streets of Belconnen.
such as Emu Bank and
Lathlain Street.
12 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFA network of green and lively open spaces
Why is this theme important?
How the community would like the theme implemented
. Spaces for activities and recreation that
include all community members make
people feel welcome.
. Greenery reinforces Lake Ginninderra as
Belconnen’s unique asset and brings activity
and people closer to the water’s edge.
. Many small interventions, such as public
art, a friendly greeting or an event, brings
joy and happiness and makes people feel
positively about their community. A choice of activities and More greenery. Intimate places providing Well maintained places
amenities that invite opportunity for social and spaces (i.e. place
. Providing opportunity for people to be people of all ages and interaction. management).
out and about generates positive social abilities to stop and stay.
interactions and creates safer places.
. A connection to nature, including physical
activity and play for all ages improves
people’s sense of wellbeing and health.
. More greenery helps to reduce the impact of
urban heat island effect and offer habitat for
urban wildlife.
Better public amenities. Everyday uses. Special events. More water based and play
activities.
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 13Develop the land release sites in such a way that they give people more reasons to visit and live in Belconnen.
Why is this theme important?
How the community would like the theme implemented
. Increased choice of activities and
destinations.
. Acknowledging and recognising the
Ngunnawal nations continuous connection
to country.
. New development can enhance the appeal
of existing assets.
. Preserve and enhance the multicultural
flavour around Lathlain Street Precinct. Parks, streets, shops and Co-locate/ cluster retail Be able to walk from home Events and celebrations on
. Attracting more people can improve restaurants with a family- activities to create a to work and the shops and the lake edge.
opportunities for businesses. friendly focus. magnet of public life. the parks.
. Utilise the opportunities of the mixed-use
land use zoning to provide incubator space
for start-ups, small business, entrepreneurs
and social enterprise.
. Provide quality inner city living that is
close to work, arts and culture, retail, and
recreational activities.
Amplify the creative Be multi-functional to A variety of flexible Family-friendly focus.
culture of Belconnen and cater for different people at commercial and
establish the Arts Centre different times of the day community spaces
as the heart of Belconnen. or week.
14 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFFeel like a local.
Why is this theme important?
How the community would like the theme implemented
. Daily habits and rituals built around
authentic local experiences.
. Shared spaces and facilities connect people.
. Foster a sense of community and belonging.
. Foster and recognise the rich histories and
deep connection to this country by the
Ngunnawal people as traditional inhabitants
and custodians.
. Promote neighbourliness and trust. Diversity on the street – Regular organised Child-friendly parks and New community facilities
types of people, mix of community activities and streets. such as water sports
. Encourage small, localised businesses with businesses, opening times events. facility on the lake edge
unique offerings. (day and night), residential with a café.
and types of activities.
Shared spaces and More artwork and Community focused social Collaboration between
facilities that bring people information that reflects enterprise bike, kayak and community groups,
together like a dog the identity of Belconnen canoe hire. creatives, Ngunnawal
exercise area. and its people, in particular and other stakeholders
the Ngunnawal peoples’ for a sense of place and
continuous habitation, belonging.
custodianship and living
culture.
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 156.0 Community Place Aspirations
The co-design engagement phase in early 2021 The community place aspirations are organised as follows:
provided an opportunity for the community
members and stakeholders to apply the Themes Community Narrative and Site-specific Objectives.
in Section 5.0 to each of the land release sites to
The community aspirations for each site are summarised through a Community Narrative and Site-specific
articulate a series of desired urban experiences.
Objectives. The narrative describes the experience of each precinct. The objectives link the narrative to the
The outcome is a high-level summary of the Place Themes described in Section 5.0.
community aspirations for each land release
precinct, surrounding public spaces and ideas for Criteria for Successful Development Outcomes
creating a highly connected town centre.
