LOCAL PLANNING POLICY | Withers Local Area Plan 8th of March 2016
WITHERS LOCAL AREA PLAN | 1 Prepared for: City of Bunbury Planning Department Contact: Thor Farnworth Position: Manager Sustainability, Planning and Development Phone: 08 9792 7054 Email: [email protected]
Table 1. Edition Details
EditionWithers Details LAP Title Withers LAP Production Date 16/10/2015 Prepared By UDLA Author Greg Grabasch & Fiona Hurse Status Council adopted 8 March 2016 UDLA Project Code BUNWI
Table 2. Document Register Document Register
Version Date Amendments Prepared By Draft - Withers LAP - Progress A 19/06/2015 FH Update to City of Bunbury
B 22/07/2015 Draft - Withers LAP FH
C 14/09/2015 Draft - Meeting with CoB 15/09/2015 FH
D 05/10/2015 Draft - Stakeholder Review FH
E 16/10/2015 Council Endorsement FH
F 20/10/2015 Council Endorsement FH
G 11/11/2015 Cover Page Revision FH
Amendments prior to public H 26/11/2015 FH advertising Minor amendments Withers Structure I 09/12/2015 FH Plan Concepts Council adopted 8 March 2016 J 22/03/2016 GG 2 | INTRODUCTION (Council Decision 67/16) Acknowledgments
Acknowledgment of Country
The Aboriginal people of the area encompassed STAKEHOLDERS: Stewards of Katherine Chauhan Reserve; Member for the South West Region Australian by the City of Bunbury are the Noongar people Labor Party; Margaret Teremoana including the Wardandi clan/language group. The City of Bunbury and Council; Hon. Adele Farina Local Area Plan acknowledges all Elders, cultural James Hayward leaders and community members both past and Bob Karaszkewych present who continuously retain their spiritual and LandCorp; MLA Member for the Bunbury Liberal Party; custodial connection to country. James Shepard Matthew Whyte Hon. John Castrilli Jana Joubert Project Participants Jessica Hackett Maidens Park Primary School; Neighbourhood Watch Coordinator and The project team would like to acknowledge Phil Harris Judy Chitty the South West Development Commission as Representatives; Thor Farnworth Simon Bartlett principal funder and valued input along with the Mellissa Howard following residents, stakeholders and City of Shona Studdert Bunbury representatives. Again, thank you for your John Gardyne Owen Preston contribution, direction and support. South West Development Commission; Steven Lindley Don Punch Waylon Hill Anna Oades Silas Saw RESIDENTS AND/OR LANDOWNERS: Newton Moore High School and Education Anne Crittendon Amanda Taylor Nada Saleh Support Centre; Ben Kemps Maya Hume Penny Nunn Byron Albrey Housing Authority; Liam Maher Susan Kerr Cheryl Robinson Kath Roberts Kevin Dickie Cindy Bloor Mendo Stepanovski Joshua Marsh Police; Doug Fimister Coralie Ayres Jessica Adams Steph Smith Gillian Alexander David McLoughlin Jade Collard Glen Willetts Richard Elliot Honey Voller WA Country Health; Joanna Hughes-Dit-Ciles Hannah Copper Jenny Page Jozina De Ruiter Department of Education; Evan Hill Kelly Mennen Ken Warnes Neil Milligan Grace Horan Laurence Goodwin Dana Marsh Withers Community Library; Lorene Kemps Goomburrup Aboriginal Corporation and Cheyenne Clough Mellissa Zimmerman Elders; Lou Valli Beshaun Paul O’Neil Mary Dunlop Aaliyah Farmer Gloria Dann Princie Read Samuel Greg Little Ron Fitch Brenton Joyce Dimer Wayne Mayor Melba Wallam Yvonne Garlett
WITHERS LOCAL AREA PLAN | 3 Table of Contents
INTRODUCTION ‘THE PLACE’ 1 2 (PEOPLE & PLACE)
Acknowledgment of Country 3 Understanding Withers 18
Project Participants 3 ‘The Place’ 18
Introduction 9 □□ Sense of Place 18 □□ Radburn Planning Philosophy 19 Purpose of the Withers LAP 9 □□ Withers Context 20 Study Area 9 □□ Neighbourhood Precincts 22 Citation 9 □□ Property Value 23
Local Planning Policy Area and Application 9 ‘People’ 24 Planning Context 11 □□ Population 24 □□ Relationship to the Community Strategic Plan 11 □□ Tenure 24 □□ Relationship to the Local Planning Framework □□ Active and Engaged Withers Community 25 11 Spatial Mapping 26 □□ Relationship to the Scheme 11 □□ Relationship to the Structure Plans 11 Summary of Key Opportunities and Constraints 27 Process to Prepare the Withers LAP 13
Phase 1 - Literature Review 14
Phase 2 - Collaborative Design Process Methodology 15
4 | INTRODUCTION ‘THE PLAN’ ‘THE IMPLEMENTATION’ ‘THE IMPLEMENTATION’ REFERENCES 5 (GOVERNANCE & IMPLEMENTATION SCHEDULE) 6 3 (A SHARED VISION) 4 (LAND USE & DEVELOPMENT POTENTIAL)
The Withers LAP 30 □□ Local Area Plan Precincts 54 Governance 110 References 120
□□ The Shared Vision 32 □□ Withers LAP Precinct Boundaries Map 55 Implementation Schedule 114 Figures 120 □□ Goal Statements 32 □□ Precinct Land Use Tables 56 Images 121 □□ Objectives 34 □□ Meaning of Terms 57 □□ Withers LAP Map 36 □□ Precinct 1 - Withers North Boundary Map 58
Ten Strategies to Improve Withers 40 □□ Withers North Precinct and Sub-Precincts Map 59 □□ Strategy 1: Improve Housing Diversity and ANNEXURE Choice 41 □□ Withers North Precinct and Sub-Precincts Land Use Table 60 7 □□ Strategy 2: Undertake land rationalisation of vacant areas of land 42 □□ Precinct 2 - Withers Central Boundary Map 72 □□ Strategy 3: Create a Withers Community □□ Withers Central Precinct and Sub-Precincts Withers LAP - Community Engagement Map 73 Hub 44 Calendar of Events Community 124 □□ Strategy 4: Aged Care 45 □□ Withers Central Precinct and Sub-Precincts Land Use Table 78 Engagement Material □□ Strategy 5: Upgrade open space and park Phase 1 - Literature Review 128 amenity 46 □□ Precinct 3 - Withers South Boundary Map 92 Phase 2 - Opportunities, Directions & Design □□ Strategy 6: Improve Internal Connectivity 47 □□ Withers South Precinct and Sub-Precincts Map 93 Scenarios 148 □□ Strategy 7: Improve External Connectivity 48 □□ Withers South Precinct and Sub-Precincts Phase 3 - Draft Withers LAP 194 Land Use Table 96 □□ Strategy 8: Encourage and create incentives Millars Well Primary School Letters 214 for landowners to improve upkeep and maintenance of houses 49 □□ Precinct 4 - Ocean Drive North and South Boundary Map 104 Newton High School Letter of Support 226 □□ Strategy 9: Undertake a spatial review of Withers LAP - Engineering Feedback 230 Hay Park 50 □□ Ocean Drive North and South Precinct and Sub-Precincts Map 105 Withers Structure Plan | Engagement Report □□ Strategy 10: Underground power 51 □□ Ocean Drive North and South Precinct and 234 Sub-Precincts Land Use Table 106
WITHERS LOCAL AREA PLAN | 5 1.0 Introduction
6 | INTRODUCTION WITHERS LOCAL AREA PLAN | 7 Legend
Withers LAP Study Area Local Planning Policy Area
Figure 1. Withers LAP Study Area and Local Planning Policy Area Boundaries Map
8 | INTRODUCTION Introduction Purpose of the Withers Study Area Local Planning Policy LAP Area and Application
The Withers Local Area Plan (LAP) has been The purpose of the Withers LAP is to function The Withers LAP study area follows the Withers This Local Planning Policy applies to that portion shaped by the understanding that the development as a fluid, place inspired decision making tool, suburb boundary as shown in Figure 1, with a land of the local government district of the City of of all great places does not just happen. It requires which builds upon the already completed Withers area of 4.4km2 (City of Bunbury). Bunbury indicated by the Local Planning Policy constant vigilance and commitment in: Urban Renewal Strategy (WURS). While the Area boundary, as shown in the Withers LAP The Withers suburb is bound by Hay Park to the WURS establishes the vision and developmental Study Area and Local Planning Policy Area • Protecting the intrinsic values and attributes east, Maidens Reserve (Bibbilup) to the west, and objectives for the neighbourhood, the LAP will Boundaries Map (Figure 1), and applies to all land that are critical in defining a community’s Knight Street and Washington Ave to the north and translate findings into a spatial plan that will guide use and development that is subject to the Local identity and sense of place; south. and shape future planning interventions including: Planning Scheme and located within the Local • Setting and reconfirming collective goals that strategic redevelopment sites, land use, road and The Withers LAP includes reference to areas Planning Policy Area. are inspiring, respectful of the past, but tangible pathway networks and infrastructure services. outside the study area boundary, such as key and definitive in driving and managing change; Health and Education Precincts. These references Therefore the Withers LAP aims to achieve the are provided for context and due to their role of The provisions of this Local Planning Policy • Taking decisive actions or interventions that following: influence on the Withers suburb. comprise of: consistently reinforce and align behaviours and • Establish a shared vision for the Withers decisions made over time; and, (a) the Local Planning Policy Text (including suburb; tables); and • Fostering adaptability and resilience by • Protect the intrinsic values and attributes that recognising and resetting of strategies to (b) the Local Planning Policy Maps (including are critical in defining a community’s identity address the evolving needs of community Citation figures). and sense of place; members, stakeholders and visitors. • Identify and address key local planning A place will best succeed if it is locally activated The Withers LAP has been adopted by the City of opportunities and constraints within the Withers and animated with its own distinct personality. An Bunbury (the ‘local government’ or ‘Council’) as a LAP; active, two-way communication process which Local Planning Policy instrument under its Local keeps the suburb informed and engaged is integral • Develop a forward thinking framework/plan Planning Scheme in accordance with Schedule to infusing a place with a unique and local identity. across the suburb of Withers, that is continued 2 - Deemed provisions for local planning schemes to be understood and supported by the majority of the Planning and Development (Local Planning Therefore the Withers LAP aims to set out an of the community / stakeholders; and, Schemes) Regulations 2015. This Local Planning agreed framework including an agreed vision, key Policy is cited as ‘Local Planning Policy: Withers themes (community diversity, land rationalisation, • Identify priorities for implementation including Local Area Plan’. increased connectivity and amenity), spatial the agency responsible and time frame for plan, identification of key precincts for strategic implementation to be achieved. redevelopment and ten (10) implementation actions.
Withers LAP Study Area Local Planning Policy Area
WITHERS LOCAL AREA PLAN | 9 Strategic Community Plan Council Aspirational 20 yrs
Local Planning Strategy Aspirational 10-20 yrs
Asset Management Plan Long-term Financial Plan Prioritising Prioritising 10+ yrs 10 yrs
City-wide
Corporate Business Plan Local Planning Scheme Prioritising Administrative 5 yrs 5 yrs
Statutory or statutorily required
Non-statutory Annual Budget Committed 1 yr
Withers Withers Urban Renewal Strategy Local Planning Policies Advisory Aspirational 20 yrs Withers Local Area Plan Committee Guiding 5/10 yrs
Place- Withers Reserve based $ Local Structure Plans Guiding 10 yrs
Withers Precinct Structure Plan Precinct Local Area Plan Projects Precinct Local Area Plan Committed 1-5 yrs
Figure 2. Relationship of Withers LAP to the Local Planning Framework
10 | INTRODUCTION Planning Context Relationship to the Community Relationship to the Local Relationship to the Scheme Relationship to the Structure Strategic Plan Planning Framework Plans
The process to prepare the Withers LAP The Withers LAP fits within the City of Bunbury’s Pursuant to the Planning and Development Act The Withers LAP provides a context for compliments the Integrated Local Area Planning Local Planning Framework, as prescribed by 2005 and associated Planning and Development subsequent detailed structure planning exercises (ILAP) approach which seeks to provide a the Planning and Development Act 2005, and (Local Planning Schemes) Regulations 2015, the to be undertaken. comprehensive planning and development therefore should be read and used in conjunction Withers LAP is adopted by the local government Formulated through the Withers LAP planning framework, both spatially and temporally. This with the Local Planning Scheme and overarching as a Local Planning Policy instrument that process, are Structure Plan Concepts for three of application draws upon best practice land use Local Planning Strategy (refer to Figure 2). supplements the provisions of the Local Planning the Sub Precinct Areas. These are a more detailed planning, landscape architecture and urban design Scheme. Where a provision of this Local Planning In accordance with Part 2 — Local planning expression of the LAP to inform the ultimate tools that positively shapes the: Policy is inconsistent with the Scheme, the framework under Schedule 2 of the Planning Structure Plans to be produced. provisions of the Scheme prevail. • Physical (natural and built environment); and Development (Local Planning Schemes) The Withers Concept Structure Plan Engagement Regulations 2015, the local government may • Social; Report, is included within the annexure of the prepare a Local Planning Policy in respect of any Note: Withers LAP. • Economic environments; and, matter related to the planning and development of Under the Planning and Development (Local Planning The Structure Plans are to be prepared and • Governance, within the local area. the Scheme area. Schemes) Regulations 2015, the local government may prepare a local planning policy in respect of any matter endorsed within the area covered by the Local Integrated local area planning is a well-established related to the planning and development of the Scheme Planning Policy and are to be implemented and practice originally promoted by the Commonwealth area. adhered to in accordance with the Local Planning Government and Australian Local Government A local planning policy — Policy. Association as a ‘whole of government and whole of community’ approach to strategic planning • May apply generally or in respect of a particular issues or a range of issues specified in the policy; and programme management at the local level and (Australian Local Government Association, 1993). • May apply generally to the whole of the City As such, the Withers LAP seeks to translate the or to specific local areas and places (e.g. a broader city-wide strategic planning principles neighbourhood). and objectives as outlined in the City of Bunbury A local planning policy must be based on sound town Strategic Community Plan, and to synthesize planning principles and may address either strategic or these with the bottom up physical, social and operational considerations in relation to the matters to economic environments and place specific which the policy applies. development controls. Refer to Figure 2 – The local government may amend or repeal a local Relationship of Withers LAP to the Local Planning planning policy. Framework. In making a determination under this Scheme the local government must have regard to each relevant local planning policy to the extent that the policy is consistent with this Scheme.
WITHERS LOCAL AREA PLAN | 11 PHASE 1 stening ive li act
Community Respect
Build Client / Positive Trust Stakeholders Relationships
PROJECT INCEPTION
PHASE 2 Facilitator Facilitator Facilitator
sting is d te lys an na n A tio ra lan lo a P p re x l A Evaluation E a Exploration oc L Shared Direction, Precedent Discussion / Plan / Learnings workshop Analysis Testing Agreed Intervention
COLLABORATIVE DESIGN PROCESS DESIGN OUTCOME
Figure 3. Collaborative Design Process (Methodology)
12 | INTRODUCTION Process to Prepare the Withers LAP
Throughout Withers there are important spaces, As shown in Figure 3, the collaborative design which should be preserved for public purposes as process included two key phases: community assets. Phase 1 - Project Inception Physically, the suburb has great ‘bones.’ It is an • Literature Review area with fantastic views, dramatic topography, mature trees, vast amounts of POS, quiet streets, Phase 2 - Collaborative Design Process an engaged community and a unique sense of • Opportunities and Directions place. It is well located, a walkable suburb with • Collaborative Scenario Planning close proximity to employment, education and community facilities and is in close proximity to • Draft Local Area Plan Bunbury CBD. A key summary of the Literature Review and It is also recognised that the suburb has a unique Collaborative Design Facilitation methodology is social and planning context. Therefore community included below or refer to the Annex A, B, C, D, E involvement and active engagement within the for further details and materials. planning and design process must form a principle component of the methodology underpinning and driving the local area planning process. Meaningful participation is a fundamental methodological consideration and success criteria in terms of not only the quality of urban design but also the degree of community buy-in to the planning process and ownership of resulting outcomes. To achieve this, the Withers LAP has been developed through a collaborative design approach which engages Withers residents and stakeholders as active participants within the design process. This provides two-way education (active listening), input and shared understanding in spatial planning design development that eventuates into an agreed direction (Withers LAP), including a collaborative forward action plan (Implementation Priorities).
