Yanchep Rail Extension - Alkimos Stockpile Site Development Application
June 2019 | 19-072
YRE-ELE-EN-RPT-00001 Alkimos Stockpile Site Development Application
ii Contents
Introduction 1 Background 1 Planning Approvals Required 1 Proposed Development 3 Development Description 3 Alkimos Stockpile and Dust Management Plan 3 Site Details 5 Site Location and Property Description 5 Site Context and Surrounding Developments 5 Environmental and Heritage Considerations 9 Planning Framework and Assessment 11 Metropolitan Region Scheme 11 Conclusion 15 Appendix A 17 Development Plans 17 Appendix B 19 Certificate of Title 19 Appendix C 21 Stockpile and Dust Management Plan 21 Appendix D 23 Bushfire Management Plan 23
iii Alkimos Stockpile Site Development Application
iv Introduction
This report has been prepared by element, on behalf of the Public Transport Authority (PTA), in support of a temporary stockpile site at Lot 9602 on Deposited Plan 409771 that is directly associated with the construction of the Yanchep Rail Extension project (YREP) that is discussed in more detail below. The stockpile site is located within the suburb of Alkimos within the local government area of the City of Wanneroo. Background The PTA is developing the Yanchep Rail Extension project as part of the Western Australian Government’s METRONET vision and delivery. The project will extend the Joondalup railway line beyond the existing Butler Station and will introduce another 14.5km of railway, new stations at Alkimos, Eglinton and Yanchep, and associated infrastructure. The construction and access area associated with the railway and temporary stockpile site proposed by this application has been selected to coincide with proposed future urban development and/or roads either reserved by the Metropolitan Region Scheme (MRS) or detailed within approved and draft Local Structure Plans (LSPs) and therefore designated to be cleared of vegetation. A total of 7.3 km of narrow-gauge dual track railway will be constructed within the corridor as part of the first construction stage up to the proposed new station at Eglinton. The railway will be situated below ground level, constructed within a cutting that has a general depth of approximately five (5) metres below the surrounding ground level. At one location, the cutting passes through a large and high sand dune where the depth of the cutting will be at its deepest, approximately 20 metres from the surrounding ground level. Batters and/or retaining walls will be used to stabilise the slopes down to formation level. This application relates to a proposed stockpile location in Alkimos, that is required to accommodate the extracted material during the construction of the Yanchep Rail Extension project for a temporary period only. Planning Approvals Required The PTA are considered to be an ‘Agent of the Crown’ for the purposes of public works development. Section 3 of the Western Australian Planning Commission (WAPC) Planning Bulletin 94 (PB94) best summarises the way this relates to local planning schemes below - Section 6 of the Planning and Development Act 2005 (PD Act) states: “nothing in this Act interferes with the right of the Crown, or the Governor, or the Government of the state, or a local government - (a) to undertake, construct or provide any public work; and (b) to take land for the purposes of that public work.” In general terms, this section gives the bodies referred to in section 6, “section 6 bodies”, the power to undertake a public work or take land for the purposes of a public work without obtaining development approval from the responsible authority under the relevant planning scheme. This does not however exempt the PTA from any applicable Region Scheme approval, as per the following text: Public works under a region planning scheme Section 5(2) states that a region planning scheme binds the Crown (ie all section 6 bodies except local government). This means that the exemption provided by section 6 does not extend to the requirements of a region planning scheme. As such, section 6 bodies may be required to apply for approval to commence development, including public works, under a relevant region planning scheme.
1 Alkimos Stockpile Site Development Application
If a section 6 body is exempt from requirements of the local planning scheme, but is required to make an application to the WAPC for development approval under the region planning scheme, then the section 6 body must provide the WAPC with evidence that the section 6 body has consulted with the local government as required under section 6(2) and (3) of the PD Act. The PTA is therefore considered to be exempt from requiring development approval from the local government for these works, however, the proposal still requires approval from the WAPC as the Section 6 exemption does not apply to the MRS. Further, the proposed development will locate within an area that is subject of a declaration under Section 112 of the PD Act, which states: (1) If the Commission considers that any land may be required for one or more of the purposes specified in Schedule 6, the Commission may by notice published in the Gazette and with the approval of the Minister declare that land to be a planning control area. On 27th March 2019, the WAPC resolved to declare a planning control area (PCA) over the subject site being PCA 132. All development within a PLA requires approval by the WAPC as set out under Section 115 of the PD Act. Section 115 of the PD Act states: (1) A person who wishes to commence and carry out development in a planning control area may apply to the local government in the district of which the planning control area is situated for approval of that development. (2) An applicant is to submit to the local government such plans and other information as the local government may reasonably require. (3) The local government, within 30 days of receiving the application, is to forward the application, together with its recommendation, to the Commission for determination. The PTA therefore seek approval from the WAPC under the MRS for the proposed stockpile location at Alkimos that is associated with the YREP as part of the Western Australian Government’s METRONET public transport program.