Criteria for Successful Development Outcomes identify the community’s expectations for development
They include both private land and public outcomes and are organised based on undesirable, successful and highly desired ambition levels. The criteria
land, highlighting to both developers and the are supported by examples.
government the future vision for the public realm
within and between the land release sites from a
community perspective. Undesirable Outcome Successful Outcome Highly Desired Outcome
Design and development proposals are These are outcomes the community Successful outcomes are reflective of The highly desired outcomes are in
expected to respond to the Community would not like to see developed. They people-focused place aspirations for addition to successful outcomes. They
Place Aspirations. often reflect a ‘business as usual’ sustainable urban living and the ideals of demonstrate exemplar initiatives and
New development of these sites is seen as an approach, or articulate ‘lived experiences’ a walkable and connected community. site-specific innovations.
opportunity to deliver broader community benefits that do not adequately represent an They will deliver comfortable urban The will deliver exceptional places that
through on- and off-site place improvements. The acceptable place quality to the local
aspirations extend beyond the physical outcomes environments with good shade trees, are distinctly Belconnen.
community. wide footpaths, quality materials,
to include ongoing management and maintenance,
and place activation programming. gardens, street furniture and public
amenity.
Community Place Aspirations Plan
Finally, a Community Place Aspirations Plan for each site illustrates the opportunities for how development
can improve places for people through on-site and off-site place improvements.
These plans also include ‘Day in the Life’ User Experience notes identifying how people see themselves
experiencing places within and around the sites. (These have been derived from an exercise undertaken with
community members during the Co-design phase).
Ongoing Community Participation
In addition to responding to the desired urban experience, there is an expectation from the community for
the developer to demonstrate accountability in the delivery of the outcomes.
This includes:
• Providing a post-tender presentation of the successful tender concept to the community with reference
to the Place Design Brief.
• Providing a post-occupancy statement to the community with reference to the Place Design Brief.
• Undertaking a consultation process with Ngunnawal stakeholders to ascertain how this development
could further share their traditional knowledge with all members of the local community. This
conversation will further initiate how a series of self-determination strategies can be created to increase
empowerment, sustainability, and knowledge sharing.
16 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFLAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 17
Former Water Police Site
Community Narrative Criteria for Successful Development Outcomes
The former Water Police site on the edge
of Lake Ginninderra is transformed into
a recreation destination for locals and Undesirable Outcome Successful Outcome Highly Desired Outcome
visitors alike with easy access to both city
and nature.
Emu Inlet Park is activated as a sociable
meeting place with amenities for everyone,
including a public toilet, barbeques,
comfortable seating, picnic tables, and
nature play.
The lake comes alive with more water
activities and access to nature.
A program of regular community
events makes Emu Inlet the heart of
the Belconnen Town Centre – a place for Undesirable development outcomes will either Successful development outcomes will improve In addition to successful outcomes, a highly
everyone. maintain or reduce the current amenity. the basic landscape amenity and activation of desirable development will be integrated into the
Emu Inlet Park. park’s environment and substantially enhances the
lake foreshore’s recreational uses, activation and
connections.
Site-specific Objectives
1. Development on the site is sympathetic to and
integrates with the existing landscape and Examples: Examples: Examples:
lake foreshore, and minimises negative impact
to neighbouring areas; . Excessive building bulk, which comprises views . An extra wide path along the water’s edge that . A small integrated cafe and hire shop with
of the lake (e. g. two-storey function centre). connects to the existing path network. alfresco areas that look out over the lake.
2. Development is ‘greening’ the site and
promotes activity on Lake Ginninderra and . Development that adds further parking pressure . Public toilets returned to Government. . The hire shop includes bicycles, kayaks, stand up
Emu Inlet Park; on Emu Inlet and Beissel Street. paddle boards and other non-motorised boat
. A better choice of park seating, including picnic
hire.
3. Development improves access and . Extensively built-up and predominantly hard tables and benches.
connectivity between the site and Emu Inlet surfaces in a recreational area considered to be . A pontoon is added to the jetty to assist with
. Native landscaping and tree canopy for shade.
Park and the town centre; green and natural. launching kayaks.
. A nature play area.
4. Development supports Emu Inlet Park . No off-site upgrades to the walkway and area. . Building incorporates public toilets (that are
as a more attractive lakefront destination . A temporary coffee truck and/or private operator managed by the tenant).
. Fast food outlets dominate.
and improves amenity through a series of with temporary kayak/boat hire.