WITHERS LOCAL AREA PLAN | 13 Phase 1 - Literature Review
As part of the project inception, a literature One Bunbury Project 1997 - 2005 review of all relevant background documents • Withers ‘New Living’, Pindan & Housing was undertaken. Using a chronological filter Authority, 2001 – 2008 Withers Urban the literature review distilled the background documents into 18 reports, plans and community • Withers Outline Development Plan (ODP) & Renewal Strategy consultations that have been undertaken in Planning Amendment 236, Roberts Day on Withers over the last 18 years. behalf of Pindan, 2001 A Village in the City DRAFT - DECEMBER 2012 The purpose of this process was to inform the • Withers Outline Development Plan (ODP) – project direction and ensure the Withers LAP is not Revised, Paul L. Davies Town Planning and covering old ground, but builds upon the existing Development, on behalf of Pindan, 2003 engagement and good planning work that has Bunbury City Vision 2004 - 2007 been undertaken. • City Vision Strategy – Withers – Minninup
Upon a desktop review of the previous studies, $%&$'&'$ &$ $ $"!$&P+G:A>B>C6GN DBB:CI6GNDC/G6CHEDGI Precinct Plan, City Vision Taskforce, Koltasz /G6;;>86C9$C;G6HIGJ8IJG:$HHJ:H it was assumed that there has been a limited &%+ %+* Smith, 2005 K=J %!,)2( ====== ======N DRAFT opportunity for citizens to be engaged in the ) &$%'$ $ ) L=J .") )&)!6======O DRAFT %&!$* %&&'%!&!' & • City Vision Action Plan – Withers Minninup planning process at a level above that of L=K .)&& .#)(======O $/@3=398 +>/3==?/. $/@3/A/.,C ::<9@/.,C +>/+::<9@/. $/@3=398>C:/ DISCLAIMER Recommendations, City Vision Taskforce, 2005 L=L .)&& .#)( ,#) ======-:K ====== &A:NL:< &A:NL:< ======P $HHJ:9;DG8DBB:CI H ‘consultation’ as defined by Arnstein’s ladder of +- '$($) -3$)!- ./-0 /0- -:K This report has been prepared for &A:NL:< the South West &A:NL:< Development Commission. The !::9768@ DC $CI:G>B -:EDGI #." ,-,( ( 4&.,. !6 L=M 2,3 6, ======information contained in======this report has been prepared with care by the authors======P and includes>C8AJ9:9 -:K information from apparently reliable &A:NL:< secondary data sources &A:NL:< which the authors have relied 99:9D;;>8>6A68I>DCEA6C on citizen participation (Arnstein, 1969). That is, /- ).+*-/ ) //-- !!$ L=N ,.# #*(.-======for completeness and accuracy.======However, the authors do not guarantee the information,======P nor is Withers Community Consultation 2010 - 2011 +" &# )%&$$,% +0% $ %+ it intended to form part of any contract. Accordingly all interested parties should make their - +*-/ L=O .#(!-2 -.#)(-======own inquiries to verify the information======and it is the responsibility of interested parties======P to satisfy much of the engagement has been a request for %&$ '& !themselves in!!" % all respects. • Care Consulting Withers Survey Report, CARE M=J )''2(#.6( ., .2,3 6#( #(!-======Q $/@3=398This report is only for the+>/903==?/ use of the party to whom#?+8>3>C it is addressed and the ==?/.>9 authors disclaim any input on already prepared plans. This could be still M=K ')!,*"# (&6-#-D)''2(#.62,3 6======responsibility to any third party acting upon ======Qor using the whole or part of its contents. -:K + ! C9G:L#DL:/+" Consulting, 2010 *8ID7:G M=L ')!,*"# (&6-#-D-:K ., .2,3 6====== ======R + ! C9G:L#DL:/+".DCCN B7A:IDC/+" '&)+& % % * -:K + ! C9G:L#DL:/+".DCCN B7A:IDC/+" taken as a top down approach rather than a two- -:K M=M ')!,*"# (&6-#-D))'2,, Document Control 2*),#!#(&),*),.#)( ( #! ()2-"),.2,3 6======S Document Version Description Prepared By Approved By Date Approved M=N #3#(!#(#." ,-======Withers Urban======Renewal ======S way participatory learning exchange. • Community Consultation: A Snapshot of v 1.0 Suzie Turner Jason McFarlane 10 December 2012 9-?7/8>"<38>/. Project ( KR *. ' ,LJKL M=N=K ". )6)2&#% )2.#(!#(#." ,-9======.4 & /G6;;>86C9/G6CHEDGI======S4%* .4& 2>I=:GH0G76C-:C:L6A+GD?:8I 4-:EDGI4& Withers. City of Bunbury, 2011 36/ +7/ M=N=L ". )6)2 #-&#% )2.#(!#(#." ,-9====== 5- 2>I=:GH0G76C-:C:L6A $C;G6HIGJ8IJG: /G6CHEDGI6C======KJ 9/G6;;>8+G:A>B>C6GN Therefore a key aim of the Withers LAP is to build $CEJI-:K 9D8M M=N=M .#(!#." ,---22,======?>29< DA>C&A:NL:< &6I6G>C6+G>76@DK>8 (6G>C6&A:NL:<======KJ
upon this work and develop an agreed framework / • Withers Urban Renewal Strategy 2012 M=N=N #'*& ."#(!-.". )2& "<94/-> +8+1/< )( .)#'*,)3 #." ,-====== DA>C&A:NL:< ======KK +7/90>2/"<94/-> 2>I=:GH0G76C-:C:L6A plan that is understood and supported by majority M=N=O )2."(!! ' (.. 4.)()), #!" "))&======KK +7/90>2/9-?7/8> 2>I=:GH0G76C-:C:L6AT$C;G6HIGJ8IJG:6C9/G6;;>8-:EDGI • Withers Urban Renewal Strategy, TPG in M=N=P ( #! ()2-(!! ' (..))'2,,2*),#!#(&),*),.#)(EF======KL of the Withers community and stakeholders. 9-?7/8>(/<=398 & 5- 5-:K M=N=Q '#(!)&&======KM collaboration with Placematch and Pracsys, 63/8> /+" .2 >IND; JC7JGN M=O ., (!."-( %( -- -======KM SOUTH WEST DEVELOPMENT COMMISSION 2012 M=P #-#)(-( -*#,.#)(-======KN The Local Area Plan acknowledges the following WITHERS URBAN RENEWAL PROJECT PERTH: 23 Lyall Street South Perth Western Australia 6151 • t (08) 9367 1511 • f (08) 9367 4066 M=P=K , . -.#-"======MELBOURNE: ======Cannons House Level 7, 12-20 Flinders Lane Melbourne Victoria 3000 • ==KN t (03) 9654 5775 list of reports / studies which have been drawn LOCAL ECONOMIC DEVELOPMENT STRATEGY e [email protected] • www.pracsys.com.au For further information on the literature review, M=Q #!")2,")) ,3# -: #&#.# -G' (#.# -======KO DECEMBER 2012 upon to advance the Withers LAP, including: M=Q=K , +2 (. *2&# *& -#(#." ,-======KO refer to Appendix A – Project Inception Literature M=Q=L - ) *,%-( )* (-* #(#." ,-======KO Review. M=R ,3# ,6D '*),.( :.#- .#)(( , ),'( *-======KP M=R=K ,3# ,6C '*),.( .#(!-======KP M=R=L ,3# ,6C.#- .#)(.#(!-======KQ M=R=M ,3# ,6C , ),'(" *(&6-#-======&A:NL:< DCHJAI>C<+/3'/ 6IGJHI::;DG&A:NL:< DCHJAI>C</GJ======KRHIIG69>C<6H& /G6;;>86C9/G6CHEDGID D M=R=N 2 ,(.(&6-#-======KS "9=>+6+..A9;DG92 D " "298/ D M=R=O ,#),#.6 ), -====== ====LJ Figure 4. Cover pages of the Withers Urban Renewal Strategy and associated appendices )/,=3>/ LLL @A:NL:<8DCHJAI>C< 8DB 6JD
1 2
14 | INTRODUCTION Phase 2 - Collaborative Design Process Methodology
In conjunction with the literature review, the first Collaborative Design Facilitation ‘One on one’ meetings (up to 5 people) were step of the collaborative design process aimed to the preferred engagement method, allowing the The purpose of phase 2 was to collaborate and undertake a ‘ground up’ active listening approach. opportunity to meet with people on their own engage with the Withers community in a two way The purpose of this approach was; terms and engage in a more meaningful and exchange and learning process. This approach richer discussion in comparison to holding one (1) • To build trust, respect and positive relationships centres on the Withers Community, Stakeholders workshop with large numbers of people. with a broad and diverse representation of the and City of Bunbury being active participants in Withers Community; each step of the design process, including: For a full list of participants who actively contributed to the project, please refer to the • To understand the current social capital of 1) Analysis Acknowledgments Section. the Withers Community. (Social capital is 2) Exploration and testing (Design Scenarios) defined by the Organisation for Economic Co-operation and Development (OECD) as 3) Shared Direction (Draft Local Area Plan and ‘networks together with shared norms, values Implementation Priorities) and understandings that facilitate co-operation The design facilitation process provided two- within or among groups’) (OCED, 2007); way education (active listening), input and • To demonstrate and uphold open, transparent shared understanding in design and planning and inclusive communication with the collective that eventuated into an agreed direction. Upon team throughout the design process (no hidden each design stage, the information prepared was agendas); and, presented, analysed, and work shopped with participants to arrive at a consensus for the team • To role model truthful and accountable decision to proceed to the next stage of the project. making behaviours and processes. To ensure consistent and ‘circular reporting’ This process also served as an ‘ice breaker’ and between all participants, two pathways of enabled ‘community champions’ to be identified engagement were undertaken including: who should be involved in the collaborative design process. • Project Control Group Meetings (PCG); and, • Withers Community and Stakeholder ‘one on one’ meetings.
Image 1. Example of ‘one on one’ engagement
WITHERS LOCAL AREA PLAN | 15 2.0 Understanding Withers (People & Place)
16 | INTRODUCTION 2.0 Understanding Withers (People & Place)
WITHERS LOCAL AREA PLAN | 17 Understanding Withers ‘The Place’ Sense of Place
This chapter provides a snapshot of Withers, The Withers LAP recognises the Noongar people including: and Wardandi clan/language group and their ongoing connection to country. • Withers context (place); As part of the engagement process a ‘one on one • Community profile (people); meeting’ was undertaken with Goomburrup Elders. • Withers spatial mapping; and, Elders noted that they maintain cultural connection • Overview of key opportunities and constraints. to the country that includes Withers, Usher and Dalyellup. These areas are traditional hunting grounds ripe with kangaroos, turtles, fish, bush tuckers etc. Included in these areas of cultural significance is Maidens Reserve (Bibbilup). These dunes are a womens area and birthing place. Where the Withers Community Library now stands was the camp where the men would wait for the women’s return. The Maidens were also key directional points used to understand seasonal cycles. There is opportunity to educate and celebrate the ongoing cultural connection and significance of this site. The suburb of Withers is named after Rev Joseph Withers who was a colonial Chaplain in Bunbury from 1863 – 1893. Joseph’s son Edward ‘Ted’ Withers played a very important role by diarising many of Bunbury’s early events including writings on the local Aboriginal population, convict working parties involved in road and bridge building and construction of the Bunbury railway line. The construction of Withers residential housing began in 1959 (Bunbury Historical Society).
Image 2. Maidens Reserve (Bibbilup)
18 | ‘THE PLACE’ Radburn Planning Philosophy
The study area in Withers has a unique social and planning context, having been initially established based on ‘Radburn’ planning principles. Radburn neighbourhoods are designed around the separation of vehicular circulation from pedestrian. The mid 20th century planning approach championed open space as a ‘connective tissue’ and social salve and worked well in a community or area with a trusted community culture. In today’s context. this planning solution has been retrofitted to reflect current social realities. In some cases, open space corridors have been visually and physically separated from housing through the construction of high fencing to deter unwanted access. This limits passive surveillance of open space, a major principle and part of the trusted community culture that the planning movement relied upon. Contemporary planning relies on streets to be activated by numerous sources including: - residents’ cars; - service vehicles; - pedestrians, etc. Safe public space requires surveillance and activation through daily live, work & play activity.
Figure 5. Stylised image of Radburn Concept Image 3. Pedestrian Access Way along Maidens Park Primary School (Source: Reproduced from Colman, J, 1971)
WITHERS LOCAL AREA PLAN | 19 Withers Context
The suburb of Withers is situated within the City of Bunbury, approximately 5km south of the Bunbury CBD. Having a central location, Withers is surrounded by many regional assets including; • Mindalong Beach; Indian • Maidens Reserve (Bibbilup); Ocean
• Hay Park which is a regional sporting facility; PELICAN Forrest Highway POINT • Bunbury Hospital; VITTORIA • Edith Cowan University; EAST BUNBURY BUNBURY • South West Institute of Technology (SWIT);
and, GLEN IRIS PICTON • Education facilities including Newton Moore High School (located just outside the Withers SOUTH BUNBURY South Western Highway suburb), Maidens Park Primary School and St Boyanup-Picton Road CAREY Joseph’s Primary School. PARK Withers is an area with potential for change and positive development. By contemporary standards which include the principles of walkability, DAVENPORT MAIDENS proximity and connectivity expressed in Liveable WITHERSRESERVE Neighbourhoods, Withers has a robust framework, or great ‘bones’. It is an area with fantastic views, COLLEGE USHER dramatic topography, mature trees, vast amounts GROVE of public open space, quiet streets, an engaged Bunbury Outer Ring Road community and a unique sense of place. It is well South Western Highway located, a walkable suburb with close proximity to employment, education and community facilities and is in close proximity to Bunbury CBD.
Bussell Highway
Figure 6. Bunbury Context
20 | ‘THE PLACE’ NEWTON MOORE HS
E D
D C
MAIDENS RESERVE BUNBURY HOSPITAL B
A
MAIDENS HAY PARK PS D
ST JOSEPHS D PS D
LEGEND Improve pedestrian crossing at major roads Figure 7. Withers suburb connections A Improve connection to beach D
B Improve parking at Maidens Park / E Strengthen commercial and civic area and connection to the beach create a ‘gateway’ to Withers C Strengthen connection to hospital, ECU, SWIT (overpass / underpass)
WITHERS LOCAL AREA PLAN | 21 Neighbourhood Precincts
Withers is comprised of distinct neighbourhood precincts as shown in Figure 8 including: • Withers North (Low density residential); • Withers Central (Low density original Radburn); • Withers South (Low density residential); and, • Ocean Drive North / South (Low density residential and contemporary infill). Although located within Withers, all neighbourhood precincts have a unique character, sense of place and identity. Neighbourhood precincts can also be further defined by housing and planning type e.g. Withers Central comprises the original Radburn low density planning configuration with corridors of open space, whereas Withers South and North also comprise low density residential, however have increase road connection and Figure 8. Neighbourhood Precincts legibility throughout the suburb. Similarly, Ocean Drive North and South precincts are low density LEGEND residential areas however with greater quantities Maidens Reserve Withers Central of resent built form infill, greater variation in Ocean Drive - Withers South South / North topography and proximity to the leafy Maidens Hay Park Withers North Reserve.
22 | ‘THE PLACE’ Property Value
Suburb Median Median Rent As shown in Figure 9 and Table 3, the median property value of Withers is comparable with SOUTH BUNBURY House Value Carey Park, however sits well below the northern CAREY South Bunbury $435,000 $350 p/w and southern adjacent suburbs of Usher, College PARK Carey Park $265,000 $300 p/w Grove and South Bunbury. This demonstrates the Withers $260,000 $290 p/w potential growth of the suburb. Anecdotal evidence from landowners also noted College Grove $361,000 $380 p/w COLLEGE that the high rental return in comparison to the GROVE WITHERS Usher $327,000 $290 p/w relatively lower mortgage allows investors to receive a higher rental yield in comparison to Table 3. Property Value. (Source: https:// surrounding suburbs. www.realestate.com.au/neighbourhoods Price based on March 16th 2015 data)
USHER
Figure 9. Suburb Property Value (Source: https://www.realestate.com.au/ neighbourhoods Price based on March 16th 2015 data)
LEGEND 0 - $300,000 $300,000 - $400,000 $400,000 - $500,000
WITHERS LOCAL AREA PLAN | 23 ‘People’ Population Tenure
The Withers suburb has a local population of 3,112 Housing tenure is illustrated in Figure 11. (ABS, 2011). As shown in Figure 10, in comparison Key points to note include: to the City of Bunbury, Withers has a higher than average number of residents aged between 0 • The suburb of Withers has a significantly lower and 34 years, as well as, from 65 to 74 years old outright home ownership at 18%, in comparison (Pracsys 2012). to Bunbury at 32% which is in line with the national average (ABS 2011); The figure also shows a sudden decline in residents aged over 84 years old, which could be • There is a significantly high proportion of rented caused by the lack of aged care facilities in the properties in Withers at 47% (ABS 2011); area or a lower life expectancy of residents within • The number of home ownership or fully Withers Withers (Pracsys 2012). purchased homes in Withers has increased City of Bunbury These statistics were supported by discussions between 2006 – 2011. The cause of this Withers with residents who have lived in Withers most trend may be the result of a policy shift by the City of Bunbury of their life and ‘wish to age gracefully’, however Housing Authority who sold local housing to there are limited choices available for aged care. private owners to reduce overall ownership percentages. Alternatively this statistic may be the result of changes to government policy assisting home purchase or improvements in Figure 10. Withers and City of Bunbury Age Population % Comparison. (Source: ABS Census 2011 and WURS Appendix 2) financial management (Pracsys 2012); and, • It is positive to note that recent analysis reveals that tenure mix is diversifying. Typically tenure diversification provides greater levels of housing choice, housing options that are aligned with community needs and preferences and a greater social mix (Pracsys 2012).
Withers City of Bunbury Withers City of Bunbury
Figure 11. Tenure (property ownership) Comparison. (Source: ABS Census 2011 and WURS Appendix 2)
24 | ‘THE PLACE’ Active and Engaged Withers Community Currently within Withers the Housing Authority has Throughout the engagement process it quickly Newton Moore High School believes and is willing a presence of approximately 17%, and is aiming became apparent that there are a large number of to strengthen this role by advocating for shared to gradually reduce this to 11% over time. It is = 17% proactive Withers interest groups. These groups facilities including: acknowledged that the 17% is spread across the are led by many ‘community champions’ who • Use of school premise for community meetings entire suburb of Withers, however in reality there tirelessly volunteer their time, efforts and passion and gatherings; are higher concentrations of Housing Authority to work toward improving the suburb. owned stock particularly with the Central Withers • Recreational facilities; Key community interest groups include: (original Radburn area) and the South Withers • Before and after school care; Precinct - up to 25%. • Withers Advisory Committee; • Sharing or supporting libraries / resource • Withers Progress Association; Housing Authority noted factors which favour centres; reducing housing stock in Withers include: • Friends of Des Ugle Park; • Sharing performing art spaces; and, • Age of housing stock; • Stewards of Katherine Chauhan Reserve; and, • ‘Out of hours’ community education facility. • Concentrations of housing stock; • Neighbourhood Watch. The school noted there is a multitude of social • The affordable housing profile of the locality; There’s also opportunity to strengthen partnerships benefits including the identification of partnerships • Opportunity to redevelop underutilised land; Figure 12. Housing Authority % Current between schools and Withers Community including aged care / school students work and, Housing Stock. (Source: Housing Authority) including: experience programs. • Potential to improve social and physical • Newton Moore High School; Refer to Annex E - Newton Moore High School Letter and Maidens Park Primary School amenity. = 11% • Maidens Park Primary School; and, Engagement Inputs. • St Joseph’s Primary School. To support this point Newton Moore High School highlighted that schools (and education) play a pivotal part in the development of society and influence on neighbourhood precincts.