2 Proposed Development
Development Description This application relates to the development of an area of land for the purpose of temporarily stockpiling excavated material as part of the Yanchep Rail Extension project within the suburb of Alkimos. The stockpile location has been carefully selected to occur within an area of land that contains existing degraded vegetation with low environmental significance. The stockpile site will have direct access to the construction corridor where possible to reduce overall haulage distance of the excavated material. Material will be stockpiled to an approximate height of four (4) metres and is anticipated to hold approximately 600,000m3 within a 20 hectare site. To support the daily operation of the stockpile activities on site, associated infrastructure will be located within the site and include portable site ofices, toilet facilities and fencing to contain and securely store equipment after operational hours. The stockpile site is anticipated to operate during normal construction hours only, defined as 7:00a.m. to 7:00p.m. on days other than Sunday’s and public holidays. If works are required to be undertaken outside of normal construction hours then approval would be sought from the responsible authority. Alkimos Stockpile and Dust Management Plan A Stockpile and Dust Management Plan (SDMP) has been prepared to support the proposed development and provides additional detail on the ongoing operation and management of the temporary stockpiling facility. The following summarises the key matters addressed in the SDMP, with further information available within the SDMP at Appendix C. Refer to Appendix C - Stockpile and Dust Management Plan. Communication Process The PTA have prepared a Communications and Stakeholder Engagement Strategy to inform ongoing liaison with the community. The objectives of the Strategy include: • Build relationships with key stakeholders and foster support for the project by involving stakeholders, where and as early as possible. In the delivery phase, the objective of engagement will be to manage and minimise construction impacts. • Communicate the project vision and benefits to allow for a greater understanding of the alignment, station locations and why the line is being extended. • Identify stakeholder and community perceptions of potential risks/impacts/issues associated with the project and use this information to inform project planning. • Establish opportunities for two-way feedback to maximise project outcomes through obtaining local knowledge and expertise. • Provide regular information when and how stakeholders wish to receive it. The PTA has continued to liaise with the local community and attend events to provide information on the YRE project. It is anticipated that stakeholders and the community will be engaged as part of the proposed development application process..
3 Alkimos Stockpile Site Development Application
Separation Distances The proposed stockpile site will be separated from existing development in the area, with the nearest sensitive receptor (residential development south of Howden Parade) being located approximately 600 metres away. The Environmental Protection Authority’s Guidance for the Assessment of Environmental Factors – Separation Distances between Industrial and Sensitive Land Uses No. 3 (Guidance Statement No. 3) provides for separation distances between industry and residential land uses, however, there are no recommended distances provided for bulk earthworks activities. Notwithstanding this, management activities addressed within the SDMP are considered to provide for an appropriate level of protection through dust management, noise management and the like. Dust Management Dust management measures are outlined within the SDMP, which includes the following dust preventative measures: 1. Access tracks/routes to be constructed of material that minimises dust generation as far as is practicable. 2. Watering and wetting down of access roads and tracks as required. 3. Stockpiles to be wetted down by water cart where possible. 4. Consideration will be given to utilising a hydromulch for stockpiles generating dust for longer term dust minimisation. 5. Consideration will be given to utilising a dust suppressant agent on access tracks where excessive dust generation becomes problematic. Stormwater Management All stormwater will be entirely contained within the site via onsite infiltration to ensure there is no uncontrolled discharge outside the site. Stormwater diversion channels or bunds will be constructed to divert surface water flows, minimise soil erosion and trap sediment within the site. Trafic Management Plant associated with stockpiling activities will have to enter the site via public roads initially. After this, all trucks and other plant associated with the stockpiling activities will subsequently be contained within the site and railways boundary. Access will take place through the rail construction corridor located to the west of the proposed stockpile site to limit the potential disturbance on the locality. Signage will clearly indicate the location of gate entrances to minimise incorrect routing of vehicles. Access tracks to and within the site will be constructed to a hard standard (compacted limestone) to limit dust creation and provide better access during wet conditions. Noise Management All works within the stockpile sites are planned to be undertaken during standard construction hours only, defined as 7.00 a.m. to 7.00 p.m. on days other than Sundays and public holidays. If works need to be undertaken outside of these hours, approvals will be sought from the City of Wanneroo and an out-of-hours noise management plan (NMP) will be developed and approval sought form the City of Wanneroo. Complaints will be recorded in the PTA complaints register and include location, date, time, nature of complaint, and complainant details.
