Many people in Gungahlin have been asking about when we'd get a pub (notwithstanding the George Harcourt already at Gold Creek). And we've been asking on your behalf when meeting with ACTPLA and LDA reps.

A development application has now been lodged with ACTPLA for a hotel to go between the police station and McDonalds. But there is a catch with this proposal - it is included with 62 accommodation units.

Hotel elevations (PDF 535 KB)

Hotel landscape plan (PDF 1227 KB)

Our submission to ACTPLA on the DA explains our concerns with this:

The GCC is broadly supportive of a new hotel for Gungahlin, and the proposed location is appropriate given the zone is CZ6 and the first larger-scale office accommodation released by the LDA will be on the opposite site. Having the police station directly opposite would also serve to moderate any adverse behaviour that might emanate from a hotel.

However, the congregation of fast food retailers and similar uses in this precinct has created a traffic and parking issue, with woefully inadequate road size and parking capacity for such a concentration of similar uses.

We note that this development would be characterised by uses generating similar peak periods for both parking and traffic, with potential to aggravate the existing situation around Gribble Street and the surrounds. GCC is not equipped to assess the DA in these respects, but requests ACTPLA pay particular attention to the possible impacts of the development on the situation that was in reality caused by its own planning requirements. There will need to be a dedicated and segregated parking area specifically for hotel patrons, separate from unit users' parking.

Of further concern to us is that the hotel component of the proposal is actually quite small, and it is instead dominated by accommodation. CZ6 prohibits residential uses. Clearly long-term residential uses would undermine the intent of the zoning, and potentially lead to noise complaints from residents within the development itself against the hotel and other surrounding night-time uses.

While these units have been pitched in the application as non-residential, we note from the plans the inclusion of kitchen facilities in all units, and it is unclear whether laundry provisions have also been made. Further, in response to our concerns, the proponent Nick Georgalis is quoted in the Canberra Times (20/10/2009) as saying he would "let the market decide" if the units were rented out as long or short-stay serviced apartments. This remark appears to indicate a willingness to convert the development after approval into long-term residential accommodation, contrary to the permissible uses of the zone.

I have personal experience of loose approaches to zoning regulations being used to progressively undermine zoning intent and leading through sustained political and media campaigning by residents and proponents to permanent residential uses in units only approved for temporary motel-style use.

We urge ACTPLA to apply rigorous assessment, and if approved strong conditioning, to this development to prevent such an outcome occurring in this instance.