Figure 13. Housing Authority % Future Housing Stock. (Source: Housing Authority)
WITHERS LOCAL AREA PLAN | 25 Spatial Mapping
As part of the collaborative design process, a series of spatial mapping was undertaken to inform the social, environmental, development and economic context of Withers. This process of analysis was conducted alongside a series of ‘one on one’ and project control group meetings. Together this mapping and design scenarios determined the broad opportunities and constraints for the study area. A summary of spatial mapping included: • Withers Context and Connections; Figure 14. Spatial Mapping - Topography Figure 16. Spatial Mapping - Connections Figure 18. Spatial Mapping - Residential • Topography; Zoning Town Planning Scheme No. 7 • Neighbourhood Precincts; • Property Value; • Existing Land Use; • Zoning under the Town Planning Scheme No. 7; • Understanding the R-Codes and Split Coding; • Senior Living; • Public Open Space and Walkability; • Community Facilities and Walkability; • Connectivity (Roads, Pedestrians, PAWs); and, Figure 15. Spatial Mapping - Public Open Figure 17. Spatial Mapping - Community Figure 19. Spatial Mapping - Circulation • Infrastructure. Space Facilities (Pedestrian and cycle paths, public transport, PAWs) For further details and spatial mapping refer to Annex B – Collaborative Design Process | Opportunities and Directions.
26 | ‘THE PLACE’ Summary of Key Opportunities and Constraints Key opportunities and constraints to be reconciled in the Withers LAP include:
Image 4. Hudson Road Family Centre Image 5. Potential site for land rationalisation Image 6. Connection to Minninup Forum Image 7. Des Ugle Park
Community Diversity Land Rationalisation Increased Connectivity Amenity • Strengthen commercial and civic area and • Identification of underutilised sites within the • Improve connection to the beach; • Undertake greening of the parks and reserves create a ‘gateway’ to Withers; study area, including strategic redevelopment including reticulation, kick about areas, • Strengthen connection to the hospital, ECU, sites; amenity; and, • Provide housing diversity to balance the SWIT; Withers community by attracting young families, • Opportunity for development sites to include • Opportunity to improve the connection between • Improve pedestrian connection at major roads professionals and providing aged care facilities; incentives to improve and provide community Withers and Hay Park and ensure clear and connection to Minninup Forum; and, and, amenity within Withers; and, hierarchy of spatial areas e.g sport, reserve, • Improve legibility throughout the suburb for passive recreation, edge treatments etc. • Continue to develop partnership between the • Investigate feasibility of underground power. all forms of transport which will assist with City of Bunbury, Community Interest Groups, increased safety and security. Schools and the broader community.
WITHERS LOCAL AREA PLAN | 27 3.0 The Plan (A Shared Vision)
28 | INTRODUCTION 3.0 The Plan (A Shared Vision)
WITHERS LOCAL AREA PLAN | 29 The Withers LAP
The following section outlines the planning and spatial context of the Withers LAP contents. As shown right in Figure 20 and outlined over the following pages this includes: • The Shared Vision; • Goal Statements; • Objectives; • Strategies; • Justification; • Actions; and, • Land use.
Image 8. Maidens Park Primary School Site Walk
30 | ‘THE PLAN’ WITHERS LOCAL AREA PLAN - PLANNING CONTEXT
WITHERS LAP CONTENTS PLANNING FRAMEWORK SPATIAL FRAMEWORK
Shared Vision
ASPIRATIONS Goal Statements
Objectives STUDY AREA / Withers LAP POLICY AREA Strategies (10)
Justification IMPLEMENTATION NEIGHBOURHOOD Actions PRECINCTS
SUB- Land use PRECINCTS
WITHERS STRUCTURE PLANS
DA
SITE PROJECT Figure 20. Withers LAP Planning Context Diagram
WITHERS LOCAL AREA PLAN | 31 The Shared Vision Goal Statements
The ‘shared vision’ for the future direction of the The following section outlines the key goal Withers suburb was formed through participatory statements and associated objectives for Withers engagement and discussion between the City of based on the shared vision: Bunbury, stakeholders and the Withers community. • Community Diversity; ‘Withers will continue to evolve into a safe, • Land Rationalisation; vibrant and active neighbourhood that serves the day to day needs of a ‘healthy • Increased Connectivity; and and balanced community’. Withers will • Amenity. be well connected, both internally and to its surrounding regional assets allowing the suburb to support and grow a diverse population (inclusive of youth, families and the elderly), with access to a range of employment opportunities, public transport and civic amenity.’
Image 9. Existing Pedestrian Access Way
32 | ‘THE PLAN’ Community Diversity Land Rationalisation Increased Connectivity Amenity Attract a diverse demographic through normalizing Rationalise and upgrade underutilised open space Provide and increase safe connection through and Increase public realm amenity to reflect the renter/occupier ratios, providing aged care amenity for the provision of high standard urban form and beyond the suburb. Increased connectivity shall landscape character and offer a diversity of multi and delivering diversity in lifestyle options that offer parkland, providing safe and healthy environments draw upon and strengthen Withers’ central location use areas, in order to foster greater community incentives for young professionals and empty nest in the interest of building Withers’ local value and and proximity to surrounding amenity and provide activity and interaction. ‘down-sizers’ alike. pride. convenient access to major employment areas.
WITHERS LOCAL AREA PLAN | 33 Objectives
In accordance with the aims of the Scheme and Zone objectives, the Withers LAP seeks to achieve the following Natural Environment, Built Environment, Social and Economic objectives:
Natural Environment
Built Environment
Social
Economic
Governance
Figure 21. Objectives Diagram
Image 10. Maidens Park Primary School Site Walk
34 | ‘THE PLAN’ Image 11. View to Maidens from vacant land Image 12. Example of existing housing Image 13. Maiden Park Primary School Image 14. View to existing commercial area students in existing Pedestrian Access Way
Natural Environment Built Environment Social Environment Economic Environment • Retain Withers’ natural assets which define • Rationalise areas of underutilised open space • Provide safe environments for all of the Withers • Realise the potential of the Withers suburb the suburb’s landscape character and sense of for strategic redevelopment including diverse Community; including its proximity to Bunbury CBD, place including the retention of significant trees, housing choices, community services focused surrounding regional assets and unique sense • Build an active and vibrant community through topography, view lines etc. on health and education and increased of place and landscape character; and, enhanced local centres and active local amenity; and, spaces; and, • Support, build and broaden local business • Support and strengthen sustainable transport potential, including business support services • Provide places and activities to support modes through a well-connected (both e.g. high speed internet, public transport, etc. diversity within the Withers population internally and externally) bike and pedestrian (inclusive of youth, families and the elderly) network and public transport system.
WITHERS LOCAL AREA PLAN | 35 Withers Local Area Plan Map
Bunbury Bunbury 5km 5km Newton Moore South HS Carey Bunbury Park
1. WITHERS NORTH
1D
Hudson Road Indian 4. OCEAN 2A Maidens Ocean Reserve DRIVE NORTH 2B Bunbury Hospital, SWIT, Ocean Drive Ocean 2Bi ECU
2Bii 2. WITHERS CENTRAL Hay Park Des Ugle Westwood Street Parade Road Maidens Park Park PS
4. OCEAN Highway Bussel DRIVE 3. WITHERS SOUTH Katherine SOUTH Chauhan Reserve
3B St Josephs 3A PS
Washington Ave
College Usher Grove
Figure 22. Withers Local Area Plan Map 0 100 200 500m Dalyellup Scale: 1 : 10,000 @ A3 6km
36 | ‘THE PLAN’ PRINCIPLE LAND USES PRECINCTS SUB PRECINCTS
Proposed Sub Precincts PARKS AND RECREATION 1 Withers North
PUBLIC PURPOSE Withers Neighbourhood 2 Withers Central 1A Centre - Commercial COMMERCIAL 3 Withers South 1B Withers Mixed Use HIGHER DENSITY RESIDENTIAL
Ocean Drive North / South MEDIUM - HIGH DENSITY RESIDENTIAL 4 1C Withers North Neighbourhood
MEDIUM DENSITY RESIDENTIAL 1D Withers DC Foster
LOW - MEDIUM DENSITY 2A Withers Community Hub LOW RESIDENTIAL 2B Withers Central Neighbourhood MIXED USE 2Bi Poinciana to Hester Place CIVIC SQUARE (PLACE OF ASSEMBLY) 2Bii Des Ugle to Whitley Place EXTERNAL CONNECTION 3A Ashrose Reserve EXTERNAL DESTINATION POINT 3B Craven Court to Lockwood Crescent
PEDESTRIAN CONNECTION 4 Ocean Drive North & South
EXTERNAL CONNECTION Future Redevelopment Opportunity
ROAD CONNECTION
FUTURE CONNECTION (STAGED MANAGEMENT APPROACH)
WITHERS LOCAL AREA PLAN | 37 URBAN DENSITY TYPOLOGY
MIXED USE Low-rise Apartment • Two to three storeys with commercial / retail on the ground floor and residential above • Interface with street, civic space and public open space
Image 15. Mixed use typology Image 16. Mixed use typology
HIGHER DENSITY Townhouses RESIDENTIAL • Attached individual houses organised in rows, with a shared wall and multiple floors • Typically two storeys Grouped dwelling • 1-2 storeys and can be attached, semi-detached or detached
Image 17. Higher density residential Image 18. Higher density residential typology typology
Note: The intention of the Withers LAP is to provide principle land use including suggested residential density and built form typologies. The end use and building typologies are to be further investigated in relation to housing demand and commercial feasibility, however still upholding the overall objective of providing greater housing diversity and choice throughout Withers.
38 | ‘THE PLAN’ MEDIUM - Townhouses HIGH DENSITY • Attached individual houses RESIDENTIAL organised in rows, with a shared wall and multiple floors • Typically two storeys MEDIUM DENSITY Grouped dwelling RESIDENTIAL • 1-2 storeys and can be attached, semi-detached or detached
Maisonette Image 19. Medium - high density residential Image 22. Maisonette typology • Detached house containing typology ‘multiple dwellings’, typically one dwelling above another
LOW - MEDIUM Row houses DENSITY • Individual houses organised in RESIDENTIAL rows, with a shared wall and multiple floors LOW RESIDENTIAL • Typically one storey Grouped dwelling • 1-2 storeys and can be attached, semi-detached or detached Detached dwellings Image 20. Low / low medium density Image 21. Low / low medium density residential typology residential typology • Single or two storey house separated by at least half a meter
WITHERS LOCAL AREA PLAN | 39 Ten Strategies to Improve Withers
This section lists and describes ten (10) key Priority Key Action Goal Statements LEGEND actions recommended for implementation by the Withers stakeholders, community members and Community Diversity 1 Improve Housing Diversity and Choice the Project Control Group. These decisive actions were derived from the 4 key themes and have Land Rationalisation been listed in order of priority, with the overall 2 Undertake land rationalisation of vacant areas of land objective of raising Withers’ capacity, including Connectivity health, wealth and place wellbeing. 3 Create a Withers Community Hub The key actions are explained on the following Amenity pages however in summary include: 4 Increase Aged Care Opportunities
5 Upgrade open space and park amenity
6 Improve internal connectivity
7 Improve external connectivity
8 Encourage and create incentives for landowners to improve upkeep and maintenance of houses
9 Undertake a spatial review of Hay Park
10 Underground Power
40 | ‘THE PLAN’ Strategy 1: Improve Housing Diversity and Choice
Justification: Actions: The provision of housing diversity will To improve housing diversity and choice 3. Decrease Rental Position The Housing Authority has identified Withers contribute to strengthening Withers as a within Withers a three prong approach is as a priority for revitalisation through healthy and demographically balanced The LAP recognises the Withers suburb recommended, which aims to normalise redevelopment and rationalisation of its community. New residential tenants may has a significantly high proportion of rented ratios of ownership/renters/state housing/ housing stock. The aim is to gradually reduce include young professionals (doctors, nurses, properties at 47%, whilst the national norm is community support housing. Three (3) its overall housing presence from 17% to 11% lecturers, teachers, etc.) and students taking 30% (ABS 2011). In part, this is a reflection of strategies include: over time (Housing Authority). This approach advantage of Withers central location and private investment / speculative purchasing may target new and transitioning households proximity to the Bunbury South West Health 1. Diverse Housing Options and the areas relative high returns on into affordable home ownership and act to Campus, South West Institute of Technology investment as compared to other parts of Deliver diverse housing options, recognising normalise the renter/owner occupier ratio and Edith Cowan University (Bunbury the City of Bunbury. There is opportunity to the shortage of upmarket owner occupier in Withers consistent with Withers LAP Campus) across Hay Park. In addition there is increase home ownership, currently at 18%, options, townhouses for young professionals, community diversity vision. whereas in comparison Bunbury is at 32% an opportunity to provide for high dependent or prospects for empty nesters wishing which is in line with the national average Furthermore, the Housing Authority has aged care allowing elderly locals a choice to to ‘down-size’. Inexpensive lots could be (ABS 2011). made a commitment to assist the City of stay within Withers. marketed to capitalise on Withers’ central Bunbury and the South West Development location and proximity to amenity, beach and In addition, public housing comprises 17 % Commission to address planning to sporting facilities. across the whole of Withers, with some areas rationalise existing underutilised open space exceeding 25%. The Housing Authority is a 2. High Standard Aged Care (often considered unsafe) to be utilised for major stakeholder in Withers and is therefore the owner occupier market. The above is Deliver high standard aged care to provide pivotal to delivering a prominent asset to be considered and continued in close for a greater aged presence and amenity, strategy with regard to dispersing the high consultation with Withers stakeholders and centrally within Withers and th e growing percentage of public housing within this area community members. district. The Withers LAP has identified (i.e. amalgamating lots, upgrading and selling potential parcels of land suitable for aged selected assets). care.
Refer to: • Strategy 2 – Undertake Land Rationalisation; and, • Strategy 4 – Aged Care.
WITHERS LOCAL AREA PLAN | 41 Strategy 2: Undertake land rationalisation of vacant areas of land
Justification: Actions: Based on input from the Project Control Deliver redevelopment opportunities in the Group, Stakeholder and Community following six sub-precinct areas: Representation there is an opportunity to rationalise vacant public open space within • Sub Precinct 1D - DC Foster Park; precinct areas for infill development, with • Sub Precinct 2A - Withers Community Hub; offsets used as incentives to provide high • Sub Precinct 2B(i) - Poinciana to Hester quality open space amenity within Withers. Place; • Sub Precinct 2B(ii) – Whitley Place to Des Ugle Park; • Sub Precinct 3A - Ashrose Reserve; and, • Sub Precinct 3B - Craven Ct to Lockwood Cres. Refer to Section 4 – Implementation (Land use and Development) for more detail on the each sub precinct and associated urban design controls.
42 | ‘THE PLAN’ South Carey Bunbury Park
1D
Hudson Road Indian 2A Ocean 2B Maidens
Reserve Ocean Drive Ocean 2Bi 2Bii
Hay Park Des Ugle Westwood Street Parade Road Maidens Park
Park PS Bussel Highway Bussel Katherine Chauhan Reserve
3B St Josephs 3A PS
Washington Ave
College Usher Grove
Figure 23. Sub Precinct Plan PROPOSED REDEVELOPMENT SUB PRECINCTS 0 100 200 500m Scale: 1 : 10,000 @ A3 1D DC Foster Park 2Bii Des Ugle to Whitley Place
2A Withers Community Hub 3A Ashrose Reserve
Poinciana to Hester Place Craven Court to Lockwood Crescent 2Bi 3B
WITHERS LOCAL AREA PLAN | 43 Strategy 3: Create a Withers Community Hub
Justification: Action: The prospect of land rationalisation and Develop the Withers Community Hub as building upon the existing Withers Library outlined in Section 6 – Sub Precinct 2A – amenity provides opportunity for a Withers Withers Community Hub. Community Hub, a place where community uses focus around a public space, or Contemporary Square. This community focal point for youth, seniors and civic activity, situated on the highly exposed corner of Minninup and Hudson Road, is envisaged to become the heart and ‘gateway’ to Withers.
Image 23. Opportunity to extend Withers Community Library
44 | ‘THE PLAN’ Strategy 4: Aged Care
Justification: Actions: The demographic of Withers drops suddenly 1. High Standard Aged Care within Withers from age 65 due to limited aged care facilities within the suburb. To balance this mature Refer to Strategy 1, Action 2. end of the age demographic, there is a 2. Identified land parcels nominated for strong opportunity to provide convenient potential aged care aged care facilities within Withers. This is Refer to Strategy 2 – Undertake Land further supported by drawing upon Withers Rationalisation with specific reference to; central location, proximity to amenity and land rationalisation prospects. • Sub Precinct 2B – Poinciana to Hester Place; and, The community considered this as a possibility to allow people to age gracefully • Sub Precinct 1D – DC Foster Park. within Withers (including independent, rental and private ownership options).
Image 24. Existing senior living within Withers
WITHERS LOCAL AREA PLAN | 45 Strategy 5: Upgrade open space and park amenity
2. Undertake street tree planting Justification: Undertake street tree planting in trial There is opportunity to improve amenity locations to: within existing Withers public open space by undertaking greening of the parks • Further strengthen Withers strong and reserves (recognition of Hudson character and sense of place throughout Road Reserve) by increasing the amount the streets; of reticulated lawn ‘kick about areas’, • Provide increased pedestrian amenity, native planting, and through a review and scale and shade; refurbishment of amenity. • Improve way finding and circulation throughout the suburb; and, Actions: • Improve streetscape aesthetics which may help stimulate catalytic 1. Audit of public open space transformation. • Undertake an audit of public open space and associated amenity in Withers, in order to improve amenity and facilities in existing parks. There is opportunity to reallocate resources through the closure of underutilised space, as well as offsets from developer incentives to improve and increase amenity to local and neighbourhood level parks. A key part of the review will be assessing the quality of usuable lawn areas and greywater irrigation. • Undertake an audit of the public open space in relation to the Citys Crime Prevention Through Environmental Design (CPTED) Policy. There is opportunity for the community to be involved in the audit, data collection and measuring of targets to encourage increased ownership and awareness; Image 25. Maidens Park Primary School Students Site Walk at Whiteman Park
46 | ‘THE PLAN’ Strategy 6: Improve Internal Connectivity
Justification: Actions: A large area of Withers was configured 1. Road connections (Staged Management using a Radburn planning approach - the Approach) separation of roads and pedestrian links. Narrow green links provide pedestrian access Improve connectivity and legibility by ways and terminate vehicle connection. The undertaking the road connections as outlined central area of Withers is known as having 7 in Action 2 - Land Rationalisation with specific access points, however no way through as reference to: roads terminate within each neighbourhood • Sub Precinct 2A – Withers Community Hub; cell. • Sub Precinct 2B(i) – Jacaranda Crescent, To address the negative outcomes associated Poinciana & Hester Place; and with Radburn planning in the Withers context, • Sub Precinct 2B(ii) – Whitley Place to Des there are future prospects for roads to be Ugle Park (Staged Management Approach). connected where possible to provide greater connectivity, access, suburb legibility and 2. Pedestrian connections street activity including associated passive As roads are connected, construct pedestrian surveillance. routes which provide universal access and Whilst it is agreed that suburb legibility is connect to the public transport, bike network, a future positive prospect, its been agreed main road and key destination access. that at this point in time some connections are not to be undertaken. The Withers LAP recommends that these connections are undertaken via a staged management approach by the City of Bunbury (See Sub Precinct 2B(ii)).
