What the corridor could look like under the proposed rezoning. Images: ACT Government.
Building heights will rise in Downer and Watson under rezoning proposals to pave the way for 1000 new homes in the inner north.
Community consultation has opened on a Draft Major Plan Amendment (DPA-09) Northern Gateway, as part of the ACT Government’s goal of new housing being developed along major public transport routes, in this case, light rail.
The area up for rezoning is close to Northbourne Avenue and the Federal Highway, north of Antill Street and Mouat Street, where new medium-density housing is envisaged to replace the current single detached homes.
DPA-09 proposes to rezone areas of Watson adjacent to the Federal Highway from RZ1 Suburban Zone to RZ3 – Urban Residential Zone, with a limited section of Watson closest to Phillip Avenue and areas of Downer adjacent to Northbourne Avenue/Federal Highway changing to RZ4 – Medium Density Residential Zone.
The proposed RZ4 areas would increase in height to 12 metres or about three storeys, except for the blocks in Downer closest to Northbourne Avenue and south of the Barton Highway, which would be able to rise to 18 metres or five storeys.
In Watson, the proposed RZ3 areas would be 8.5 metres or the existing limit of two storeys, for low-rise units or townhouses.
This is considered to be more compatible with the adjacent low-rise suburban development, and recognises the narrow street and subdivision layout.
Planning Minister Chris Steel said the zoning changes would enable up to 1000 additional well-located homes to be built in the northern end of the corridor directly next to existing light rail stops at Swinden Street and Phillip Avenue.
Mr Steel said light rail had already been a catalyst for new housing along the southern end of Northbourne Avenue.
“The proposed draft amendment implements the NCA and ACT Government’s City and Gateway Urban Design Framework, which was previously consulted on with the community in 2018,” he said.
“The ACT is now seeking to implement the framework by amending the Territory Plan for the northern end of the corridor, which has long been identified as an area of change.”
Supporting changes are also proposed to the National Capital Plan, including removal of the 70-metre setback measures from the centre of Federal Highway/Northbourne Avenue in section 51 Downer, and increasing the maximum height allowable for development within Blocks 41- 46 Section 1 Watson along Philip Avenue to 12 metres.
The Inner North and City District Strategy identified these areas within Downer and Watson with good access to light rail as ripe for residential densification.
The government’s supporting report for DPA-09 says the rezoning is aimed at planning more housing in and around key precincts, shops and rapid transport connections, and increasing the number of missing middle homes, such as townhouses, terrace homes and low-rise apartment living.
The government says it will continue to work closely with the NCA to ensure there is consistency between the NCP and the Territory Plan.
Work is also underway on separate planning changes for the Thoroughbred Park precinct, where the Canberra Racing Club has proposed a new multi-unit residential development.
The Territory Planning Authority is preparing a separate draft plan amendment for the whole precinct, rather than just for Thoroughbred Park, which is expected to be released for consultation later this year.
Mr Steel said transit-oriented development was a key part of the government’s planning reforms to enable 30,000 new homes by 2030.
Community feedback on DPA-09 is open from 22 September to 4 November 2025 through ACT Planning.