. Water feature next to nature play.
recreational uses, including water sports, . An annual calendar of regular community events
while targeting a diverse range of people and . Public art and interpretation that is symbolic of
– film nights, concerts over the water, children’s
activities. the local Indigenous culture.
festivals.
. Site is connected to Emu Inlet Park, Lake
Ginninderra cycle path and northern open space
area via a new pedestrian and cycle path.
18 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFLEGEND
Kids kick about on 13 1 Kiosk / Cafe with kayak and bike hire
LAKE the lawn while their
parents enjoy a Sunday 2 4m wide boardwalk along water’s edge
GINNINDERRA
SEA SCOUTS afternoon drink with
friends. 3 Lawn
Pat and Trev bring
their grandchildren to the 4 Public toilets
lake to watch the swans.
3 5 Short term parking - 2 hours
5 6 Picnic tables and BBQ
1 7 Nature play area
LACE
KER P 4 Water play area
N PAR 8
EVELY
7
9 Upgraded jetty
6
8 2 9
Local Mother’s Group 10 10 Kayak launch
catch up at the playground for a Traffic signals to favour pedestrians
morning tea picnic. 11
Mike and Simon wheel Possible pedestrian underpass
their kayaks down and
12
launch them in the Beach
Iris walks her dog lake. 13
from the Circus Precinct
to the park every day. Alfresco areas
Existing link
BEISS
Pedestrian path
EL ST
LAKE GINNINDERRA
Shared path
12 Pedestrian crossing
Major intersection
Iman and Ari’s school Beach access
performed at the
Children’s Festival. Existing trees
LU
XTO
Additional trees
NS
T
Josie and Leanne jog
around the lake and stop
for a coffee afterwards.
BELCONNEN
ARTS CENTRE
CIRCUS SITE
PRECINCT David rides his
bike to work in the
Benjamin Offices.
11 EMU BANK 11
11
0 10 20 50
Community Place Aspiration Plan: FORMER WATER POLICE PRECINCT
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 19Circus Sites Precinct A AThe High Line. https://www.theguardian.com/travel/2014/sep/22/
final-stretch-new-york-high-line-complete Iwan Baan west along
one of the rail track walks. All photographs: Iwan Baan/The High Line.
https://www.theguardian.com/travel/2014/sep/22/final-stretch-new-
york-high-line-complete
Community Narrative Criteria for Successful Development Outcomes
This Precinct is a thriving residential
community. Lake Ginninderra, Lathlain
Street and Belconnen Mall are all within Undesirable Outcome Successful Outcome Highly Desired Outcome
walking distance along comfortable and
easy to navigate pedestrian connections
and streets.
While the three sites that constitute the
Precinct need to be considered as a whole,
its bulk will be reduced by a fine grain
of publicly accessible, intimate green
spaces and laneways. The link between
Lathlain Street and the Precinct will be a
destination with greenery, and shops and
cafes at key locations along its length. The
community were resolute that a link is
provided all the way to the lake, possibly Undesirable development outcomes will Successful development outcomes will activate In addition to successful outcomes, a highly
via a pedestrian underpass under Luxton reduce the current amenity in the area without the precinct and improve pedestrian connections desirable development will seamlessly integrate
promoting good linkages to Lathlain Street, between the three individual sites and to Lathlain the three sites with a series of green open spaces
Street, offering the community and shopping mall and the waterfront and failing to Street, shopping mall and waterfront through and destinations along pedestrian connections
residents a direct, convenient and safe create more green spaces. comfortable and high-quality urban environments between Lathlain Street and the waterfront.
access to the waterfront. and public amenity.