Image 26. Potential road connection from Withers Community Hub to Jacaranda Crescent
WITHERS LOCAL AREA PLAN | 47 Strategy 7: Improve External Connectivity
Justification: 2. Improve External Western connection The Withers LAP recommends there is an Improve and strengthen the existing opportunity to improve external pedestrian pedestrian access across Maidens Reserve connectivity beyond Withers to provide (Bibbilup) to provide the Withers Community district associated connection linking valuable with upgraded beach access and increased community amenity. recreation opportunities at the foreshore. Opportunity to amalgamate and rehabilitate minor paths and random access tracks; It was also identified that there is limited Action: disabled beach access within the wider 1. Improve External Eastern connection Bunbury area. Whilst it is not feasible to provide disabled access through the Maidens Provide a safe pedestrian connection Reserve, it’s recommended that disabled between Withers and South West Health access be provided at the Southern, Central Campus, South West Institute of Technology and Northern areas of Mindalong Beach with and Edith Cowan University - Bunbury a shared use path along Ocean Drive. Campus including the provision of: • Pedestrian crossing at Parade Road;
• Clear pedestrian link through Hay Park; • Investigate the feasibility of providing an underpass / overpass across Bussell Highway. This could connect into the future Hospital Masterplan as well as College Grove; and, • A safe connection would provide opportunity to promote teacher, student, doctor and nurse connection and convenience.
Image 27. View of Maidens Reserve primary dune profile which is too steep to provide disabled access
48 | ‘THE PLAN’ Strategy 8: Encourage and create incentives for landowners to improve upkeep and maintenance of houses LOT SIZE A LOT SIZE B LOT SIZE A, AMALGAMATED x 2 LOT SIZE B, AMALGAMATED x 2 768m2 896m2 1536m2 1792m2
LOT SIZE A LOT SIZE B LOT SIZE A, AMALGAMATED x 2 LOT SIZE B, AMALGAMATED x 2 24m 28m 768m2 896m2 1536m2 48m 1792m2 56m Justification: Actions: The rate of redevelopment of housing lots 1. R Codes and split coding 3. Withers amenity, open space 24m 28m 48m 56m within the Withers study area is determined 4m 4m4 4m 4m by a number of factors including: Retain the current zoning under the Town The Withers LAP recognises there is a Planning Scheme No. 7, which includes: potential revitalisation opportunity across • The attractiveness for redevelopment 1 2 the suburb of Withers. An increase in 12 12 34 12 345 based on location (greater demand close • R20 in the south section of 32mWithers and 32m 32m 32m 4mamenity and public open space may initiate 4m4 4m 4m to services and amenities, lower demand west of Minninup Drive; and support the need for greater housing further away); • R20/30 in central and north east corner1 of 2 diversity required to meet the needs of young 12 12 34 12 345 • The age, layout and condition of Withers; and, 32m professionals (teachers, doctors, nurses etc), 32m 32m 32m existing housing stock (ie, ‘ripeness’ for aged care options, families etc. • R20/40 and R40/60 aroundUp to commercial 2 dwellings Up to 2 dwellings Up to 5 dwellings redevelopment); areas and along Hudson Road. Up to 4 dwellings Single storey As a result this upgrade of Withers amenity Single storey Single storey Single storey • The economic feasibility of redevelopment Current split coding alreadyDwelling acts as size:an 192m2 and open space could have a catalyst effect, 1 dwelling Average dwelling size: 212m2 Dwelling size: 192m2 Dwelling size: 179m2 on a lot by lot basis; and, providing incentives for land owners to incentive for owners to redevelopMinimumUp to 2 individualdwellings 50% open space MinimumUp toFigure 2 dwellings 50% 24. openSchematic space Example :R25 SingleMinimumUp to 4 dwellings 50% open space MinimumUp to 5 dwellings 50% open space housing1 dwelling lots and therefore it is recommended improve and upkeep housing stock. • The aspirations and intentions of R25 1Single x single storey dwy per dwelling 1Single x singleLot storey & Max driveway Development per dwelling 1Single x single storey dwy per dwelling 1Single x single storey dwy per dwelling individual owners (ie, many owners may the current residential zoningDwelling is retained. size: 192m2 1 dwelling Average dwelling size: 212m2 Dwelling size: 192m2 Dwelling size: 179m2 Although split coding has rarely occurred be disinterested in redeveloping their Minimum 50% open space Minimum 50% open space Minimum 50% open space Minimum 50% open space across1 dwelling Withers, there is opportunity for this24m 24m 28m 48m 56m properties, whereas a handful of owners R25 1 x single dwy per dwelling 1 x single driveway per dwelling 1 x single dwy per dwelling 1 x single dwy per dwelling may wish to undertake individual projects). to be capitalised once other incentive trigger property asset development (see strategies To achieve this, the Withers LAP notes the below). 24m 24m 28m 48m 56m following renewal strategies: 4m 4m 4m 4m 4m 2. Housing Authority 1 The Housing Authority (Housing Authority)12 3 1+2 3+4 1 23 4 1+2 3+4 5+6 7+8 are major land and residential32m stakeholders 4m 2 4m 32m 4m 4m 4m in Withers and therefore pivotal to delivering 1 a prominent asset strategy with regard12 to 3 3 1+2 3+4 15 236 4 1+2 3+4 5+6 7+8 dispersing the high percentage of state 32m 2 32m housing within this area (i.e. amalgamating lots, upgrading and selling selected assets). 3 Figure 25. Schematic Example :R40 Single 5 6 Refer to Strategy 1 – ImproveUp to Housing3 dwellings Up toLot 4 &dwellings Max Development Up to 7 dwellings Up to 8 dwellings Diversity and Choice, ActionSingle 3. storey 2 levels Single storey 2 levels Dwelling size: 128m2 Dwelling size: 120m2 Dwelling size:120m2 Dwelling size:120m2 MinimumUp to 3 dwellings 45% open space MinimumUp to 4 dwellings 45% open space MinimumUp to 7 dwellings 45% open space MinimumUp to 8 dwellings 45% open space R40 Single1 x single storey dwy per dwelling 1.52 levels x car bays per dwelling 1Single x single storey driveway or 1.33 x carbay per 12 xlevels carbay per dwelling Dwelling size: 128m2 Dwelling size: 120m2 Dwellingdwelling size:120m2 Dwelling size:120m2 Minimum 45% open space Minimum 45% open space Minimum 45% open space Minimum 45% open space R40 1 x single dwy per dwelling 1.5 x car bays per dwelling 1 x single driveway or 1.33 x carbay per 1 x carbay per dwelling dwelling WITHERS LOCAL AREA PLAN | 49 Strategy 9: Undertake a spatial review of Hay Park
Justification: Actions:
Hay Park is recognised as a regional Improve connection between Hay Park and sporting facility for the City of Bunbury. Withers residential area to ensure this district Whilst this bounds Withers to the east, it is sporting precinct feels connected and part of the acknowledged that there is opportunity to Withers suburb. improve connections and accessibility of Hay Park to the Withers community. To achieve this, undertake a spatial review of Hay Park Sporting Facility which applies good Landscape Architecture and Urban Design practices and principles (design logic) in order to satisfy the role of the Reserve Management Plan under the greater Bunbury Region Scheme. This may include undertaking an: • Audit of land uses and functions (organised sport, drainage, bush / reserves, co located facilities, passive recreation, edge treatments etc); • Review pedestrian and bike paths, including connections to surrounding destinations areas; • Review and provide higher quality amenity e.g. seats, paths, drinking fountains etc; and, • Increase Withers community ownership and connection to Hay Park. Mechanisms to support this may include: xx Offer discount for entrance, club fees and school hiring rates; and, xx Promote community activities such as planting days, weed control etc similar to Maidens Reserve.
Image 28. Aerial of Hay Park
50 | ‘THE PLAN’ Strategy 10: Underground power
Justification: Action:
Current existing Western Power assets within Investigate the feasibility of installing the subject area are mainly overhead assets, underground power across the suburb of which have spare capacity at the minimum Withers. category - <5 MVA. It should be noted, that Western Power will require under-grounding Note: Although underground power was of any assets should development proposals highlighted as a top ten (10) action it be forwarded for consideration (Kleyweg was agreed that this is low priority in Consulting Traffic and Transport, 2012). comparison to other key actions and that this infrastructure would be an expensive exercise to roll out.
Image 29. Overhead power lines on existing street
WITHERS LOCAL AREA PLAN | 51 4.0 Implementation (Land Use & Development Potential)
52 | ‘THE PLAN’ 4.0 Implementation (Land Use & Development Potential)
WITHERS LOCAL AREA PLAN | 53 Local Area Plan Precincts
The area of land incorporated within the Notes: 3. The development requirements for each precinct area are intended to provide for boundaries of the Withers LAP is divided into four 1. Withers LAP has been divided into four the establishment of compatible land uses precinct areas, two of which are further divided precinct areas to facilitate the expression within the identified parts of the city, and to into sub-precincts as appropriate: of requirements and guidelines for the segregate those, which are incompatible. Precinct 1 – Withers North: purposes of land use planning and The development requirements are also development control. These precincts • 1A | Withers Neighbourhood Centre – intended to provide for the appropriate and sub-precincts are primarily based Commercial Sub-precinct distribution, mixing and segregation of on differentiated character, physical and different types of uses within each precinct • 1B | Withers North Mixed Use Sub-precinct land use features and future development area. • 1C | Withers North Neighbourhood Area Sub- potential. 4. The ultimate planning intent is to guide the precinct 2. Each precinct has a unique set of integrated and coordinated development of characteristics and functions, which Precinct 2 – Withers Central: each precinct as part of the Withers local differentiates it from other places, and is area and the city as a whole. • 2A | Withers Neighbourhood Centre – a reflection of both present and preferred Community Sub-precinct future development patterns for the • 2B | Withers Central Neighbourhood Area precinct. Accordingly, the planning Sub-precinct requirements within each precinct may vary from place to place. Each precinct Precinct 3 – Withers South may include specific development • 3A | Withers South Mixed Use Sub-precinct requirements, which relate to the desired character, type, scale and density of • 3B | Withers South Neighbourhood Area Sub- development for that precinct area. precinct
Precinct 4 – Ocean Drive North and South. The precinct areas are delineated on Figure 26: Local Area Plan Precinct Boundaries.
54 | IMPLEMENTATION Withers LAP Precinct Boundaries Map
South Carey Bunbury Park
1
Hudson Road Indian Ocean 4
Maidens
Reserve Ocean Drive Ocean 2
Hay Park
Westwood Street Parade Road Bussel Highway Bussel
4 3
Washington Ave
College Usher Grove
Figure 26. Withers LAP Precinct Boundaries Map NEIGHBOURHOOD PRECINCTS 0 100 200 500m Scale: 1 : 10,000 @ A3 1 Withers North 3 Withers South
2 Withers Central 4 Ocean Drive North and South
WITHERS LOCAL AREA PLAN | 55 Precinct Land Use Tables
Subject to the Local Planning Scheme, the 1. The permissibility of any land use class These levels of permissibility apply to all 3. Where a land use class is considered to local government is to be guided by the Withers can be determined by referring to the land included in each zone wherever it be highly appropriate within a precinct LAP Map (Figure 22) and relevant Precinct and Zoning Table of the Scheme. The occurs across the Scheme area of the city. these uses are listed under the ‘Preferred’ Sub-Precincts Maps (Figures 28 to 43) and symbols used in the Zoning Table have Consequently, the levels of permissibility column of the Precinct Land Use Table. corresponding Precinct and Sub-Precincts Land the following meanings: are generic and do not take into account Similarly where a land use class (i.e. ‘D’ and Use Tables 1 to 4 when exercising its discretion the unique circumstances and conditions ‘A’) is not encouraged in a certain precinct • ‘P’ means that the use is in the consideration of applications for planning that can be found in different places of the the land use is listed under ‘Inconsistent’ permitted if it complies with any approval for ‘D’ and ‘A’ land uses classes in the city with the same zone. For example, column for that precinct. relevant development standards or relevant zones of the Withers LAP boundary. the amenity and character of residential requirements of this Scheme; 4. The level of desirability for each land use development in an established urban The terms used in the Precinct Land Use Tables class listed for a given zone of a precinct • ‘D’ means that the use is not neighbourhood can be very different to that for each Precinct have the following meanings for is informed by the overlying principle land permitted unless the local government of a fringing suburban neighbourhood.\ the relevant zone: uses of the Local Area Plan. has exercised its discretion by In order to provide more specific place- a. ‘Preferred’ - means those ‘D’ and ‘A’ granting planning approval; 5. A set of ‘conditions’ may also be prescribed based guidance on the suitability of land uses that support the character, role and for development in any given principle • ‘A’ means that the use is not use classes when exercising discretion to function of the Precinct. land use area or for the development of a permitted unless the local government approve or refuse a proposed land use, specific use in a given principle land use b. ‘Consistent’ - means those ‘D’ and ‘A’ has exercised its discretion by the Local Are Plan sets out Precinct Land area. uses that do not detract from the character, granting planning approval after giving Use Tables, which lists the permissible land role and function of the Precinct. special notice in accordance with use classes for each zone in the precinct clause 41 of the deemed provisions in c. ‘Inconsistent’ - means those ‘D’ and according to their potential to have a: Part B; ‘A’ uses that are likely to detract from the (a) positive impact; or character, role and function of the Precinct. • ‘X’ means a use that is not (b) neutral impact; or permitted by this Scheme. The level of permissibility and definition of land (c) negative impact; on, use classes listed in the Precinct Land Use Tables are as prescribed under the Scheme. the desired character, role and function of the Precinct as defined by this Local Planning Policy.
56 | IMPLEMENTATION Meaning of Terms
Unless the context otherwise requires, words and expressions used in this Local Area Plan have the same meaning as they have: a. in the Planning and Development Act 2005; or b. if they are not defined in that Act (in order of precedence): (i) in the Dictionary of Defined Words and Expressions in Schedule 1 of the Local Planning Scheme; or (ii) in the Residential Design Codes (the R-Codes); or (iii) Building Code of Australia; or (iv) in a relevant Australian Standard.
WITHERS LOCAL AREA PLAN | 57 Precinct 1 - Withers North Boundary Map
South Carey Bunbury Park
1
Hudson Road Indian Ocean
Maidens
Reserve Ocean Drive Ocean
Hay Park
Westwood Street Parade Road Bussel Highway Bussel
Washington Ave
College Usher Grove
Figure 27. Withers North Neighbourhood Precinct 1 Withers North 0 100 200 500m Scale: 1 : 10,000 @ A3
58 | IMPLEMENTATION Withers North Precinct and Sub-Precincts Map
South Bunbury
1B 1D 1C
1A Highway Bussel
Hudson Road
Hay Park Parade Road
Minninup Road
Figure 28. Withers North Sub Precincts 1A Withers Neighbourhood Centre - Commercial Sub Precinct Note: NTS 1B Withers Mixed Use Sub Precinct To ensure development and planning parameters of Sub Precinct 1A occur in an integrated manner, Sub Precinct 1A is to follow the 1C Withers North Neighbourhood Area Sub Precinct guidelines as set out in the Activity Centre Plan. 1D Withers DC Foster Park Sub Precinct
WITHERS LOCAL AREA PLAN | 59 Withers North Precinct and Sub-Precincts Land Use Table
Preferred Consistent Inconsistent Conditions 1A | Withers Neighbourhood Centre – Commercial Sub-precinct
Permanent Accommodation Uses • Not applicable. ¹ Short-stay Accommodation Uses • Not applicable. Home Based Business Uses • Home Occupation ² • Home Office ² Mixed Uses • Mixed Use Premises – Financial and • Mixed Use Premises – Financial and Professional • Mixed Use Premises – Financial and Professional • Consistent mixed use developments (as Professional Service (≤200m² nla) Service (>500m² - ≤1,000m² nla) Service (>1,000m² nla) listed) are to demonstrate compatibility (operationally) between proposed • Mixed Use Premises – Financial and • Mixed Use Premises – Office (>500m² - ≤1,000m² • Mixed Use Premises – Office (>1,000m² nla) and established land uses, and are to Professional Service (>200m² - ≤500m² nla) nla) • Mixed Use Premises Trade Supplies (>1,000m² nla) incorporate built form outcomes that • Mixed Use Premises – Office (≤200m² nla) • Mixed Use Premises – Shop (>500m² nla) • Mixed Use Premises – Other (>1,000m² nla) are both sympathetic in scale and • Mixed Use Premises – Office (>200m² - • Mixed Use Premises Trade Supplies (>500m² - functionally well integrated with existing ≤500m² nla) ≤1,000m² nla) or planned development. • Mixed Use Premises – Shop (≤300m² nla) • Mixed Use Premises – Other (>500m² - ≤1,000m² • Residential elements of development nla) are to be both Residential Design • Mixed Use Premises – Shop (>300m² - Codes compliant and provided with a ≤500m² nla) safe and attractive living environment • Mixed Use Premises Trade Supplies (≤500m² - offering a level of residential amenity nla) that can be maintained over time without unnecessarily constraining the future • Mixed Use Premises – Other (≤500m² nla) commercial growth of the activity centre. • Access and parking is to be clearly demarcated / separated between the residential and non-residential land use elements. Community Uses • Civic Use • Child Care Premises • All community use developments are to demonstrate safe and convenient • Community Purpose • Club Premises pedestrian and vehicular access. • Educational Establishment • Hours of operation will have regard to • Place of Worship (potential impact upon) any established residential elements.
