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Shock shift in Kippax plan replaces ovals with development

By wildturkeycanoe 8 November 2016 23

Kippax Redevelopment

Last night when shopping for a few items at the Kippax centre, I noticed a display at the entrance which I initially thought was a competition, as they had a red spinning barrel like you see in most competitions.

Upon taking a closer look, I discovered it was actually another government [see comments below, the writer has since been corrected, this proposal and related consultation come from Kippax Fair, not the government] “consultation” on the redevelopment of the Kippax area. Now the second stage of consultations had already taken place and the government is now developing their master plan. But one thing that really irked me was that in this final “consultation”, the plan has drastically changed. On top of the multi-story buildings and relocation of parks, addition of cycling infrastructure and so forth, the ovals to the east of Kippax shops are now going to become a supermarket and terrace style housing. This has never before been mentioned in the discussions and has been snuck in during the final phases of planning.

Of course many people have placed their objections to this last minute addition, but I wonder if they will be taken seriously at all. The ovals are supposed to be relocated to the south, incorporated into the other sports areas. Once this has happened, there will be no open spaces specifically for community use apart from the token few square metres for which the government are asking what the public wants included. We only recently started using these ovals for flying kites as most other open areas have trees and power lines nearby. Once this oval is closed down, there won’t be any other suitable open spaces to go flying in, not ones that have been properly maintained anyway [Holt and Macgregor ovals are usually always knee high in semi-mowed grass].

I have included my letter to the government in response to this new addition to their plans and my disappointment that they are releasing it so late into the proposals.

“To the ACT Planning Department,

I am writing this to have my say about the Kippax Master Plan which in its current format I am opposed to.

Earlier this year during public consultations, I wrote in response to the Kippax Master Plan through the ACT Government’s “Have Your Say” forum. I had concerns about quite a number of the changes presented for consideration. The most important of these was a lack of transport infrastructure to cater for the population increases due to the condensed housing arrangements and construction of the new West Belconnen suburbs, meaning the existing roadways from West Belconnen to the City [where employment opportunities are obviously located] would not cope with the increased traffic. The plans presented in stage 2 of consultations also had multi-story buildings looming over the street, which would block the sunlight from the westward facing external shops, which the government was selling as outdoor “alfresco” dining areas. These would become dark places, affected by a wind tunnel effect as happens in Garema Place in Civic. The positives of promoting these areas for dining would be negated by the overshadowing of adjacent multi-story carparking.

I had many more objections but none of those concerns have been taken into consideration in the final draft master plan which is now being presented at the Kippax Shops for comment.

Most importantly, the current presentation for comment by the ACT Government includes what looks to be a supermarket and more high density housing, to be built on top of the sports ovals to the east of the Kippax shops. Up to this point in time, there were no plans for these ovals to be used for any other purpose. I noticed at the display outside the entrance to the Kippax shopping centre that there are many people opposed to the development of the oval, as it will also remove public space for dog walking and other activities that can not be done in the other open spaces to the south of the Kippax Centre, as they will be designated sporting fields and not necessarily unoccupied for the general public to use.

Sneaking in a variation like this, so far into the process, is not how consultation works. I object to the plan and believe the ACT Government has pulled the wool over the eyes of the public, in order to please its developer mates and offer them public land to make financial gains.

Leave the ovals behind the Kippax Centre for public use as they are now, do not propose or commit to re-zoning it for more unsightly high density housing in an area that does not need it and does not want it.”


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Shock shift in Kippax plan replaces ovals with development
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Nightshade 10:03 pm 10 Nov 16

kippaxfair said :

Thank you for your comments – we appreciate feedback and welcome your questions. Some of the questions can be answered by information in the ACT Government draft master plan. You can view the full Kippax Fair proposal on our website, http://www.kippaxfair.com.au. To allow us to provide you with detailed responses please send us an email with your questions and contact details (please email to community@kippaxfair.com.au ). We’d be happy to answer your questions.

Why not just answer the questions here? And surely you can briefly summarise the differences between your plan and that of the government. It must be something significant to justify going to this effort at such a late stage.

JC 6:42 pm 10 Nov 16

wildturkeycanoe said :

JC – The hockey fields are barely 60 metres wide [treeline to treeline] and both rugby codes require 68 to 70 metres, unless the plan is for a sub-standard amenity. How does it fit exactly, especially with trees growing on the sidelines of the footy field? I think there may be some OH&S considerations to overcome if they aren’t chopped down.
Also, as mentioned by Risible2, the oval is definitely a floodway. To build on the oval would require substantial stormwater piping to keep the flow going or it’d back up onto Flack Street. There are already easements under the ovals behind the Raiders Club, and if my memory serves, you cannot build on top of an easement. Any piping placed there to continue the path of runoff would prevent construction of a supermarket, or am I incorrect? It just makes sense, considering Icon water needs to be able to dig up the pipes if they become blocked or collapse. The whole thing just seems to have so many technical complications, public backlash being just another one on the list.

The hockey fields look smaller because of over growth of the bushes. The width is the same along all those ovals. In years gone by those ovals were used for football too.

As mentioned previously the ovals are NOT a flood plain and the stormwater infrastructure actually already exists under the ovals in the very easement you mention. Look at all the concrete drains, where you reckon they lead? Hmmm

The ditches on the side of the ovals allow water run off from the ovals to get into those stormwater drains. The ditches carry to the water to the drains, they are not what carries the water to the creek. Mean to say the give away is next to the shopping centre where is the ditch? If what you is saying is true water would build up on the southern side of flack street as there is no surface flow through to the creek. The water goes into the stormwater system.

Your point about an easement between the shopping centre and ovals is probably valid, though to me looking at how the ovals next to the shopping centre are graded and where the stormwater entry drains are located it looks like the drain turns right just after flack srteet and then runs along Moyes Crescent and then behind the tennis club on to the pollutant trap across Southern Cross Drive.

I am awaiting your next post about the possible destruction of the Kippax woodlands.

wildturkeycanoe 5:27 pm 10 Nov 16

Kippaxfair – I find it odd that with your assertion of this plan being an “independent initiative” by the owners of the Kippax shopping center, to be forwarded to the government once surveys are complete, you now suggest we contact the A.C.T government for answers. Why would they be able to answer questions surrounding YOUR proposal unless they are already part of the process? Should not the answers be coming from you, as the proposers of the idea?
I have already asked the government many questions when consultation was taking place but have not received a response, nor have they replied to me about any of these new supermarket plans either. Anyway, I have emailed the same questions to you, in case you’d prefer to have the replies unpublished. With my concerns though, I’d suspect that if the answers weren’t satisfactory, I would probably end up ranting back here again.
JC – The hockey fields are barely 60 metres wide [treeline to treeline] and both rugby codes require 68 to 70 metres, unless the plan is for a sub-standard amenity. How does it fit exactly, especially with trees growing on the sidelines of the footy field? I think there may be some OH&S considerations to overcome if they aren’t chopped down.
Also, as mentioned by Risible2, the oval is definitely a floodway. To build on the oval would require substantial stormwater piping to keep the flow going or it’d back up onto Flack Street. There are already easements under the ovals behind the Raiders Club, and if my memory serves, you cannot build on top of an easement. Any piping placed there to continue the path of runoff would prevent construction of a supermarket, or am I incorrect? It just makes sense, considering Icon water needs to be able to dig up the pipes if they become blocked or collapse. The whole thing just seems to have so many technical complications, public backlash being just another one on the list.

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