4 Site Details
Site Location and Property Description The proposed development will be located within an area of land described as Lot 9062 on Plan 409771 (the subject site) and has an overall land area of 1,991,435m2. The proposed development will locate within a portion of the subject site only and will utilise approximately 20ha. Refer to Appendix A – Development Plans The subject site does not contain any existing development and is largely comprised of existing vegetation that is largely degraded and of low environmental significance. Refer to Figure 1 – Location Plan Refer to Figure 2 – Aerial Plan Refer to Figure 3 – Site Plan The following table provides a legal description of the subject lot. Lot No. Address Volume Folio Plan/Diagram Registered Proprietor 9602 No street address 2914 425 409771 WA Land Authority Refer to Appendix B - Certificate of Title Site Context and Surrounding Developments The subject site is located within the suburb of Alkimos, approximately 40km north of the Perth CBD and approximately 16k north of Joondalup. The subject site can be described as being located within an area that is continuing to undergo significant residential development associated with new housing estates. Despite the ongoing development being undertaken within the area, a significant amount of land remains undeveloped and typically consists of degraded vegetation. Approximately 600m immediately south of the proposed development lies an area of residential development that is subject to Agreed Structure Plan 60 (ASP60) - Lots 1001 & 1002 Marmion Avenue, Alkimos. The proposed development itself will locate within the Alkimos City Centre Structure Plan, which sets out a number of development controls that apply to development within the area. The future railway corridor is identified within Alkimos City Centre Structure Plan, although the stockpile location is not, likely due to the temporary nature of the site for this purpose. Refer to Figure 2 – Aerial Plan
5 Alkimos Stockpile Site Development Application
Subject Site
Figure 1. Location Plan
source: googlemaps
Location Plan Lot 9602 on DP409771, Marmion Avenue, Alkimos
Date: 15 May 2019Scale: NTS @ A4 Staf: LS GW Checked: LS File: 19-072 PS alkimos.ai
The drawing does not constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever. All parties associated with the proposed property development disclaim all Level 18, 191 St Georges Terrace, Perth Western Australia 6000 responsibility for any errors or omissions. The right is reserved to change the plan at any time. Liability is expressly disclaimed by Element Advisory WA Pty Ltd for any loss or damage which may PO Box 7375 Cloisters Square, Perth Western Australia 6850 be sustained by any person acting on any visual impression gained from this drawing. © element T. +61 8 9289 8300 | E. [email protected] elementwa.com.au
6 MARMION AVENUE
ROMEO ROAD
SANTORINI PROMENADE
Figure 2. Aerial Plan
7 Alkimos Stockpile Site Development Application
Lot 2001
Lot 2001
MARMION AVENUE
P409771 Lot 9602 199.1435ha
Lot 2002
Lot 9051
ROMEO ROAD Lot 9052
SANTORINI PROMENADE
Subject Site Subject Lot Figure 3. Site Plan
source: landgate
Site Plan Lot 9602 on DP409771, Marmion Avenue, Alkimos
Date: 15 May 2019Scale: NTS @ A4 Staf: LS GW Checked: LS File: 19-072 PS alkimos.ai
The drawing does not constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever. All parties associated with the proposed property development disclaim all Level 18, 191 St Georges Terrace, Perth Western Australia 6000 responsibility for any errors or omissions. The right is reserved to change the plan at any time. Liability is expressly disclaimed by Element Advisory WA Pty Ltd for any loss or damage which may PO Box 7375 Cloisters Square, Perth Western Australia 6850 be sustained by any person acting on any visual impression gained from this drawing. © element T. +61 8 9289 8300 | E. [email protected] elementwa.com.au
8 Environmental and Heritage Considerations A desktop search indicates that the subject site: • Has no known European or Aboriginal heritage significance; • Does not pose a risk of encountering Acid Sulphate Soils; and • Is not a registered contaminated site. An assessment of the soil to be excavated as part of the project has previously been undertaken and this determined that most of the source soils to be clean fill in accordance with the revised Department of Water Environment Regulation (DWER) Landfill Waste Classification and Waste Definitions (as amended 2018). Further testing of soil may be required within one identified area and in this respect, the SDMP outlines the process that will be undertaken. Refer to Appendix C – Stockpile and Dust