Table 4. Withers North Land Use Table | Withers Neighbourhood Centre - Commercial Sub-precinct
60 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions 1A | Withers Neighbourhood Centre – Commercial Sub-precinct
Medical and Veterinary Uses • Medical Consulting Rooms • Medical Centre • Veterinary Centre • All medical and veterinary land use developments are to demonstrate safe • Pharmacy (≤300m² nla) • Pharmacy (>500m²-≤1,000m² nla) and convenient pedestrian and vehicular • Pharmacy (>300m² - ≤500m² nla) access. • Veterinary Consulting Rooms • Hours of operation will have regard to (potential impact upon) any established residential elements. Commercial Uses • Financial and Professional Service (≤200m² • Amusement Parlour • Financial and Professional Service (>1,000m² nla) • Consistent commercial land use nla) developments (as listed) are to be at a • Bakery scale and intensity commensurate with • Financial and Professional Service (>200m² - • Bulky Goods Showroom the hierarchical status and setting of ≤500m² nla) • Business Incubator Premises the Neighbourhood Centre; and whilst • Convenience Store contributing to establishing a healthy • Cinema/Theatre • Lunch Bar balance / mix of businesses, are not • Financial and Professional Service (>500m²- to undermine the retail character or • Office (≤200m² nla) ≤1,000m² nla) primacy of the activity centre. • Office - (>200m² - ≤500m² nla) • Convention Centre • Consistent bulky goods showroom land • Restaurant – Unlicensed use developments (as listed) are to have • Dry Cleaning Premises a floorspace area of less than 500m² net • Shop (≤300m² nla) • Exhibition Centre lettable area (nla) cumulatively. • Shop (>300m² - ≤500m² nla) • Fast Food Outlet • Hours of operation will have regard to • Small Commercial Service • Laundromat (potential impact upon) any established • Supermarket (≤2,000m² nla) residential elements. • Market • Mixed Use Premises Trade Supplies (≤500m² • Office - (>500m² nla) nla) • Produce Market • Reception Centre - unlicensed • Recreation Private • Restricted Premises • Shop (>500m² nla) • Supermarket (>2,000m² nla) • Temporary Use • Totaliser Agency • Mixed Use Premises Trade Supplies (>500m² nla)
WITHERS LOCAL AREA PLAN | 61 Preferred Consistent Inconsistent Conditions
1A | Withers Neighbourhood Centre – Commercial Sub-precinct Licensed Uses • Club Premises – Licensed • Consistent licensed land use developments (as listed) are to • Licensed Premises - Other demonstrate that they are able to • Liquor Store contribute to establishing a healthy • Reception Centre – licensed balance / mix of uses and that their scale and intensity (individually and • Restaurant – licensed cumulatively) remains commensurate • Small Bar with the hierarchical status and setting of the Neighbourhood Centre. • Hours of operation will have regard to (potential impact upon) any established residential elements.
Industrial Uses • Not applicable. 5 Transportation and Infrastructure Uses • Car Park • Consistent transportation and infrastructure land use developments • Public Utility (as listed) will be considered on a case • Service Station by case basis, having regard to scale • Telecommunications Infrastructure ³ and intensity of proposed infrastructure and/or operations. • Transit Centre
Agricultural and Primary Industry Uses • Not applicable. 5
62 | IMPLEMENTATION THIS PAGE IS INTENTIONALLY LEFT BLANK
WITHERS LOCAL AREA PLAN | 63 Preferred Consistent Inconsistent Conditions
1B | Withers North Mixed Use Sub-Precinct Permanent Accommodation Uses • Multiple Dwelling • Ancillary Dwelling • Aged or Dependant Persons’ Complex • Consistent residential land use developments (as listed) will be • Multiple Dwelling - Aged or Dependant • Residential Building - Permanent arranged / designed in a manner Persons • Grouped Dwelling (particularly at ground floor level) that • Grouped Dwelling - Aged or Dependant Persons remains sympathetic to the introduction of mixed use development upon • Single Bedroom Dwelling adjacent lots, having regard to ensuring: • Single House • a harmonious built form ensues • Single House - Aged or Dependant Persons along the primary road frontage; and • residential amenity afforded to occupiers of new development can be reasonably safeguarded over time (e.g. in terms of privacy).
Short-stay Accommodation Uses • Bed and Breakfast • Consisted short stay accommodation land use developments (as listed) will be • Guest House considered on a case by case basis. • Single Bedroom Dwelling – Unrestricted Residential Accommodation • Single House – Unrestricted Residential Accommodation • Unrestricted Residential Occupation
Home Based Business Uses • Home Office • Home Store • Consistent home store and industry - cottage land use developments (as • Home Occupation • Industry - Cottage listed) will be considered a case by case • Home Business basis.
Table 5. Withers North Land Use Table | Withers North Mixed Use Sub-Precinct
64 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
1B | Withers North Mixed Use Sub-Precinct Mixed Uses • Mixed Use Premises – Office (≤200m² nla) • Mixed Use Premises – Financial and Professional • Aged or Dependant Persons’ Complex • Development of lots in excess of 3,000m², Service (≤200m² nla) or the amalgamation of three (3) or more lots (whichever is the lesser) requires the • Mixed Use Premises – Shop (≤300m² nla) preparation, submission and approval of • Mixed Use Premises – Other (≤500m² nla) a Structure Plan prior to sub-division or development. • All mixed use developments are to demonstrate compatibility (in terms of both the built form and operationally) between proposed and established land uses; and urban design outcomes should be able to respond sympathetically to the immediate setting. • Shop, financial and professional service or ‘other’ land use components of a mixed use development will be considered consistent (favourably) when the total net lettable area or the number of tenancies within the ground floor of the Withers Neighbourhood Centre Commercial Sub- precinct is at or above a level of 75% occupancy
Community Uses • Family Day Care • Child Care Premises • Club Premises • Consistent community use development (as listed) will demonstrate compatibility (in terms • Civic Use • Place of Worship of both built form and operationally) between • Community Purpose proposed and established land uses; and • Educational Establishment urban design outcomes should be able to respond sympathetically to the immediate setting. • All community use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub- precinct.
WITHERS LOCAL AREA PLAN | 65 Preferred Consistent Inconsistent Conditions
1B | Withers North Mixed Use Sub-Precinct Medical and Veterinary Uses • Medical Consulting Rooms • Medical Centre • Consistent medical and veterinary land use developments (as listed) will • Veterinary Consulting Rooms • Pharmacy (≤300m² nla) demonstrate compatibility (in terms of • Veterinary Centre built form and operationally) between proposed and established land uses; and urban design outcomes should be able to respond sympathetically to the immediate setting. • All medical and veterinary land use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub-precinct. Commercial Uses¬ • Financial and Professional Service (≤200m² nla) • Bakery • Consistent commercial land use developments (as listed) will • Convenience Store • Fast Food Outlet 4 demonstrate compatibility (operationally) • Display Home Centre • Laundromat between proposed and established • Funeral Parlour • Restaurant - Unlicensed 4 land uses; and urban design outcomes should be able to respond • Lunch Bar 4 sympathetically to the immediate setting. • Office (≤200m² nla) • Consistent commercial land use • Recreation Private developments (as listed) will be considered favourably when the total net • Shop (≤300m² nla) lettable area or the number of tenancies • Small Commercial Service within the ground floor of the Withers Neighbourhood Centre Commercial Sub-precinct is at or above a level of 75% occupancy.
Licensed Uses • Not applicable.
66 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
1B | Withers North Mixed Use Sub-Precinct Industrial Uses • Not applicable.5 Transportation and Infrastructure Uses • Car Park • Consistent transportation and infrastructure land use developments (as listed) will be • Public Utility considered on a case by case basis having • Telecommunications Infrastructure ³ regard to scale and intensity of proposed infrastructure and/or operations. Agricultural and Primary Industry Uses
• Not applicable.5
Preferred Consistent Inconsistent Conditions
1C | Withers North Neighbourhood Area Sub-Precinct Permanent Accommodation Uses
• Ancillary Dwelling • Aged or Dependant Persons’ Complex • All residential land use developments are to be compliant with the Residential Design • Grouped Dwelling • Multiple Dwelling Codes and relevant Local Planning Policies. • Grouped Dwelling - Aged or Dependant • Multiple Dwelling - Aged or Dependant Persons • Residential building – permanent land Persons • Residential Building - Permanent use developments are to demonstrate • Single Bedroom Dwelling compatibility (operationally) between • Single House proposed and established land uses; and urban design outcomes should be able to • Single House - Aged or Dependant Persons respond sympathetically to the immediate setting.
Short-stay Accommodation Uses • Bed and Breakfast • Single Bedroom Dwelling – Unrestricted • Consistent short stay accommodation Residential Accommodation land use developments (as listed) will be • Guest House considered, on a case by case basis, only for • Single House – Unrestricted Residential proposals with frontage to Hudson Road or Accommodation Parade Road. • Unrestricted Residential Occupation
WITHERS LOCAL AREA PLAN | 67 Preferred Consistent Inconsistent Conditions
1C | Withers North Neighbourhood Area Sub-Precinct Home Based Business Uses
• Home Office • Home Business • Home Store • Consistent home business land use developments (as listed) will be considered, • Home Occupation on a case by case basis, only for proposals with frontage to Hudson Road.
Mixed Uses • Not applicable.
Community Uses
• Child Care Premises • Consistent community use developments (as listed) are to demonstrate compatibility • Civic Use (operationally) between proposed and • Community Purpose established land uses; and urban design • Family Day Care outcomes should be able to respond sympathetically to the immediate setting. • All community use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub- precinct.
Medical and Veterinary Uses
• Medical Consulting Rooms • Consistent medical and veterinary land use developments (as listed) will be considered, • Veterinary Consulting Rooms on a case by case basis, only for proposals with frontage to Hudson Road. • All medical and veterinary land uses (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub- precinct.
68 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
1C | Withers North Neighbourhood Area Sub-Precinct Commercial Uses
• Display Home Centre • Consistent display home centre land use developments (as listed) will be considered on a case by case basis, having regard to the proposal’s car parking demands and any corresponding impacts on the functionality and capacity of the local road network.
Licensed Uses • Not applicable.
Industrial Uses
• Not applicable. 5
Transportation and Infrastructure Uses
• Public Utility • Consistent transportation and infrastructure land use developments (as listed) will be • Telecommunications Infrastructure 5 considered on a case by case basis having regard to scale and intensity of proposed infrastructure and/or operations.
Agricultural and Primary Industry Uses • Not applicable. 5
WITHERS LOCAL AREA PLAN | 69 Sub Precinct 1D Withers DC Foster Park E Rationale: 2. Shared Path Island Queen Street D.C. Foster Park is situated within the • Separate the residential infill / aged care Residential infill with strong Northern Withers Precinct close to the and the park via a shared path to provide support for Aged Care existing Minninup Road commercial hub. The increased connectivity and passive (Independent Living) park has recently been upgraded in the south surveillance. Shared path between east corner; however there is still a large area 3. Park amenity residential area and park of underutilised lawn open space. The park Vixen Street also flanks an older community building used • Utilise offsets from developer contributions to Thistle Street High amenity upgrade the park amenity providing passive for community computer literacy. park and active amenity for family, aged care and E Devonshire Street youth. Strategy Hudson Road Redevelop DC Foster including the following 4. Local Development Plan propositions: A Local Development Plan is recommended 1. Residential or Aged Care to provide better design control measures for aspects of urban design and the overall • Rationalise approximately the top third of this aesthetic of the built area. Local Development park and set aside this area for residential Plans are recommended to ensure that purpose. Alternatively, there was strong Figure 29. Sub Precinct 1D - DC Foster Park development of the DC Foster Park has a support received during the engagement consistent and coordinated approach, an process for independent aged care housing acceptable design standard is achieved and due to its relationship to surrounding DC Foster Park appropriately retains the amenity; and, suburb’s character. • Investigate the opportunity to co-locate the community building with the Withers Community Hub. Residential infill / Aged Care (Independent living)
Open space catering for mature aged Retained Trees people
Shared path Figure 30. Section E-E
70 | IMPLEMENTATION Image 30. Playground DC Foster Image 31. Basketball court DC Foster Park Image 32. Maisonette typology Image 33. Opportunity for youth space (Independent living on ground floor and residential units above)
Existing Road
Family Play Existing Playground Public Open Space
WITHERS LOCAL AREA PLAN | 71 Preferred Consistent Inconsistent Conditions
1D | Withers DC Foster Park Sub Precinct Permanent Accommodation Uses
• Ancillary Dwelling • Aged or Dependant Persons’ Complex • All residential land use developments are to be compliant with the Residential Design Codes • Grouped Dwelling • Multiple Dwelling and relevant Local Planning Policies. • Grouped Dwelling - Aged or Dependant • Multiple Dwelling - Aged or Dependant Persons • Residential building – permanent land use Persons • Residential Building - Permanent developments are to demonstrate compatibility • Single Bedroom Dwelling (operationally) between proposed and • Single House established land uses; and urban design outcomes should be able to respond • Single House - Aged or Dependant Persons sympathetically to the immediate setting.
Short-stay Accommodation Uses • Not applicable. Home Based Business Uses • Home Office • Home Business • Home Store • Home Occupation Mixed Uses • Not applicable. Community Uses • Child Care Premises • Consistent community use developments (as listed) are to demonstrate compatibility • Civic Use (operationally) between proposed and • Community Purpose established land uses; and urban design • Family Day Care outcomes should be able to respond sympathetically to the immediate setting. • All community use developments (as listed) are to have due regard to the potential for co- location offered by the Withers Neighbourhood Centre Community Sub-precinct. Medical and Veterinary Uses • Not applicable.
72 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
1D | Withers DC Foster Park Sub Precinct Commercial Uses
• Not applicable. Licensed Uses • Not applicable.
Industrial Uses
• Not applicable. 5
Transportation and Infrastructure Uses
• Public Utility • Consistent transportation and infrastructure land use developments (as listed) will be • Telecommunications Infrastructure 5 considered on a case by case basis having regard to scale and intensity of proposed infrastructure and/or operations.
Agricultural and Primary Industry Uses • Not applicable. 5
Notes: 4. Drive through facilities shall not be permitted as part of any fast food outlet, lunch bar, restaurant - licensed or restaurant - unlicensed land use class developments in the City Centre Zone, Local 1. Multiple dwellings may only be permitted in a Neighbourhood Centre Zone or Local Centre Zone Centre Zone, Mixed Use Core Zone, Mixed Use Frame Zone or Tourism Zone. where they are developed as a mixed use development in accordance with the Residential Design Codes. 5. Land use classes that are deemed to have a potential land use conflict or impact upon ‘sensitive land uses’, and therefore may require a buffer distance in accordance with Environmental 2. Home occupation and home office uses are only permitted in association with the residential Protection Authority Guidance for the Assessment of Environmental Factors (in accordance with the component (i.e. mixed use dwelling) of a mixed use development where located in the Environmental Protection Act 1986): Separation Distances Between Industrial and Sensitive Land Neighbourhood Centre Zone or Local Centre Zone. Uses No. 3 (June 2005). 3. Under the commonwealth Telecommunications Act 1997, ‘low-impact’ telecommunications facilities are exempt from local government control.
WITHERS LOCAL AREA PLAN | 73 Precinct 2 - Withers Central Boundary Map
South Carey Bunbury Park
Hudson Road Indian Ocean
Maidens Reserve Ocean Drive Ocean 2
Hay Park
Westwood Street Parade Road Bussel Highway Bussel
Washington Ave
College Usher Grove
Figure 31. Withers Central Neighbourhood Precinct 2 Withers Central 0 100 200 500m Scale: 1 : 10,000 @ A3
74 | IMPLEMENTATION Withers Central Precinct and Sub-Precincts Map
Hudson Road
2A
2B(ii)
2B
2B (i) Ocean Drive Ocean
Hay Park
Parade Road Westwood Street
Figure 32. Withers Central Sub Precincts 2A Withers Neighbourhood Centre - Community Sub Precinct NTS 2B Withers Central Neighbourhood Area • (i) Jacaranda Crescent, Poinciana and Hester Place • (ii) Des Ugle Park to Whitley Place
WITHERS LOCAL AREA PLAN | 75 Sub Precinct 2A – Withers Neighbourhood Centre - Community Sub-Precinct Justification: 1. Connectivity (3) storey mix of retail, office and residential. 4. Contemporary Town Square The ground floor of the development would The prospect of land rationalisation and • Improve road and pedestrian legibility, passive • Provision for a contemporary town square concentrate on amenity and services that building upon the existing Withers Library surveillance and connectivity by linking Whitley that would include a stage, shaded areas, enrich the local Withers lifestyle, centred on a amenity provides opportunity for the Place to Jacaranda Crescent and Minninup hardstand and seating providing for a diverse theme of ‘health and education’. A starting list development of a Withers Community Hub, a Road; and, range of community activation opportunities: of amenity and services including; place where community uses focus around a bands, dance displays, formal civic events, • Provide safe pedestrian links connecting the public space, or Contemporary Square. This xx Social services; movie nights, weekend markets, community enclosed residential cells of Whitley Place and community focal point for youth, seniors and x interest displays, meeting, gathering and Jacaranda Crescent to Minninup Road, the x 24hr gym; civic activity, situated on the highly exposed hanging out with friends for a coffee. The Withers Library and Minninup Forum. xx Doctors; corner of Minninup and Hudson Road, is square would become and be seen as the envisaged to become the heart and ‘gateway’ 2. Residential Infill xx Alternate medical practices; proud ‘heart’, the activated focal point for the to Withers. • Provide alternate/diverse residential and xx Yoga/exercise/wellbeing practices; Withers community that could be visited and lifestyle living including a row of townhouse xx Dentist; viewed by people passing through; infill development overlooking the existing open xx Chemist; • Retain significant Tuart trees and incorporate space (back of the library), providing passive into the Town Square and public open space to Actions: xx Convenience grocery; surveillance and an activity hub. ensure the space retains it character and sense xx Sub-newsagent; Develop the Withers Community Hub as an 3. Mixed Use Development of place; and, active precinct which provides a diversity of x x Job ready and skill set training providers • Retain view lines from the corner of Minninup uses with the objective of delivering a safer, • Deliver a mixed use development that fronts to promote access into the workforce, and and Hudson Road to the proposed Town more vibrant place. To achieve this, key the busy Minninup Road with a possible three xx Coffee shop that addresses the public Square. prospects include: square.