A street art trail telling the story of the
local history and Ngunnawal culture invite Examples: Examples: Examples:
residents and visitors to enjoy the distinct . Narrow building setbacks with no room for trees . Modify Emu Bank to a ‘complete street’ to ensure . The level change between Lathlain Street and
character and vibrancy of the Precinct. and green edges. slower traffic, increased pedestrian crossings, wide Circus Precinct and then to the waterfront is a
. Built form bulk and scale is excessive and setbacks to create a shaded tree-lined street and generous pedestrian bridge. It is designed as
native plantings on verge, with outdoor dining and a a destination all Canberrans come to visit. The
Site-specific Objectives prohibits public movement through precinct.
bike lane. level change will occur over a number of terraces,
. Unimaginative building interfaces with no scale or
1. Development connects the three sites within . Deep-soil planting zones, private gardens, vertical be fully accessible, with greenery, colour and
articulation.
the precinct seamlessly and expands walkable gardens and a green space that operates as a focal artwork.
connections to Lathlain Street, the Shopping Mall . Uses on-site are designed and located to
point for interaction between the community and . Complete the connection to the waterfront by
and the Lake Ginninderra foreshore; discourage activity at street-level.
residents. enhancing the pedestrian environment along
2. Built environment encourages sustainable urban . ‘Hard’ surface treatments dominate site design Emu Bank or providing a direct pedestrian link
. A secondary connection/building edge through
living, allows public movement through the site with no new tree planting or green spaces. through an underpass under Luxton Street.
the middle of the large site to facilitate increased
and interaction with a mix of public spaces closely . Quality of the cycle path network impacted by too development frontage and footfall. . Attractive laneways and walkways flanked by
integrated with on-site uses; many vehicular cross overs, low levels of lighting, vertical and horizontal greening that link with
. Publicly accessible laneways that link Emu Bank to
3. The ground plane incorporates a mix of public, and reduced safety. nearby destinations in the town centre.
an internal publicly accessible space with greenery,
semi-public and private spaces. . Prioritises vehicular traffic with limited pedestrian playspace and site-specific street art (managed by . A strategically located cafe and restaurant hub
4. Site design maximises the provision of green connectivity to and from the precinct. the body corporate). adjacent green open space.
open space and biophilic design, including . Poor separation between private and public . The level change from Lathlain Street to the Circus . Commercial space that is affordable, varied in
deep root planting zones with large canopy spaces. Precinct is alive with colour, art and greenery size, and flexible to attract creatives or micro-local
trees, vertical and horizontal greening, and the . Common open spaces inaccessible to the public. creating an interesting destination that attracts businesses. Co-working space and meeting rooms
retention of existing mature trees where feasible; . Inequitable level changes with stairs or long runs visitors. as part of the communal amenities to support
5. Frontages onto public streets establish a of ramps. . Quality of the cycle path network with good lighting, people working from home.
high amenity, safe and enjoyable pedestrian passive surveillance for safety, and complete . No vehicular crossovers along the Emu Bank
environment, with richly detailed and interesting connections to the existing network. frontage.
facades that create a distinctive sense of place; . Ground floors building interfaces are activated with
6. Uses within the Circus Precinct are situated to tenancies or private garden terraces and interesting
promote activity on the street and complement building materials.
the surrounding uses.
20 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFJOYN
TON
T
NS
TO
S
X
LU
MITH
DRIV
E
10 8 LEGEND
Erica’s gym takes High quality pedestrian link from Lathlain
advantage of the lake route 1
Drew regularly takes his Street to Circus overpass connection
for a warm up run and the kids to play in the courtyard
lawn for yoga. because it feels safe and he Laneways
knows his neighbours.
2
3 Publicly accessible green courtyard with
playspace
4 Upgrade Emu Bank into a green slow-
3 Megan and friends moving street
meet for an early dinner
before heading to the Arts 5 Emu Bank building facades have a cohesive
7 Centre for a show. design that expresses diversity
6 Safe and attractive cycle path
11 2 Curated Food & Beverage/ Retail
7 7
1 8 Luxton Street Underpass
7 5
6 9 9 Improved traffic signals to favor pedestrians
and cyclists
9
10 Retain existing trees
4 EMU BANK
Hybrid mixed use on lower levels
Interesting and vibrant frontages
John walks his dog to the
lake every morning, he 5 Commercial zoned space
loves not having to cross Paul grew up in
busy roads. Belconnen and bought his
first home here. It is so close Pedestrian path
6 to everything.
Mike’s cycle club gather here Shared path
after the Stromlo Ride for
coffee. The bike repair shop is Crossing
a bonus!
