Last year the ACT government asked Canberrans to express their views on the future pattern and form of development for their city. "Time to Talk" involved more than 20,000 Canberra citizens and received almost 34,000 comments. The common theme from that consultation was that a clear majority of citizens participating supported a mixture of housing choices, both suburban development and higher density in central locations close to retail, commercial and public transport services.
Canberra's structure has always been planned for higher densities close to our commercial and retail centres, enabling more people to have quick and easy access to where they work or shop, and to other centres through rapid inter-town bus services. These directions are confirmed in the draft ACT Planning Strategy which has been on public exhibition.
Comments again indicate broad support for a strategy of increased residential densities in the city centre, town centres and along key public transport corridors while largely maintaining the character of our suburban neighbourhoods.
It is in this context that Draft Variation 308 to allow for the redevelopment of the ageing public housing complexes on Cooyong Street in Braddon and Reid is proposed. These sites are in close proximity to commercial, retail and recreational facilities in the city centre. They are also close to a major public transport station.
Demand for inner-city residential living is strong and is likely to remain; given current ACT population projections demonstrate the need for another 61,000 dwellings by 2030.
In The Canberra Times article ,"No evidence to support drive for higher density" (February 15, p9) Patrick Troy argues density does not automatically mean sustainability. I agree, but as Troy himself points out, the drivers of efficient energy and water use are the design of buildings and the appliances and fittings within them, as well as occupant behaviour.
This is not an argument for opposing density per se. Instead it is an argument to ensure that the proposed form and design of the development provides affordable dwellings, good solar access, useable public and private open space as well as energy and water efficient design. This can be achieved in higher or lower density development.
Troy is also concerned about the loss of low-cost housing in the city centre and that the proposal will see a reduction of public housing. The number of public housing units will be about 10 per cent of total dwellings on the site, with the remainder allocated in a mixture of other central and suburban locations, recognising that many public housing tenants actually desire a single dwelling.
The ACT also has the highest percentage of public housing stock of any state or territory in Australia, and Labor has provided 500 extra public housing dwellings in this term alone.
A Labor government cannot agree that the concentration of a large number of public housing properties in a single location will provide a safe and liveable environment for residents and neighbours. The past aspirations of public housing authorities for a Le Corbusier-like vision of lower income complexes have been thoroughly discredited.
Suggestions of stealth in relation to this proposal are unwarranted. A public exhibition and notification process which gives citizens a say on a change to the Territory Plan is not planning by stealth. Arguments about precedent cannot be substantiated.
The proposal is consistent with the provisions of the National Capital Plan and the directions of the draft ACT Planning Strategy. It should also be considered on its merits and its location. Nor can the proposal be seen as justification for the redevelopment of historic and unique garden city precincts such as Reid. The Government will not support such arguments if they are made.
It is possible that the proposed form and massing, setbacks, heights and other key elements, such as energy and water efficiency measures, will be reviewed and modified following the public consultation process.
Ultimately, the Assembly will decide if the Draft Variation is appropriate but the arguments are clear that the site is appropriate for higher density development.
The Draft Variation is also consistent with a broad planning strategy, to allow more people to live and work in close proximity to our centres.
It is equally clear that many Canberrans support the strategic direction of such proposals and want to see it done well.
Simon Corbell is the ACT Minister for the Environment and Sustainable Development.
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