Retained Tuart Trees & Public Open Space
Office Space
Higher Density Shared Road Residential Infill
Figure 33. Section B-B
76 | IMPLEMENTATION 5. Extend the Withers Community Library Development Plans could be adopted under a specific provisional council scheme and The Withers Library is understood as a strong mandate guidelines on items such as: amenity for the Withers community, however anecdotal evidence from the community • Building envelope; interest groups suggested the library is often • Tenure and dwelling mix; overcrowded and limited in size. • Solar orientated building design; • Increase capacity of this facility by expanding to include a contemporary town hall space which • Passive surveillance; both addresses and bookends the eastern • Alignment of services and garage locations; Spaces Activation Roads end of the square providing edge activity and • Driveways; Connections purpose. The expanded Withers Community Library should complement the Withers • Building setbacks; Community Hub and focus on providing and • Fencing; promoting a high level of community service and well-being. Local Development Plans are recommended to ensure that development of the Withers 6. Withers Community Hub - Local Community Hub has a consistent and Development Plan coordinated approach, an acceptable A Local Development Plan is recommended design standard is achieved and the Withers to provide better design control measures Community Hub appropriately retains the for aspects of urban design and the overall suburbs character. aesthetic of the built area, in addition to Trees Views Pedestrian Connections providing measures outlined under the Residential Design Codes (R-Codes). Local
‘Gateway’ Social / Health / Education / Retail Sculpture Performance Civic Square Stage
WITHERS LOCAL AREA PLAN | 77 Figure 35 illustrates the Withers Community Hub Structure Plan Concept which is an expression of the LAP in detail to inform the ultimate Structure Plan to be produced. Hudson Road Key design principles include:
Improved connection and pedestrian legibility Civic between the Withers Community Hub and Square Minninup Forum
Community Opportunity for further Hub carparking Opportunity for mixed use to co-locate parking behind the builtform to be a shared amenity with the public open space
Builtform typology to create ‘gateway’ entrance Existing into Withers Community Hub Existing Carpark Withers Library Proposed road connection between Whitley Place Community Garden and Minninup Road utilising existing pedestrian access way Minninup Road Proposed low speed road connection to Jacaranda Crescent with on street parking
Higher Density Residential Infill
‘Higher Density’ Mixed Use Residential Infill / Group Housing Legend Opportunity for further carparking Mixed use Community Purpose Higher Density Residential Infill High - Medium Residential Infill Civic square Public Open Space Carpark Proposed road connection
Figure 35. Withers Community Hub - Structure Plan Concept Scale 1 : 1000 @ A3
78 | IMPLEMENTATION Hudson Road Hudson Road Whitley Pl
Jacaranda Cr Minninup Road
Minninup Road Whitley Pl Whitley Pl Whitley Pl
Minninup Road Minninup Road Jacaranda Cr
Image 34. Community Hall ‘bookending’ Image 35. Precedent example of mixed use Image 36. Townhouse precedent, Perry Image 37. Precedent narrow road profile civic square typology with rear parking Lakes with on street parking, connection to Jacaranda Cr
Civic Square Mixed Use Typology Residential Infill Road connections • Create a compact and intimate civic square • Create a mixed use typology which • Provide higher density residential infill • Provide a road connection which mimics that is has a strong connection and interface comprises two or three storey built form. through townhouses or group housing; and a small town center street. Key features with the Minninup / Hudson Road Intersection Groundfloor focus on health and education, include: • Maximise passive surveillance and and Minninup Forum Shopping Centre; with residential and / or office tenancies on activity by providing residential infill which xx Design for ‘people first’ creating a the upper storeys; • Align the civic square to encourage and draw overlooks the public open space and shared space for pedestrians, cars and people into the site; and • Provide an interface between the built form streetscape. cyclists in a low speed environment; and public open space, as well as a frontage • ‘Bookend’ the civic square between the mixed xx Provide appropriate traffic calming onto Minninup Road; use building and community hub to create measures including high treatment active edges and encourage interaction • Provide parking behind the built form to decorative paving, flush kerbs and between the buildings and public open space. maximise interface with Minninup Road; and bollards as required; and, • Create a ‘gateway’ on either side of xx Opportunity to provide limited on street proposed road connection to Minninup parking to assist in reducing traffic Road. This could be achieved through speeds. consistent building form, scale, density and The LAP acknowledges that land assemble setback of the mixed use (or residential is required to enable the proposed road typology) on either side of the proposed road connections to occur due to land parcels being connection. owned by multiple parties.
WITHERS LOCAL AREA PLAN | 79 Withers Central Precinct and Sub-Precincts Land Use Table
Preferred Consistent Inconsistent Conditions 2A | Withers Neighbourhood Centre – Community Sub-precinct Permanent Accommodation Uses • Grouped Dwelling – Aged or Dependant Persons • Aged of Dependant Persons Complex • Prior to any development approval a structure plan is required to be prepared, submitted to the local • Multiple Dwelling Aged or Dependant Persons • Caretakers Dwelling government and subsequently endorsed by the • Residential Building – Permanent WAPC. • Single House – Aged or Dependant Persons • The scale and intensity of all residential land use developments are not to detract from the intended purpose of the sub-precinct (to offer services to the local community). • Consistent residential land use developments (as listed) are to demonstrate compatibility with any established land uses; and urban design outcomes should be able to respond sympathetically to the immediate setting. • All residential land use developments are to be compliant with the Residential Design Codes and relevant Local Planning Policies. Short-stay Accommodation Uses • Not applicable. Home Based Business Uses • Home Occupation 3 • Home Office 3 Mixed Uses • Mixed Use Premises – Office (≤200m² nla) • Mixed Use Premises – Financial and Professional • Prior to any development approval a structure Service (≤200m² nla) plan is required to be prepared, submitted to the local government and subsequently endorsed by • Mixed Use Premises – Shop (≤300m² nla) the WAPC • Mixed Use Premises – Other (≤500m² nla) • All mixed use developments are to demonstrate compatibility (in terms of both the built form and operationally) between proposed and established land uses; and urban design outcomes should be able to respond sympathetically to the immediate setting.
Table 6. Withers Central Land Use Table | Withers Neighbourhood Centre - Community Sub-precinct
80 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions 2A | Withers Neighbourhood Centre – Community Sub-precinct Community Uses
• Child Care Premises • Club Premises • Consistent community purpose land use developments (as listed) will be • Civic Use • Place of Worship considered on a case by case basis, • Community Purpose having regard to scale and intensity of • Educational Establishment proposals. Medical and Veterinary Uses
• Medical Consulting Rooms • Medical Centre • Hospital • Consistent medical and veterinary land use developments (as listed) will be • Veterinary Centre considered on a case by case basis, • Veterinary Consulting Rooms having regard to scale and intensity of proposals. Commercial Uses • Lunch Bar • Convention Centre • Consistent commercial land use developments (as listed) are to be at • Office (≤200m² nla) • Exhibition Centre a scale and intensity that does not • Reception Centre – unlicensed undermine the intended purpose and • Recreation – Private character of the sub-precinct (i.e. to offer local community services). Licensed Uses • Club Premises – Licensed • All licensed land use developments are considered to be incompatible with • Reception Centre – Licensed the character and function of this sub- precinct. Industrial Uses • Not applicable. ¹ Transportation and Infrastructure Uses • Car Park • Consistent car park land use developments (as listed) will be considered on a case by case basis.
Agricultural and Primary Industry Uses • Not applicable. ¹
WITHERS LOCAL AREA PLAN | 81 Sub Precinct 2B (i) – Withers Central Neighbourhood Area (Jacaranda Crescent, Poinciana and Hester Place)
2. Residential Infill 4. Aged care Rationale: • Develop the vacant land flanking the high point, Investigate development opportunities for the The open space area that is currently the with high standard two-storey town house parcel of land situated on the end of Hester cessation of Jacaranda Crescent, Poinciana development aimed at the young professional Place owned by the Anglican Church as an and Hester Place has been recognised as or higher end down-sizing market; appropriate location for independent aged having strong potential for land rationalisation care. and improvement of suburb connectivity. • Create exemplar streetscapes in the new This land includes the highest topographical development precinct as a benchmark for elevation for Withers thus providing a unique further revitalisation throughout Withers; and visual amenity for both future residential and • Utilise offsets from infill residential to provide Views Trees park prospects. incentives for the provision of the high amenity park.
Strategy 3. Connectivity • Increase road and pedestrian links to Redevelop this precinct including the improve suburb legibility, passive surveillance following propositions: and pedestrian connectivity within this 1. High Amenity Park neighbourhood of Withers. A potential inclusion is the link between Hester Place and Jacaranda • Provide a high amenity park area for passive Crescent, with a narrow pedestrian and vehicle recreation including shaded meeting/gathering link to Davenport Way providing another access facilities and a viewing deck; and route for Central Withers. • Retain the two (2) mature endemic trees within the park area. Pedestrian Roads Connections
Residential Townhouses
Two Way Opportunity to include small retaining wall Street to retain existing trees and high point in Opportunity to retain natural topography, central public open space e.g. 1 : 10 grade across the lot
Figure 36. Section C-C
82 | IMPLEMENTATION Jacaranda CrescentC
Wilkerson Street Townhouse Minninup Road style two storey residential infill Poinciana Place High amenity C park
Image 38. Aged care addressing public Image 39. Precedent image of example Potential open space town houses, Frasers Landing Hester Place independent aged care housing
Narrow pedestrian and vehicle link from Davenport Way
Figure 37. Precinct 2 - Jacaranda Crescent, Poinciana and Hester Place
Retained Tuart Trees
Existing Public Open Two Way Lookout / viewing platform Residential Space Street
WITHERS LOCAL AREA PLAN | 83 Figure 38 illustrates Sub Precinct 2B Jacaranda
Jacaranda Crescent Crescent, Poinciana and Hester Place Structure Plan Concept which is an expression of the LAP in detail to inform the ultimate Structure Plan to be produced.
Residential Infill
Proposed high treatment road
Poinciana Place Retain high point and utilise offsets for amenity (seating, landscaping, viewing platform / lookout area etc)
Residential infill / group housing to have interface with public open space
Retain significant trees
Jacaranda Crescent Residential Infill or independent living aged care
Proposed low speed two way road connection between Hester Place and Jacaranda Crescent Hester Place
Existing Pedestrian Access Way transformed to a one way vehicle lane
Legend
Medium High - Residential Infill Low Medium - Residential Infill Low Residential Infill Group Housing or Independent Aged Care Public Open Space Proposed road connection
Figure 38. Sub Precinct 2B - Withers Central Neighbourhood Area (Jacaranda Crescent, Poinciana and Hester Place) - Structure Plan Concept Scale 1 : 1000 @ A3
84 | IMPLEMENTATION Jacaranda Cr Jacaranda Cr Jacaranda Cr Jacaranda Cr
Jacaranda Cr Jacaranda Cr Jacaranda Cr Jacaranda Cr
Image 40. Precedent example of townhouse Image 41. Opportunity for carport to be Image 42. Group housing interface with Image 43. Precedent cul de sac connection typology and high treatment road, Poinciana Pl located underground to increase interaction with public open space and narrow lane, Darwin Way, Ocean Grove Poinciana Pl loop
Key design principles include: Residential Infill Independent Living Proposed Road Connections • Provide low to medium density infill residential • Opportunity to locate aged care housing 1. Convert and extend existing Pedestrian 3. Extend Poinciana Place around the areas, which are two storeys high and have (independent living) on the land parcel owned Access Way between Davenport Way and retained high point and public open space, interaction with realigned Poinciana Place by the Anglican Church, alternatively this could Jacaranda Cres for one way vehicle and providing a shared, high treatment two way loop; be utilized as a group housing site; and pedestrian connections; road. Its recommended that a narrow road, 6m profile and a reduced reserve width of • Opportunity to configure car parks to maximize • The Anglican Church site provides access 2. Realign and connect Hester Place and 12m; and, interface with the streetscape by either: to the Withers Community Hub as its Jacaranda Crescent cul de sacs, via a predominantly on grade, running along narrow two way vehicle lane typically 4. The LAP acknowledges that land assemble 1) Locating carport behind the building the contour line, along Hester Place and utilized by adjacent dwellings to mitigate is required to enable the proposed road setback Jacaranda Crescent. the circuit link becoming a ‘rat run’. It is connections to occur due to land parcels 2) Locating carport below ground recommended that this road connection being owned by multiple parties. 3) Alternatively, provide on street car parks is narrow, approximately 5m wide, integrated with planting nibs constructed of a texture surface and raised profile to slow traffic speed; • Opportunity to configure lots adjacent to public open space to front onto space, potentially including vehicle access across the front of the house and low fence; and, • Provide a diversity of housing types including group housing, townhouses and single detached dwellings.
WITHERS LOCAL AREA PLAN | 85 Sub Precinct 2B (ii) – Withers Central Neighbourhood Area (Whitley Place to Des Ugle Park)
way connection between Mawson Place and Justification: Reynolds Way. However the community is Whitley Place to Des Ugle Park is a narrow presently not comfortable with opening the strip of vacant open space, a Radburn Davenport Way / Rand Court and Hooper Planning objective within Central Withers that Place / Stallard Place connections due once provided unhindered pedestrian access to a feeling amongst affected community east west from Westwood Street (Des Ugle members that this would incur unsafe Park) to Hudson Road. Recently this access outcomes. Wilkerson Street has been severed due to land resumption At this point it was agreed not to pursue along Whitley Place. This lineal area of open (Davenport Way – Rand Court and Hooper space is recognised by local residents as Place - Stallard Place) however the opening unsafe due to limited passive surveillance of these connections are recognised as with high sided fences that generally address a future positive prospect and would be the space. achieved as the capacity of these associated Poinciana Place community areas develop. Rand Court Stallard Place Actions: Therefore, the Withers LAP recommends that these two connections are undertaken via a 1. Residential Infill staged management approach by the City of Bunbury. This staged management approach It is recommended for the vacant land area to Hester Place A shall include: be reclaimed as shown in the Precinct 1 plan, which extends the existing residential fabric 1. Further engagement with the surrounding A and continues a similar residential lot overlay residents who are directly affected by within these spaces. these openings Davenport Way 2. Connectivity 2. Discussion on possible trial techniques including; In the interest of providing suburban legibility Hooper Place and connectivity and as part of the land xx Pedestrian movement resumption there is an opportunity to open xx Emergency vehicle access three (3) road connections including: xx Lighting a) Davenport Way to Rand Court; xx CCTV b) Hooper Place to Stallard Place; and Mawson Place xx Adjacent residential infill c) Mawson Place to Reynold Way. 3. Development and agreement on a staged The community immediately affected by this management approach to be undertaken Figure 39. Sub Precinct 2B - Whitley Place to Des Ugle Park action are supportive with providing a two in collaboration between the City of Bunbury & surrounding residents.
86 | IMPLEMENTATION Image 44. Existing photo of Hooper Place Image 45. Opportunity for residential infill
Lighting
CCTV Existing residential house
Existing road Demountable bollards
Safe pedestrian links
Figure 40. Section A-A | Future connection prospects, however it was agreed not to pursue at this point in time instead a staged management approach will be undertaken
WITHERS LOCAL AREA PLAN | 87 Figure 41 illustrates Sub Precinct 2B(ii) Structure Whitley Place Plan Concept which is an expression of the LAP in detail to inform the ultimate Structure Plan to be produced.
Medium High Residential Infill
Existing Strata Residential Block
Jacaranda Crescent Opportunity to reduce road reserve and Wilkerson Street turnaround area
Medium Residential Infill
Whilst its understood the adjacent land is existing Rand Court strata residential block, there’s opportunity to align this land parcel as part of the wider potential redevelopment opportunity. Refer to text on following page - Additional Development Site Stallard Place
Low Residential Infill. Extend existing residential fabric
Proposed two way road connection and additional parking adjacent to Des Ugle Park and Medium High Residential Infill
Davenport Way Legend
High - Medium - Residential Infill Medium - Residential Infill Low - Residential Infill Public Open Space Proposed road connection Hooper Place Future Development Sites (Staged Management Approach) Future Road Connection (Staged Mawson Place Figure 41. Sub Precinct 2B(ii) - Withers Central Neighbourhood Area (Whitley Place to Des Ugle Park) - Structure Plan Concept Management Approach) Scale 1 : 2000 @ A3
88 | IMPLEMENTATION Rand Ct Stallard Way Jacaranda Cr Wilkerson Way
Hooper Pl Wilkerson Way
Jacaranda Cr
Mawson Pl Davenport Way
Hooper Pl
Davenport Way
Image 46. Precedent group housing Image 47. Precedent low density infill Image 48. Opportunity to reduce road widths Image 49. Undertake future road separated from park by shared path residential to existing PAW connections via a staged management approach
Key design principles include: Residential Infill Future Road Connection Additional Development Sites
North Parcel of Des Ugle Park Existing pedestrian access ways • A future road connection is proposed • Throughout the engagement process it’s between Jacaranda Crescent and Whitley been anecdotally noted that the building • Opportunity to provide medium density • Extend existing low density residential fabric Place. Whilst this is a future prospect, stock at 2 Rand Court is in poor condition. residential infill in the land parcel adjacent to with opportunity to provide ‘squat blocks’ on it’s imperative that current planning Whilst it’s understood this asset is under Des Ugle Park; the infill between Davenport Way and Hooper doesn’t mitigate this potential connection. Strata Title, the Withers LAP and Structure Place; • Separate residential and park via a shared use Therefore a staged management approach Plan Concepts recommend that existing path to promote passive surveillance and an • Residential infill to have a strong interface with is recommended to be undertaken by the housing stock refurbishment is not the interface between the two land uses; and the street and promote high levels of passive City of Bunbury and Housing Authority best use of funds. An alternative is to • Provide two way road connection between surveillance; including: promote this as a potential redevelopment opportunity, which could provide significant Mawson Place and Reynolds Way and reduce • Housing Authority, Crown Land and Former 1. Undertake further engagement with catalytic transformation to the central area road profile to provide additional car parking, Kindergarten; and residents directly affected; co-located to accommodate visitors to Des of Withers. • Provide infill residential areas in medium and 2. Develop the land owned by Housing Ugle Park and the medium density infill • Similarly adjacent land parcels owned low density as shown on the Structure Plan Authority and Crown Land as a dead end cul development. by Housing Authority are highlighted as Concept. de sac; and, redevelopment opportunity. Redevelopment 3. Subsequently the second link and the should aim to further assist in providing extension to Jacaranda Crescent could be increased housing diversity and product undertaken as future capacity allows. mix attracting young professionals, students and independent aged care living opportunities.