Destination anchor points
Vehicle access
Existing tree
Additional trees
0 10 20 50
Community Place Aspiration Plan: CIRCUS SITE PRECINCT
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 21https://spicealley.com.au/spice-
Lathlain Street Precinct
alley-pop-up/spicealleypop-up_
location7_1800x1200px/
Community Narrative Criteria for Successful Development Outcomes
The Lathlain Street Precinct is family-
friendly and lively. The ‘Eat Street’ created
on Lathlain Street is expanded onto both Undesirable Outcome Successful Outcome Highly Desired Outcome
sides of the street and a shared zone
with slow traffic movement encourages
walking and outdoor dining. Late night
uses encourage people to continue using
the precinct for community and cultural
entertainment, creating a busy and vibrant
day and night-time destination.
The large urban park seamlessly
interfaces with the adjoining frontages.
Moveable seating and activity spills out
into the space. It is a venue for regular
community events, concerts and cultural
Development reduces the current amenity in the Development delivers a mix of green spaces In addition to acceptable outcomes, development
programming. A quieter and more area without promoting active travel, green open and uses with a safe and inviting pedestrian delivers a mix of green spaces and uses with
intimate native green space provides an space and a mix of uses. environment. curation of active ground level tenancies to create
opportunity to better connect with nature. an entertainment precinct and sociable ‘vibe’.
Indoor recreation and community facilities
are also desirable. Community facilities,
preferably on the ground level, are part of
the mix of uses. Examples: Examples: Examples:
. An open space designed for minimal maintenance . Site design provides a space for community-based . Connections to the shopping mall and the Circus
with hard surfaces, lack of large canopy trees and activities and events and a series of green spaces. Precinct are improved.
Site-specific Objectives landscaping for cooling and ‘off-the-shelf’ seating . The ‘Eat Street’ along Lathlain Street is a shared . Retractable bollards at the entry of Lathlain ‘Eat
and playground equipment. zone with a slow speed environment to prioritise Street’ allow for its closure to traffic, creating the
1. Development promotes sustainable urban living,
. A precinct dominated by vehicles with unsafe people over cars. perfect venue for regular weekend night markets,
active travel and public transport use;
pedestrian connections. community events and festivals.
2. Development includes a range of mixed land uses . Widened verges with more large street trees to
. A mono-use for residential or office building provide shade for alfresco dining. . The Walder Street urban park is active with
that complement surrounding uses, promote
environments only. free social programming and the open lawn for
vibrancy on Lathlain Street and contribute to both . Walder Street Park is a green space designed to
the day-time and night-time economy of the markets and regular events.
. Limited interface between the park and buildings create a distinctive sense of place, informal play
Belconnen Town Centre; (i.e. no active tenancies and opportunity provided and is well connected to surrounding land uses . A community facility on the ground level, which
3. Development supports Lathlain Street Precinct for outdoor dining). and built form. spills onto the park.
becoming a location for entertainment and . Large format commercial tenancies that are . Custom-made park furniture with a design that . Commercial space that is affordable, varied in
community-based activities and events; difficult to tenant and subsequently left vacant. encourages play, on-going events and informal size, and flexible to attract creatives or micro-
4. Site design maximises the provision of green space socialising and reflects the social identity of the local businesses, and offer community uses, co-
and biophilic design, including the retention of place. working space and meeting rooms as part of the
https://perth.wa.gov.au/en/news-and-
existing mature trees and new tree planting. communal amenities.
updates/all-news/northbridge-piazza-to- . Site-specific street art is proudly displayed on the
edges of buildings. . Continue Bayles Street to Lathlain Street (in lieu of
become-hub-of-western-australian-music- continuing Walder Street) and locate taxi and ride
and-culture . An intimate green space with large shade trees,
share bays .
native landscaping, waterwise irrigation and
seating for small group gatherings. . The developer, along with the commercial tenants,
contribute to the ongoing programming of the
open space and the Eat Street.
22 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFLEGEND 11
Central lawn for events
12
1
Sam takes the family to the
2 Urban play space Walder Lane Markets as a Malcolm and Lucy take Canberra
Friday night treat. Everyone visitors to Lathlain Eat Street. There
3 Eat Street ST gets to choose their food, is a huge choice of affordable
ES 7
BAYL there is live music and a great restaurants and the atmosphere is
lawn area for the kids to run great!
