In this development-focussed city, proposals of the kind that Coles Group Property Developments and local developer the Doma Group had envisaged for the Dickson shops – two supermarkets, a 140-unit apartment complex, underground car parking and associated first-floor commercial tenancies – are invariably embraced by government. Often as not, assessors and regulators seem to wave these development applications through with minimum fuss or delay. But in an unexpected turn of events this week, the ACT Planning and Land Authority rejected the joint $56 million redevelopment bid, arguing that its design was "neither commensurate nor appropriate to the prominent locality and key function of the proposed development as part of a revitalised group centre".
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Assessors were also of the view that access and egress to the development would detrimentally affect on traffic and pedestrian movements along Antill and Badham Streets, that pedestrian interface and access to the square, to Dickson library, and to other shops in the precinct would be adversely affected. And in a veiled shot at the designers' decision to locate a loading dock along Antill Street, assessors said the building fronting Antill and Badham streets, lacked "focal points or architectural interest".
Those people who argued that an enclosed, largely self-contained shopping centre clashed with the Dickson centre master plan of 2011 will claim ACTPLA's decision vindicates their concerns. Concerns weren't limited to the impact of the supermarkets, either. Architect and planning advocate Jack Kershaw argued that the scale and mix of the apartment complex was inappropriate, that many units would lack sufficient windows, and that the siting of a double loading dock for two large supermarkets one floor below units was an indication of "planning gone way too far". The filing of amendments to the DA reducing the number of units from 155 to 140 suggests Mr Kershaw's criticisms were well-founded.
In other respects, however, the developers' plan was so far removed from the planning precepts laid down in the Dickson centre master plan (and the Territory Plan) that it might be wondered whether they actually bothered to look carefully at the documents. A blank ground frontage on Antill Street, for example, is hardly conducive to promotion of a vibrant, interesting or lively streetscape.
Not all inner north residents will welcome the news, however. With just one crowded supermarket to service a fairly dense population area, many residents have been pleading for years for greater choice when doing their weekly grocery shop. The planned development would have created 250 jobs during peak construction and 200 retail jobs once complete, delivering the Dickson community a timely economic boost and paving the way for other new developments.
But as alluring as it may have looked in the artist's impressions, the Coles/Doma development application lacked the requisite design principles and attributes, and ACTPLA is to be applauded for calling it that way. Dickson is an important shopping precinct, one moreover, situated at Canberra's main gateway. As flawed redevelopments such as one at Manuka have shown, integrating new residential/retail centres with established shops is no easy thing. Coles/Doma may not like the ruling, but if it results in a better integrated, more harmonious redevelopment it will be worth it.