WITHERS LOCAL AREA PLAN | 89
Hudson Road Ocean Drive Ocean
Hay Park
Parade Road Westwood Street
Armstrong Way
Figure 42. Withers Central Sub Precincts Future Redevelopment Opportunity NTS
90 | IMPLEMENTATION Sub Precinct 2B (ii) – Withers Central Neighbourhood Area (Armstrong Way)
At the time of preparing the Withers LAP, it was highlighted that the Housing Authority has single ownership of the houses on Armstrong Way. Armstrong Way is a unique sub precinct in Withers Central that has its own distinct spatial character and feel. The street is configured as an enclave with houses facing onto the street, low fencing and high levels of passive surveillance from residents. Throughout the engagement process it was noted that Armstrong Way sits in isolation from the Withers Central Neighbourhood Area, however it’s operating well and therefore at this point in time it was agreed the best approach is to leave as is. The LAP acknowledges the sub precinct has single ownership and the age of housing stock is attractive for medium to long term redevelopment (5-10 years and 10+ years). This presents opportunity for long term redevelopment to help address housing choice and diversity including the provision of new aged independent living housing consistent with the LAP vision.
WITHERS LOCAL AREA PLAN | 91 Preferred Consistent Inconsistent Conditions
2B | Withers Central Neighbourhood Area Sub-Precinct Permanent Accommodation Uses
• Ancillary Dwelling • Aged or Dependant Persons’ Complex • All residential land use developments are to be compliant with the Residential Design • Grouped Dwelling • Multiple Dwelling Codes and relevant Local Planning Policies. • Grouped Dwelling - Aged or Dependant • Multiple Dwelling - Aged or Dependant Persons • Residential building – permanent land Persons • Residential Building - Permanent use developments are to demonstrate • Single Bedroom Dwelling compatibility (operationally) between • Single House proposed and established land uses; and urban design outcomes should be able to • Single House - Aged or Dependant Persons respond sympathetically to the immediate setting. Short-stay Accommodation Uses • Bed and Breakfast • Single Bedroom Dwelling – Unrestricted • Consistent short stay accommodation Residential Accommodation land use developments (as listed) will be • Guest House considered, on a case by case basis, only for • Single House – Unrestricted Residential proposals with frontage to Hudson Road or Accommodation Parade Road. • Unrestricted Residential Occupation Home Based Business Uses • Home Office • Home Occupation • Home Store • Consistent home business land use developments (as listed) will be considered, • Home Business on a case by case basis, only for proposals with frontage to Hudson Road. Mixed Uses • Not applicable. Community Uses • Child Care Premises • Consistent community use developments (as listed) are to demonstrate compatibility • Civic Use (operationally) between proposed and • Community Purpose established land uses; and urban design • Family Day Care outcomes should be able to respond sympathetically to the immediate setting. • All community use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub- precinct. Table 7. Withers Central Neighbourhood Area
92 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
2B | Withers North Neighbourhood Area Sub-Precinct Medical and Veterinary Uses
• Medical Consulting Rooms • Veterinary Consulting Rooms • Consistent medical and veterinary land use developments (as listed) will be considered, on a case by case basis, only for proposals with frontage to Hudson Road.
Commercial Uses • Display Home Centre • Consistent display home centre land use developments (as listed) will be considered on a case by case basis, having regard to the proposal’s car parking demands and any corresponding impacts on the functionality and capacity of the local road network. Licensed Uses • Not applicable. Industrial Uses • Not applicable. 5 Transportation and Infrastructure Uses • Public Utility • Consistent transportation and infrastructure land use developments (as listed) will be • Telecommunications Infrastructure ² considered on a case by case basis, having regard to scale and intensity of proposed infrastructure and/or operations. Agricultural and Primary Industry Uses
• Not applicable.
Notes: 2. Under the commonwealth Telecommunications Act 1997, ‘low-impact’ telecommunications facilities are exempt from local government control. 1. Land use classes that are deemed to have a potential land use conflict or impact upon ‘sensitive land uses’, and therefore may require a buffer distance in accordance with Environmental 3. Home occupation and home office uses are only permitted in association with the residential Protection Authority Guidance for the Assessment of Environmental Factors (in accordance with the component (i.e. mixed use dwelling) of a mixed use development where located in the Environmental Protection Act 1986): Separation Distances Between Industrial and Sensitive Land Neighbourhood Centre Zone or Local Centre Zone. Uses No. 3 (June 2005).
WITHERS LOCAL AREA PLAN | 93 Precinct 3 - Withers South Boundary Map
South Carey Bunbury Park
Hudson Road Indian Ocean
Maidens
Reserve Ocean Drive Ocean
Hay Park
Westwood Street Parade Road Bussel Highway Bussel
3
Washington Ave
College Usher Grove
Figure 43. Withers South Neighbourhood Precinct 3 Withers South 0 100 200 500m Scale: 1 : 10,000 @ A3
94 | IMPLEMENTATION Withers South Precinct and Sub-Precincts Map
Maidens Reserve Drive Ocean Westwood Street
Hay Park 3B
Parade Road 3B(ii)
3A
Washington Ave
Usher
Figure 44. Withers South Sub Precincts 3A Withers South Mixed Use Sub Precinct Scale: 1 : 10,000 @ A3 3B Withers South Neighbourhood Sub Precinct (ii) Craven Court
WITHERS LOCAL AREA PLAN | 95 Sub Precinct 3A – Ashrose Reserve
Justification: • Provide business opportunities within • Develop the high amenity active park 4. Rationalising Public Open Space the ground floor of the mixed-use by progressing the preliminary plans Ashrose Reserve has been seen as • Review the prospective role of Ashrose development which support the local developed by a local community interest underutilised open space, however Reserve in relation to Whiteman Park. community including health services/ group and subsequently the City of having the potential, with the appropriate Although Whiteman Park is a very popular practices such as: Doctors, Dentist, Bunbury. The preliminary plans set improvements to provide protected open park for families on the weekend it was Chemist, etc; and, out the opportunity for a landscaped space amenity to the South West Withers anecdotally suggested that the park is in southern gateway to Withers, which can neighbourhood. The Reserve currently • Support residential uses on the need of a makeover and amenity upgrade; be situated on the South West corner of addresses two busy roads; Ocean Drive and floors above including high standard and, Ashrose Reserve. Washington Avenue. The open reserve also residential units/apartments to provide • Investigate the opportunity to rationalise grades unevenly towards these roads making passive surveillance over the park. 3. Connectivity Whiteman Park and provide a higher amenity active play, including ball play precarious. Alternatively encourage other commercial • Provide vehicle access to the mixed park at Ashrose Reserve that caters for a opportunities such as offices etc. use development by developing a four wider range of people and activities. 2. High Amenity Active Park way intersection or roundabout from Actions Washington Ave connecting the southern • Utilise offsets from development end of Ashrose Drive. This could connect 5. Local Development Plan Redevelop Ashrose Reserve including the contribution towards developing an active into a carpark situated centrally within following propositions: amenity park that focuses on nature play A Local Development Plan is recommended the Reserve that separates the park and 1. Mixed Use Development and informal ball play being contained to provide better design control measures mixed use development however is used within the eastern half of the park; for aspects of urban design and the overall • Investigate the feasibility of a mixed by both future proponents. aesthetic of the built area. Local Development • Broaden the existing fenced off steep- use development to take advantage of Plans are recommended to ensure that sided water retention basin to provide the busy road frontage and sleeve the development of the Ashrose Reserve has a Washington Avenue buffer and western edge of the reserve; a consistent and coordinated approach, an topographical interest to the southern • Provide mix-use development which acceptable design standard is achieved and boundary of the reserve; and, addresses Ocean Drive and the Parkland Ashrose Reserve appropriately retains the with pedestrian access encouraged from suburb’s character. Ocean Drive;
Mixed Use Development
Proposed Figure 45. Section D-D Street Trees
96 | IMPLEMENTATION Existing residential Crews Court
Geographe Way
Ashrose Street High Ocean Dr amenity park D D Whatman Way Slee Place Roads Activation Mixed use development Image 50. Mixed use addressing street with carparking to the rear, Harvest Lakes
Proposed Washington Ave four way intersection
Figure 46. Sub Precinct 3A - Ashrose Reserve
Spaces Trees
Image 51. High amenity public open space, Coolbellup Primary School Site
Retained Tuart Trees
Nature Play / Ball Play
Carpark Public Open Space
WITHERS LOCAL AREA PLAN | 97 Withers South Precinct and Sub-Precincts Land Use Table
Preferred Consistent Inconsistent Conditions
3A | Withers South Mixed Use Sub-Precinct Permanent Accommodation Uses
• Multiple Dwelling • Ancillary Dwelling • Aged or Dependent Persons’ Complex • Consistent residential land use developments (as listed) will be arranged / designed in a • Residential Building - Permanent manner (particularly at ground floor level) that • Grouped Dwelling remains sympathetic to the introduction of • Grouped Dwelling - Aged or Dependent Persons mixed use development upon adjacent lots, having regard to ensuring: • Single Bedroom Dwelling • a harmonious built form ensues along the • Single House primary road frontage; and • Single House - Aged or Dependent Persons • residential amenity afforded to occupiers of new development can be reasonably safeguarded over time (e.g. in terms of privacy).
Short-stay Accommodation Uses • Bed and Breakfast • Consistent short stay accommodation land use developments (as listed) will be • Guest House considered on a case by case basis. • Single Bedroom Dwelling – Unrestricted Residential Accommodation • Single House – Unrestricted Residential Accommodation • Unrestricted Residential Occupation
Home Based Business Uses • Home Office • Home Store • Consistent home store and industry - cottage land use developments (as listed) will be • Home Occupation • Industry - Cottage considered a case by case basis. • Home Business
98 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
Mixed Uses
• Mixed Use Premises – Office (≤200m² nla) • Mixed Use Premises – Financial and Professional • Prior to any development approval a structure plan Service (≤200m² nla) is required to be prepared, submitted to the local government and subsequently endorsed by the • Mixed Use Premises – Shop (≤300m² nla) WAPC • Mixed Use Premises – Other (≤500m² nla) • All mixed use developments are to demonstrate compatibility (in terms of both the built form and operationally) between proposed and established land uses; and urban design outcomes should be able to respond sympathetically to the immediate setting. Community Uses • Family Day Care • Child Care Premises • Club Premises • Consistent community use development (as listed) will demonstrate compatibility (in terms • Civic Use • Place of Worship of both built form and operationally) between • Community Purpose proposed and established land uses; and urban • Family Day Care design outcomes should be able to respond sympathetically to the immediate setting. • All community use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub-precinct. Medical and Veterinary Uses • Medical Consulting Rooms • Medical Centre • Consistent medical and veterinary land use developments (as listed) will demonstrate • Veterinary Consulting Rooms • Pharmacy (≤300m² nla) compatibility (in terms of built form and • Veterinary Centre operationally) between proposed and established land uses; and urban design outcomes should be able to respond sympathetically to the immediate setting. • All medical and veterinary land use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub-precinct.
WITHERS LOCAL AREA PLAN | 99 Preferred Consistent Inconsistent Conditions
Commercial Uses
• Mixed Use Premises – Office (≤200m² nla) • Financial and Professional Service (≤200m² nla) • Bakery • Consistent commercial land use developments (as listed) will demonstrate compatibility (operationally) • Convenience Store • Fast Food Outlet 4 between proposed and established land uses; and • Display Home Centre • Laundromat urban design outcomes should be able to respond • Funeral Parlour • Restaurant - Unlicensed 4 sympathetically to the immediate setting. • Lunch Bar ⁴ • Consistent commercial land use developments (as listed) will be considered favourably when the total • Office (≤200m² nla) net lettable area or the number of tenancies within • Recreation Private the ground floor of the Withers Neighbourhood Centre Commercial Sub-precinct is at or above a • Shop (≤300m² nla) level of 75% occupancy. • Small Commercial Service Licensed Uses • Not applicable.
Industrial Uses • Not applicable. Transportation and Infrastructure Uses • Car Park • Consistent transportation and infrastructure land use developments (as listed) will be considered • Public Utility on a case by case basis having regard to scale • Telecommunications Infrastructure ³ and intensity of proposed infrastructure and/or operations. Agricultural and Primary Industry Uses • Not applicable.
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WITHERS LOCAL AREA PLAN | 101 Preferred Consistent Inconsistent Conditions
3B | Withers South Neighbourhood Area Sub-Precinct Permanent Accommodation Uses
• Ancillary Dwelling • Aged or Dependant Persons’ Complex • Multiple Dwelling • All residential land use developments are to be compliant with the Residential Design • Grouped Dwelling • Residential Building - Permanent • Multiple Dwelling - Aged or Dependant Persons Codes and relevant Local Planning Policies. • Grouped Dwelling - Aged or Dependant • Aged or dependent persons complex Persons land use developments are to incorporate • Single Bedroom Dwelling urban design outcomes that respond • Single House sympathetically to the immediate setting. • Single House - Aged or Dependant Persons
Short-stay Accommodation Uses • Bed and Breakfast • All short-stay accommodation land use developments are considered to be • Single Bedroom Dwelling – Unrestricted incompatible with the character and function Residential Accommodation of this sub-precinct. • Single House – Unrestricted Residential Accommodation • Unrestricted Residential Occupation Home Based Business Uses • Home Office • Home Occupation • Home Business • Consistent home business land use developments (as listed) will be considered, • Home Store on a case by case basis. Mixed Uses • Not applicable. Community Uses • Child Care Premises • Consistent community use developments (as listed) are to demonstrate compatibility • Civic Use (operationally) between proposed and • Community Purpose established land uses; and urban design • Family Day Care outcomes should be able to respond sympathetically to the immediate setting. • All community use developments (as listed) are to have due regard to the potential for co-location offered by the Withers Neighbourhood Centre Community Sub- precinct. Table 8. Withers South Neighbourhood Area
102 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
3B | Withers South Neighbourhood Area Sub-Precinct Medical and Veterinary Uses
• Medical Consulting Rooms • All medical and veterinary land use developments are considered to be • Veterinary Consulting Rooms incompatible with the character and function of this sub-precinct.
Commercial Uses • Display Home Centre • Consistent display home centre land use developments (as listed) will be considered on a case by case basis, having regard to the proposal’s car parking demands and any corresponding impacts on the functionality and capacity of the local road network. Licensed Uses • Not applicable. Industrial Uses • Not applicable. 1 Transportation and Infrastructure Uses • Public Utility • Consistent transportation and infrastructure land use developments (as listed) will be • Telecommunications Infrastructure ² considered on a case by case basis, having regard to scale and intensity of proposed infrastructure and/or operations. Agricultural and Primary Industry Uses
• Not applicable.
Notes: 2. Under the commonwealth Telecommunications Act 1997, ‘low-impact’ telecommunications facilities are exempt from local government control. 1. Land use classes that are deemed to have a potential land use conflict or impact upon ‘sensitive land uses’, and therefore may require a buffer distance in accordance with Environmental Protection Authority Guidance for the Assessment of Environmental Factors (in accordance with the Environmental Protection Act 1986): Separation Distances Between Industrial and Sensitive Land Uses No. 3 (June 2005).
WITHERS LOCAL AREA PLAN | 103 Sub Precinct 3B – Craven Court to Lockwood Crescent; Katherine Lockwood Cres Justification: Chauhan Between Craven Court and Lockwood Reserve Crescent there is a small public open space Craven Ct that includes limited amenity of a half basketball court, existing tree and pedestrian path. During engagement it was noted, that this space is commonly used for anti-social behaviour and smashed glass is regularly found on the basketball court making it unusable. St Joseph’s Primary Actions: School
Redevelop Precinct 6 through either the Image 52. Existing half basketball court development of 1) road connection or 2) infill Figure 47. Sub Precinct 3B Residential infill development residential development.
2. Infill residential development It has been agreed with the community, stakeholders and City of Bunbury to redevelop this block of land as residential infill. It is recommended the residential infill is developed as a split block with house frontage onto both Lockwood Crescent and Craven Court. This will help mitigate some of the anti social behaviour occurring in the area, as people move through this space.
Image 53. Existing half basketball court
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WITHERS LOCAL AREA PLAN | 105 Precinct 4 - Ocean Drive North and South Boundary Map
South Carey Bunbury Park
Hudson Road Indian Ocean 4
Maidens
Reserve Ocean Drive Ocean
Hay Park
Westwood Street Parade Road Bussel Highway Bussel
4
Washington Ave
College Usher Grove
Figure 48. Withers Ocean Drive North and South 4 Withers Ocean Drive North and South 0 100 200 500m Scale: 1 : 10,000 @ A3
106 | IMPLEMENTATION Ocean Drive North and South Precinct and Sub-Precincts Map
4 Ocean Drive Ocean
Maidens Westwood Street Maidens Reserve Reserve
4 Ocean Drive Ocean 4
Washington Ave
Washington Ave 4
Usher
Figure 49. Withers Ocean Drive South Sub Precincts Figure 50. Withers Ocean Drive North Sub Precincts NTS NTS
WITHERS LOCAL AREA PLAN | 107 Ocean Drive North and South Precinct and Sub-Precincts Land Use Table
Preferred Consistent Inconsistent Conditions
4 | Withers Ocean Drive North and South Sub Precinct Permanent Accommodation Uses
• Ancillary Dwelling • Aged or Dependant Persons’ Complex • Multiple Dwelling • All residential land use developments are to be compliant with the Residential Design • Grouped Dwelling • Multiple Dwelling - Aged or Dependant Persons Codes and relevant Local Planning Policies. • Grouped Dwelling - Aged or Dependant • Residential Building - Permanent • Aged or dependent person’s complex Persons land use developments are to incorporate • Single Bedroom Dwelling urban design outcomes that respond • Single House sympathetically to the immediate setting. • Single House - Aged or Dependant Persons Short-stay Accommodation Uses • Bed and Breakfast • Consistent short stay accommodation land use developments (as listed) are to be • Guest House considered, on a case by case basis, only for • Single Bedroom Dwelling – Unrestricted Residential proposals with frontage to Ocean Drive. Accommodation • Single House – Unrestricted Residential Accommodation • Unrestricted Residential Occupation Home Based Business Uses • Home Office • Home Occupation • Home Business • Consistent home occupation land use developments (as listed) will be considered • Home Store on a case by case basis.