Management Plan The Department of Fire and Emergency Services (DFES) Map of Bush Fire Prone Areas identifies the subject site as falling within a bush fire prone area as designated by the Fire and Emergency Services (FES) Commissioner. A Bushfire Risk Management Plan has been undertaken for the Yanchep Rail Extension part 2 project. This sets out a number of bushfire mitigation measures that will also inform the ongoing operation of the stockpile activities and includes: • Fire danger rating controls; • Harvest and vehicle movement ban controls; • Bushfire warning controls • Evacuation plan and assembly points; and • Bushfire suppression. Further information can be found within the SDMP at Appendix C. Refer to Appendix C – Stockpile and Dust Management Plan. Further to the ongoing mitigation meansures outlined above and included within the SDMP, Strategen have prepared a Bushfire Management Plan (BMP) that has assessed the bushfire risk and potential impact to the proposed infrastructure. The BMP provides advice and recommendations regarding appropriate bushfire management responses in consideration of both mandatory and non-mandatory measures. The BMP outlines that the location of the site compound is recommended to locate within the cleared areas to provide suficient separation distances to achieve a BAL rating less than BAL-29. Refer to Appendix D - Bushfire Management Plan It is anticipated that a condition of approval will require the proposed development to comply with the recommendations of the BMP.
9 Alkimos Stockpile Site Development Application
10 Planning Framework and Assessment
Metropolitan Region Scheme The subject site is located within Planning Control Area No. 132 under the Metropolitan Region Scheme (MRS). The declaration of Planning Control Area No. 132 will allow for the ongoing development of the Alkimos Railway Station and immediate surrounds. The WAPC consider that the Planning Control Area is required to ensure that no development occurs on this land which might prejudice this purpose until it may be appropriately reserved under the MRS. The proposed development is directly associated with the delivery of the State Governments METRONET vision and is required as part of the rail corridor construction. The proposed development is entirely consistent with the planning control area recently declared over the area. Refer to Figure 4 – Extract of Metropolitan Region Scheme City of Wanneroo Town Planning Scheme No. 2 As noted above, the PTA are considered to be an ‘Agent of the Crown’ for the purposes of public works and do not require planning approval from the City. Notwithstanding, The City’s Town Planning Scheme No. 2 (TPS2) identifies land use permissibility within designated zones. The proposed development is considered to fall most closely within the definition of a ‘Public Utility’, which is defined as follows: Any work or undertaking constructed or maintained by a public authority or municipality as may be required to provide water, sewerage, electricity, gas, drainage, communications, passenger transport or other similar services. Given the nature of the proposed development, the above land use definition most accurately describes the proposed development sought as part of this application. The subject site is zoned ‘Centre’ under the City’s TPS2 and is located within the Alkimos Eglinton Development Contribution Area (DCA1). Refer to Figure 5 – Extract of City of Wanneroo Town Planning Scheme No. 2 DCA1 is outlined as generally conforming to the Alkimos Eglinton District Structure Plan, the Northern Coastal Growth Corridor Community Facilities Plan and the City of Wanneroo Long Term Financial Plan 2013/14 - 2022/23. Developer contributions are not applicable in this instance as the proposed development is exempt from the need to require planning approval under the City’s TPS2. Notwithstanding this, the City will be a key referral agency for the determination of the application under the MRS by the WAPC and as such will be assessed with regard to the relevant general objectives of its local planning scheme. The following objectives of the City’s TPS2 are considered most relevant to this application: (d) To facilitate the co-ordination and early provision of social and community facilities and other physical infrastructure in line with the needs of new development. (k) To ensure that adequate regard is given to the protection of the natural environment in the determination of land use and development proposals in accordance with sustainable development principles. (o) To ensure that proper regard is given to the needs of the community in the determination of land use and development proposals.
