An increased height limit for CBD buildings would give Goulburn more flexibility and help cater for growth, says Barry McDonald.
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The keen civic affairs watcher argues Goulburn must be one of the few regional cities that restricts the building height limit in its city centre. He cited Queanbeyan, Albury and Wagga Wagga as places that had allowed increased heights.
“I think it would look good for the town if people driving along the bypass could see those buildings. It would make them think ‘this place is going ahead,’” he said.
“I think we could have six to eight floor structures, up to 30 metres. I doubt we’ll see anyone wanting to build 20 to 30 storeys in Goulburn but if it’s a nice modern construction that’s done sensitively, I can’t see the problem.”
The Goulburn Post invited the former State and Regional Development business development manager to comment on a council proposal to review the city’s building height limit. Currently, three height limits apply to the city centre but the review will focus on the 15-metre restriction in the area bounded by Clinton, Sloane, Bradley and Bourke Streets.
Council general manager Warwick Bennett said the organisation received about two to three inquiries annually from developers about the height restriction.
“It’s always a difficult issue and there may be a logical and practical solution,” he said.
“But it needs to be done on a case by case basis. We don’t in any way want to affect the heritage look of the main street but there are lots of ways we could do it.”
Setting taller structures back from lower ones was just one method. Mr Bennett said the council was not talking about a vastly increased height. The current limit was historically based on the Post Office and the question was whether this should still apply.
But nothing’s set in concrete yet. Community consultation will be key, according to a council report.
Nothing will happen until the council’s Housing Strategy is completed. Planners said recommendations from this study could feed into the building height review.
Then consultants would undertake a building envelope study. This would involve 3D modelling to show the visual impact of higher buildings and consider additional development controls, such as setbacks.
The study would be used as a basis for community consultation, along with other planning considerations. Planners acknowledge that heritage impact, floor space ratios, the adequacy of current development controls, effect on traffic volumes and on water, sewer and waste management must also be addressed.
“Council’s development engineer has advised that Goulburn’s local road capacity is capable of handling the increased traffic volumes that can be expected from higher density development in the CBD,” the report stated.
Environment and planning director Scott Martin told the Post that parking impacts would also be considered.
The final step in the process is a draft development control plan that would address aspects such as design, setback, overshadowing and bulk and scale. All of the material will be brought together in a discussion paper as part of the consultation. The council would make a decision following this but must also demonstrate the proposal has broad community support in order to lodge a planning proposal to the State Government.
Mr McDonald believed Goulburn could have a mix of conserved heritage and modern buildings.
Architect Doug McIntyre, who has undertaken several CBD projects, said he hadn’t fielded any requests from developers for higher structures. He pointed out that many sites were small and narrow and would need to be amalgamated to support taller buildings.
“I think the only areas that could support it is the Post Office block of Auburn Street, Clinton Street and Sloane Street up to the golf course,” he said.
“In (the rest of) Auburn Street it could be piecemeal if it were done because the council has zero tolerance with car parking requirements. If you increased the height limit, you may have to start demolishing things.”
Mr McIntyre has completed several projects involving old buildings and said it was important to retain the CBD’s heritage feel. Council heritage adviser Louise Thom had also been insistent that Auburn Street be protected.
But like Paris, where there was an old and new sector, Mr McIntyre believed some areas of the CBD could be appropriate for an increased height limit.
“It’s a matter of good design characteristics,” he said.
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