EAT
4 Westfield Entry
about.
STRE
5 Cafe
10
T E
6 Food Hall, Tavern and Bar
4
7 Small shops, bars and restaurants 6
8 Every weekend Lathlain Street
8 Transform streets into a green street
becomes a market for local
3 produce. Sophie came first in
9 Community facility such as a library or R ST the local street dance comp!
child care WA LDE
2
10 Westfield ‘Eatery’ 1
Sarah likes to sit in the
11 Extend Bayles Street through to green plaza to eat her
Lathlain Street lunch. From here she can
watch the world go by.
12 Taxi and Ride share drop off
Hybrid mixed use on ground level
Cindy and Lei meet in the 5
Alfresco areas square before heading to the
local Yum Cha restaurant for 8
Sunday brunch.
Commercial zoned space
Shared Street Zone
Harry and Anne play on
the swings in the park after 9
Precinct paving
BU
visiting the library.
SI
NT
Pedestrian path
ER
HAC
Retailer footprint
NG
E
Existing tree
Proposed tree
On the weekends my
friends and I meet at the
library to study. We can
grab a coffee from the Cafe.
T
DUE S
PUR
RAE S
T
T
0 10 20 50
OT S
GILL
Community Place Aspiration Plan: LATHLAIN ST PRECINCT
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 237.0 Urban Experience Guide The co-design engagement phase in early 2021 provided an opportunity for community members and stakeholders to describe their desired urban experiences for the land release sites that would improve Belconnen as a great place to live, work and visit. To assist developers in implementing community- Undesirable, Successful and Highly Desired Outcomes endorsed themes and experiences, they have been distilled into an urban experience guide Under each of these three categories, specific themes are described with Objectives and more tangible examples organised in three ambition levels. The examples used demonstrating the desired place outcomes for all are not exhaustive or mandatory. Their purpose is to demonstrate the community’s expectations and definition of success to guide design and development. land release sites. Design and development proposals are expected to respond to the Urban Experience Guide. Undesirable Outcome Successful Outcome Highly Desired Outcome As place-based experiences and perceptions are intrinsically linked to physical appearances, These are outcomes the community Successful outcomes are reflective of The highly desired outcomes are in the outcomes have been arranged into three (3) would not like to see developed. They people-focused place aspirations for addition to acceptable outcomes and categories: often reflect a ‘business as usual’ sustainable urban living and the ideals of demonstrate exemplar initiatives and Built Environment - describes the relationship approach, or articulate ‘lived experiences’ a walkable and connected community. site-specific innovations. between the architecture and the public realm. that do not adequately represent an They will deliver comfortable urban They will deliver exceptional places that Urban Environment - describes publicly accessible acceptable place quality to the local environments with good shade trees, are distinctly Belconnen. common spaces including streets, laneways and community. wide footpaths, quality materials, green spaces. These may be either privately owned and managed or a privately delivered public asset gardens, street furniture and public managed by Government. amenity. Activity and Local Economy – describes the elements that support public life, active streets and business activity. 24 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF
BUILT ENVIRONMENT - Public Realm Interface - Residential
The buildings and their gardens along
streets and laneways make walking Undesirable Outcome Successful Outcome Highly Desired Outcome
interesting, comfortable and safe.
The public realm interface is the transition between
the public space, such as a street, and the private
space of a residential building.
The treatment of these edges makes a significant
contribution to the attractiveness and walkability of
the street
Objectives
• Development creates a green and articulated
street edge through a combination of elements
including building scale and landscape (vertical
and horizontal).
• The built form features interesting and varied
architectural treatments and interacts with the
public realm and its landscape.
• Carefully crafted and articulated edges
significantly improve the privacy of residents
living on or near the ground level and increase
the sense of safety on the street.
. Ground floor set lower than the footpath. . Setback for a garden terrace. In addition to successful outcomes:
. Long walls without articulation. . Greenery at boundary to soften the edges. . Architecturally articulated lower levels (with a 2 to
. Zero or minimal setbacks with windows, . Good passive surveillance of the street to enhance 4 storey high podium).
courtyards or balconies directly opening onto safety. . Mixed uses – hybrid spaces for flexible uses and
street. . Permeable fences. residential on the ground level.