11 Alkimos Stockpile Site Development Application
WSD
WSD
132
Reserved Lands Zones Notice of Delegation Other Other regional roads Public purposes Urban Central city area Bush forever area Subject Site Primary regional roads Denoted as follows: Urban deferred Rural Subject Lot Parks & recreation WSD Water Authority of WA 132 Planning Control Area
Railway source: WAPC
Figure 4. Extract of Metropolitan Region Scheme
Metropolitan Region Scheme Lot 9602 on DP409771, Marmion Avenue, Alkimos
Date: 25 Jun 2019Scale: NTS @ A4 Staf: LS GW Checked: LS File: 19-072 PS alkimos.ai
The drawing does not constitute an invitation, agreement or contract (or any part thereof) of any kind whatsoever. All parties associated with the proposed property development disclaim all Level 18, 191 St Georges Terrace, Perth Western Australia 6000 responsibility for any errors or omissions. The right is reserved to change the plan at any time. Liability is expressly disclaimed by Element Advisory WA Pty Ltd for any loss or damage which may PO Box 7375 Cloisters Square, Perth Western Australia 6850 be sustained by any person acting on any visual impression gained from this drawing. © element T. +61 8 9289 8300 | E. [email protected] elementwa.com.au
12 MRS Reserves Zones Other Other Regional Roads Railways Centre Subject Site Parks and Recreation WSD Public Purposes - Urban Development Subject Lot Water Authority of WA Primary Regional Roads General Rural DCA1 Development Contribution Area source: WAPC
Figure 5. Extract of City of Wanneroo Town Planning Scheme No. 2
13 Alkimos Stockpile Site Development Application
It is considered that the proposed development accords with the abovementioned aims and objectives in that it will ensure the ongoing delivery of essential community service infrastructure that will benefit the local community in addition to the wider population of Perth. The location of the proposed development has been specifically selected to occur within an area of land with degraded vegetation, limiting any further need for potential clearing. A Stockpile Management Plan has been prepared and is to be addressed as part of the ongoing operation of the subject site as a stockpile location. City of Wanneroo Local Planning Policy 4.18 - Earthworks and Sand Drift The proposed development site was considered against the City’s Local Planning Policy 4.18 - Earthworks and Sand Drift. Utilising the Site Classification Assessment Chart, the proposed development site produced a total score of 238, which means that the site is a Classification 2, being of low risk. Dust management measures will be employed throughout the operation of the facility and appropriate complaints management systems will be undertaken to ensure the stockpile site operates to an appropriate standard and limit any potential nuisance on the surrounding locality.
14 Conclusion
This report has been prepared by element and on behalf of the PTA, to support the proposed development of a stockpile location that is directly related to the Yanchep Rail Extension project being undertaken, which will deliver an additional 14.5km of railway, new stations at Alkimos, Eglinton and Yanchep, and associated infrastructure. This application seeks the necessary development approval from the WAPC under the MRS for the proposed development as shown in the development plans, which is to take place within a declared planning control area (PLA132). This report sets out the development approval framework, project area description, proposed development, and planning framework applicable to the proposal. A planning assessment is also provided although the relevance of normally applicable development standards and requirements is limited due to the nature of the proposal. Notwithstanding the exemptions that the PTA enjoys from local authority approval as a public authority, the proposal is demonstrated as being consistent with the purposes, objectives and intent of the applicable local planning scheme and in accordance with the principles of orderly and proper planning on the basis that it will have a limited impact on the local amenity and is to be appropriately managed throughout its operational duration. In order to ensure the timely delivery of this important infrastructure project it is respectfully requested that the development approval is issued within the applicable statutory timeframe to meet the associated timeframes with the delivery of the project.
15 Alkimos Stockpile Site Development Application
16 Appendix A
Development Plans
17 DP 409771 2001 2001 2000 DP 409771 DP 409771
130.73 589.89
29
80.01 Compound (Site Ofice and Amenities) 384.13 (~40 x 20m)
318.09 M Proposed Stockpile Site A (20ha) Road R (10m wide) M
I O
N
80.01 598.13
29 2002 DP 409771
191.95
59.21 9602 199.1435ha
9050 DP 413843 9050 DP 413843 9050 DP 413843 A V 701 E DP 407869 N 9051 U DP 413867 E
9050 DP 413843
ROMEO ROAD
Site Plan 0 75 150m
Date: 15 Apr 2019 Scale: 1:7500@ A3 File: 19-072 CP-1 A Staf: LS GW Checked: LS Level 18, 191 St Georges Terrace, Perth Western Australia 6000. Lot 9602 on DP409771, Marmion Avenue, Alkimos PO Box 7375 Cloisters Square, Perth Western Australia 6850. T. +61 8 9289 8300 | E. [email protected] elementwa.com.au © Alkimos Stockpile Site Development Application
18 Appendix B
Certificate of Title
19 LANDGATE COPY OF ORIGINAL NOT TO SCALE Fri May 10 15:42:09 2019 JOB 59264741