. No privacy makes living spaces impractical and . Wide footpaths. . Direct entry from the street to the apartment
uncomfortable to use.
. Street trees.
. No garden or trees to create a sense of privacy.
. Retain existing trees.
. Narrow footpaths.
. Too many vehicle driveways.
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 25BUILT ENVIRONMENT Public Realm Interface - Commercial
Undesirable Outcome Successful Outcome Highly Desired Outcome
Great shops, cafes and office spaces
attract people and will make the precinct
vibrant.
The public realm interface is the transition between
the public space, such as a street or a square, with a
commercial use on the ground floor.
This could include shops, businesses, cafes,
restaurants, and community facilities.
Objectives
• The interface needs to be both physically and
visually accessible.
• The treatment of these edges makes a significant
contribution to the vitality of the street by way
of attractiveness, walkability, shade, shelter and
comfort.
• The use of street trees, garden beds and vertical
green walls supports a visual continuity with
surrounding built form.
. Ground floor set lower than the footpath. . Mix of ground floor uses. In addition to the successful outcomes;
. Long walls without articulation. . Façade is divided into smaller scale shop fronts . Curated and complimentary mix of ground floor
. Zero or minimal setbacks with windows, that relate to the streetscape and public realm uses.
courtyards or balconies directly opening onto uses.
. Interesting shop window displays.
street. . Clearly defined shop entrances, open doors, and
. Ambient lighting that highlights landscape and/
. No privacy makes living spaces impractical and visible window displays.
or architectural elements.
uncomfortable to use. . Ambient lighting in shop windows that lights the
. Layers of greenery with garden beds, pots, lawn,
. No garden or trees to create a sense of privacy. footpath at nighttime.
and trees.
. Narrow footpaths. . Universal access built-in to the design and not
. Shade coverage and weather protection to the
distinguishable to surrounding public realm.
. Too many vehicle driveways. footpath, e.g. through continuous awnings.
. Outdoor dining opportunities.
. Architecturally articulated lower levels (with a 2-
. Seating choices. to 4-storey high podium).
. Interesting and high-quality building materials.
. Clear and discrete wayfinding.
. Street trees for shade and amenity.
26 LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEFBUILT ENVIRONMENT - Carparking
Cars, either parked or moving, should not
dominate the urban experience. Undesirable Outcome Successful Outcome Highly Desired Outcome
Objectives
• If the development requires any at-grade or
structured carparking, the carpark must be
designed in such a way that it contributes to the
quality of the urban fabric, including streetscape
beauty, pedestrian connections and street tree
provision.
. Surface carparking (and/or vehicle circulation) . Podium parking structure sleeved by curated and In addition to the successful outcomes;
between the property boundary and building articulated built form and landscape elements.
. Combined public and private parking provisions.
frontage blocking street frontage. . Basement parking with discrete entry.
. Car sharing parking provisions.
. Podium level carparking visible from the street. . If there is no alternative to at-grade carparking:
. Setting basement structures so that deep root
. Spaces dominated by hardscaped pavements and — the street frontage must be planted with planting zones are maximised for large shade
vehicle provisions with lack of landscaping and regular trees (1 large tree every 4 bays) and trees and community benefit.
pedestrian spaces. a hedge to screen all parked cars from
. Permeable pavement surfaces.
. Large front setback areas with no clear purpose surrounding footpaths;
that sterilise and de-activate the street. . End of trip facilities and secure bike parking for
— the carpark must be planted with regular
residents, visitors and workers.
. Car-dominated environments with lack of trees (1 large tree every 4 bays) to provide
pedestrian provisions. shade; and
— water sensitive urban design features to
reduce run-off from parking pavements.
. Adequate lighting for safety.
. Charging stations for electric cars.
. Walkways through carparks along pedestrian
desire lines linking the footpath to building
entries.
https://www.allhomes.com.au/59-cameron-avenue-belconnen-
act-2617
LAND RELEASE SITES BELCONNEN TOWN CENTRE | PLACE DESIGN BRIEF 27You can also read