Mixed Uses • Not applicable. Community Uses • Family Day Care • Child Care Premises • Consistent family day care land use developments (as listed) will be considered • Civic Use on a case by case basis. • Community Purpose
Table 9. Withers Ocean Drive North and South Neighbourhood Area
108 | IMPLEMENTATION Preferred Consistent Inconsistent Conditions
4 | Withers Ocean Drive North and South Sub Precinct Medical and Veterinary Uses
• Medical Consulting Rooms • All medical and veterinary land use developments are considered to be • Veterinary Consulting Rooms incompatible with the character and function of this sub-precinct. Commercial Uses • Display Home Centre • Consistent display home centre land use developments (as listed) will be considered on a case by case basis, having regard to the proposal’s car parking demands and any corresponding impacts on the functionality and capacity of the local road network. Licensed Uses • Not applicable. Industrial Uses • Not applicable. 5 Transportation and Infrastructure Uses • Public Utility • Consistent transportation and infrastructure land use developments (as listed) will be • Telecommunications Infrastructure ² considered on a case by case basis, having regard to scale and intensity of proposed infrastructure and/or operations. Agricultural and Primary Industry Uses
• Not applicable.
Notes: 2. Under the commonwealth Telecommunications Act 1997, ‘low-impact’ telecommunications facilities are exempt from local government control. 1. Land use classes that are deemed to have a potential land use conflict or impact upon ‘sensitive land uses’, and therefore may require a buffer distance in accordance with Environmental Protection Authority Guidance for the Assessment of Environmental Factors (in accordance with the Environmental Protection Act 1986): Separation Distances Between Industrial and Sensitive Land Uses No. 3 (June 2005).
WITHERS LOCAL AREA PLAN | 109 5.0 Implementation (Governance & Implementation Schedule)
110 | INTRODUCTION 5.0 Implementation (Governance & Implementation Schedule)
WITHERS LOCAL AREA PLAN | 111 A place will best succeed if it is locally activated Governance and animated with its own distinct personality. An A key objective of the Withers LAP is to develop active, two-way communication process which a forward thinking framework / plan across keeps the suburb informed and engaged is integral the suburb of Withers that is understood and to infusing a place with a unique and local identity. City of Bunbury Housing supported by the majority of the community / Authority stakeholders. This includes establishing a shared vision, as well as identification of key strategies Policy Recommendations and associated actions for implementation. This • Monitor and review the Local Area Plan inclusive process has provided the opportunity for biannually or annually, in order to ensure that all participants to take ownership and personally it remains a relevant and robust strategic Figure 51. Lead stakeholder accountability contribute to defining and strengthening Withers land use planning tool. As part of the future direction. review process, continue the Withers LAP Collaborative Engagement Process between the City of Bunbury, Housing Authority, Withers For the Withers LAP to be successful this Community and key Stakeholders. momentum must be continued to ensure the document is sustained, becomes ‘a living process’ and drives action on the ground. Withers LAP Accountability This principle is based on the recognition that, It is recommended the lead stakeholder City of Bunbury Housing the development of all great places does not accountable for the Withers LAP is a partnership Authority just happen. It requires constant vigilance and and custodianship between the City of Bunbury commitment in: and the Housing Authority. However, as shown in • Protecting the intrinsic values and attributes figure 2, the way forward is the responsibility of the that are critical in defining a community’s collective team. identity and sense of place; • Setting and reconfirming collective goals Withers South West that are inspiring, respectful of the past, but Community & Development Tangible and definitive in driving and managing Stakeholders Commission change; • Taking decisive actions or interventions that consistently reinforce and align behaviours and decisions made over time; and, • Fostering adaptability and resilience by recognising and resetting of strategies to address the evolving needs of community Figure 52. Shared responsibility between the collective team members, stakeholders and visitors.
112 | IMPLEMENTATION Withers LAP Ongoing Engagement Aims: The purpose of the ‘one on one’ meetings is to: Methodology • To continue to involve the Withers community • Provide a two way progress update between To ensure the Withers LAP is sustained, becomes in decision making and setting shared direction the interest group and the City of Bunbury; for their suburb; a ‘living process and drives action on the ground, • Review implementation direction/actions of it is recommended that the ‘active listening’ • To actively listen to any issues or feedback the Withers LAP; approach used to prepare the Withers LAP the Withers community may have about the • Setting and reconfirming collective goals; is continued with biannual or annual updates progress of the Withers LAP; between the collective team (City of Bunbury, • Foster adaptability and resilience by • To create a collective team of community Housing Authority, Withers Community and key revisiting the plan; stakeholders). members, stakeholders and the City of Bunbury who can work toward a shared responsibility for • Recognise and reassess strategies to the Withers suburb; and address the evolving needs of community members, stakeholders and visitors; Approach: • To collectively guide the developing social • To demonstrate and uphold open, transparent capacity of Withers. • Uphold open, transparent and inclusive and inclusive communication with the collective communication between the City of team to ensure the ongoing life of the Withers Bunbury, Stakeholders and Withers LAP (no hidden agendas); Methodology: Community to ensure Withers maintains an agreed ‘collective vision’ and shared It is recommended that the City of Bunbury is the • To strengthen trust, respect and positive responsibility towards strengthening the lead stakeholder accountable for facilitating this relationships between the collective team; suburb. ongoing engagement approach. • To continue to understand the current social Outcomes of the biannual or annual meetings A starting methodology includes: capital of the Withers Community. are to be advertised to the broader Withers City of Bunbury to contact and meet nominated Community via the paper or a mail out. representatives of key stakeholder and community interest groups (see Figure 3 below) on a biannual or annual basis; The suggested approach is for the City of Bunbury to undertake ‘one on one’ meetings (small groups of up to 5 people) as it allows the opportunity to meet with people on their own terms and engage in a more meaningful and richer discussion.
WITHERS LOCAL AREA PLAN | 113 As shown in Figure 53, a starting list of stakeholders and community interest groups to be engaged with include; • City of Bunbury; • Housing Authority; City of Bunbury • Goomburrup Aboriginal Corporation & Elders; • Stewards of Katherine Chauhan Reserve; • Neighbourhood Watch; • Maidens Park Primary School; • Newton Moore High School; • St Josephs Primary School; • Withers Advisory Committee; • Withers Progress Association; • PCYC; • Minninup Forum; and, Stewards of Maidens Neighbourhood • Sporting Groups. Katherine Withers Park Watch Progress Chauhan Primary Association Reserve School Newton Goomburrup Moore High Elders School
Anglican Withers Advisory Church Committee
St Josephs Primary School
Figure 53. Shared responsibility between the collective team
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WITHERS LOCAL AREA PLAN | 115 Implementation Schedule
The Withers LAP aims to provide a central framework to guide a coordinated implementation effort. Details of each nominated strategies and associated actions are included in the Implementation schedule. The successful completion of the implementation actions is dependent on leadership and support from a range of representatives including the City of Bunbury, key stakeholders, agencies and the Withers community.
116 | IMPLEMENTATION Goal Statement Priority Strategy Lead Responsibility Key Stakeholders Time frame 1 Improve Housing Diversity and Choice
1.1 Deliver Diverse Housing Options City of Bunbury Housing Authority S, M
1.2 Deliver High Standard Aged Care Anglican Church City of Bunbury S
1.3 Decrease Rental Position Housing Authority City of Bunbury S
2 Undertake Land Rationalisation
2.1 Deliver redevelopment opportunities in City of Bunbury, Housing Authority, South West Development Commission, S the six focus sub precinct areas Private Land Owners, Department LandCorp of Lands 3 Create a Withers Community Hub
3.1 Form a Design Review Panel including City of Bunbury Withers Community S consultants and representatives of the Withers Community, to review the Withers Community Hub Design Proposal and report to the City of Bunbury 3.2 Develop the Withers Community Hub City of Bunbury South West Development S (Sub Precinct 2A) Commission, Housing Authority 4 Increase Aged Care Opportunities
4.1 Provide a High Standard of aged care City of Bunbury Housing Authority, South West S within Withers Development Commission 4.2 Investigate nominated land parcels for City of Bunbury, Anglican Church Housing Authority S potential aged care
Goal Statements Time frame
Community Diversity S – Short Term (1 – 5 years) M – Medium Term (5 – 10 years) Land Rationalisation L – Long Term (up to 15 years) Increased Connectivity
Amenity
WITHERS LOCAL AREA PLAN | 117 Goal Statement Priority Strategy Lead Responsibility Key Stakeholders Time frame 5 Upgrade open space and park amenity 5.1 Undertake an audit of public open space City of Bunbury Community Interest Groups S and associated amenity within Withers 6 Improve Internal Connectivity
6.1 Improve road connections as outlined in City of Bunbury Housing Authority S Strategy 2 – Undertake Land Rationalisation (Six (6) Sub Precincts) 6.2 Construct pedestrian network which City of Bunbury Housing Authority S align with proposed road connections, public transport, bike network, main roads and key destination points 7 Improve External Connectivity
7.1 Provide a safe pedestrian connection City of Bunbury ECU, SWIT, Bunbury Hospital S between Withers and South West Health Campus, South West Institute of Technology and Edith Cowan University 7.2 Develop a universal access connection City of Bunbury ECU, SWIT, Bunbury Hospital S across Maidens Reserve (Bibbilup) to provide the Withers Community with beach access and increased recreation opportunities. 8 Encourage and create incentives for Landowner to improve up keep and maintenance of houses 8.1 Retain R Codes and Split Coding City of Bunbury Landowners (Owner occupiers and investors) 8.2 Decrease Rental Position (See Action Housing Authority 1.3)
Goal Statements Time frame
Community Diversity S – Short Term (1 – 5 years) M – Medium Term (5 – 10 years) Land Rationalisation L – Long Term (up to 15 years) Increased Connectivity
Amenity
118 | IMPLEMENTATION Goal Statement Priority Strategy Lead Responsibility Key Stakeholders Time frame 9 Undertake a spatial review of Hay Park 9.1 Undertake a spatial review of Hay Park City of Bunbury Sporting Groups S
10 Underground Power
10.1 Investigate the feasibility of installing Western Power City of Bunbury L underground power
Goal Statements Time frame
Community Diversity S – Short Term (1 – 5 years) M – Medium Term (5 – 10 years) Land Rationalisation L – Long Term (up to 15 years) Increased Connectivity
Amenity
WITHERS LOCAL AREA PLAN | 119 6.0 References
120 | INTRODUCTION WITHERS LOCAL AREA PLAN | 121 References Figures Arnstein. S. R., July 1969, A Ladder of Citizen Participation, Journal of the American Planning Association, Figure 1. Withers LAP Study Area and Local Planning Policy Area Boundaries Map 8 Vol. 35, No. 4 Figure 2. Relationship of Withers LAP to the Local Planning Framework 10 Australian Local Government Association, 1993, A Guide to Integrated Local Area Planning Figure 3. Collaborative Design Process (Methodology) 12 Figure 4. Cover pages of the Withers Urban Renewal Strategy and associated appendices 14 ABS Census, 2011, http://www.censusdata.abs.gov.au/census_services/getproduct/census/2011/quickstat/ Figure 5. Stylised image of Radburn Concept (Source: Reproduced from Colman, J, 1971) 19 SSC50854?opendocument&navpos=220 Figure 6. Bunbury Context 20 Bunbury Historical Society, Withers Cr Bunbury Figure 7. Withers suburb connections 21 City of Bunbury, Withers Suburb Profile, Accessed at http://www.bunbury.wa.gov.au/pdf/Business%20 Figure 8. Neighbourhood Precincts 22 and%20Investors/Suburb%20profile_Withers_final_merged3.pdf on 16/06/2015 Figure 9. Suburb Property Value (Source: https://www.realestate.com.au/neighbourhoods Price based on March 16th 2015 data) 23 Figure reproduced from Colman, J., 1971, Planning and People, Angus & Robertson, Sydney, p. 49 Figure 10. Withers and City of Bunbury Age Population % Comparison. (Source: ABS Census 2011 and WURS As advised by Housing Authority, 2015, Withers LAP - Housing Authority Position Statement Appendix 2) 24 Kleyweg Consulting Traffic and Transport, 2012, Withers Urban Renewal Strategy – Appendix 3 | Figure 11. Tenure (property ownership) Comparison. (Source: ABS Census 2011 and WURS Appendix 2) 24 Preliminary Infrastructure, Transport and Traffic Report, Rev C Figure 12. Housing Authority % Current Housing Stock. (Source: Housing Authority) 25 Figure 13. Housing Authority % Future Housing Stock. (Source: Housing Authority) 25 OECD, 2007, Human Capital: How what you know shapes your life, OECD Publishing, p. 102. Figure 14. Spatial Mapping - Topography 26 Placematch, 2012, Withers Urban Renewal Strategy – Appendix 1 | Withers Urban Renewal Strategy Figure 15. Spatial Mapping - Public Open Space 26 Stakeholder and Community Engagement Report, Draft Report Findings Figure 16. Spatial Mapping - Connections 26 Pracys, 2012, Withers Urban Renewal Strategy – Appendix 2 | Local Economic Development Strategy Figure 17. Spatial Mapping - Community Facilities 26 TPG, Pracys, Placematch, 2012, Withers Urban Renewal Strategy Figure 18. Spatial Mapping - Residential Zoning Town Planning Scheme No. 7 26 Western Australian Police, Crime Statistics, http://www.police.wa.gov.au/Aboutus/Statistics/ Figure 19. Spatial Mapping - Circulation (Pedestrian and cycle paths, public transport, PAWs) 26 Searchcrimestatistics/tabid/998/Default.aspx Figure 20. Withers LAP Planning Context Diagram 31 Figure 21. Objectives Diagram 34 Figure 22. Withers Local Area Plan Map 36 Figure 23. Sub Precinct Plan 43 Figure 24. Schematic Example :R25 Single Lot & Max Development 49 Figure 25. Schematic Example :R40 Single Lot & Max Development 49 Figure 26. Withers LAP Precinct Boundaries Map 55 Figure 27. Withers North Neighbourhood Precinct 58 Figure 28. Withers North Sub Precincts 59 Figure 30. Section E-E 64 Figure 29. Sub Precinct 1D - DC Foster Park 64 Figure 31. Withers Central Neighbourhood Precinct 72 Figure 32. Withers Central Sub Precincts 73 Figure 33. Section B-B 74 Figure 35. Withers Community Hub - Structure Plan Concept 76 Figure 36. Section C-C 80 Figure 37. Precinct 2 - Jacaranda Crescent, Poinciana and Hester Place 81
Figure 38. Sub Precinct 2B - Withers Central Neighbourhood Area (Jacaranda Crescent, Poinciana and Hester Place) - Structure Plan Concept 82
122 | REFERENCES Figure 39. Sub Precinct 2B - Whitley Place to Des Ugle Park 84 Image 19. Nearmaps 39 Figure 40. Section A-A | Future connection prospects, however it was agreed not to pursue at this point in time instead Image 21. G.J Gardner Homes - http://www.gjgardner.com.au/offices/queensland/house-designs/broadbeach-291- a staged management approach will be undertaken 85 award-12389.aspx 39 Image 20. Towards Perth and Peel @ 3.5million - Diverse City By Design Fact Sheets 39 Figure 41. Sub Precinct 2B(ii) - Withers Central Neighbourhood Area (Whitley Place to Des Ugle Park) - Structure Plan Concept 86 Image 22. G.J Gardner Homes - http://www.gjgardner.com.au/offices/queensland/house-designs/broadbeach-291- award-12389.aspx 39 Figure 42. Withers Central Sub Precincts 88 Image 23. Site Photo - UDLA 44 Figure 43. Withers South Neighbourhood Precinct 92 Image 24. Site Photo - UDLA 45 Figure 44. Withers South Sub Precincts 93 Image 25. Site Photo - Maidens Park Primary School 46 Figure 45. Section D-D 94 Image 26. Site Photo - UDLA 47 Figure 46. Sub Precinct 3A - Ashrose Reserve 95 Image 27. Site Photo - UDLA 48 Figure 47. Sub Precinct 3B Residential infill development 102 Image 28. Nearmaps 50 Figure 48. Withers Ocean Drive North and South 104 Image 29. Site Photo - UDLA 51 Figure 49. Withers Ocean Drive South Sub Precincts 105 Image 30. Site Photo - UDLA 65 Figure 50. Withers Ocean Drive North Sub Precincts 105 Image 31. Site Photo - UDLA 65 Figure 51. Lead stakeholder accountability 110 Image 32. Towards Perth and Peel @ 3.5million - Diverse City By Design Fact Sheets 65 Figure 52. Shared responsibility between the collective team 110 Image 33. Plaza At Bavnehøj - Landzine http://www.landezine.com/index.php/2014/02/plaza-at-bavnehoj-arena-by- Figure 53. Shared responsibility between the collective team 112 opland-landskabsarkitekter/ 65 Image 34. Mount Druitt Community Resource Hub, http://www.taylorconstruction.com.au/project-detail.php?project_ id=44 77 Images Image 35. Polaris 3083 Shopping Centre - Clarke Hopkins Clarke - http://www.chc.com.au/polaris-3083-shopping- centre-and-apartments/ 77 Image 1. Site Photo - UDLA 15 Image 36. Site Photo - UDLA 77 Image 2. Site Photo - UDLA 18 Image 37. Nearmaps 77 Image 3. Site Photo - UDLA 19 Image 38. Site Photo - UDLA 81 Image 4. Site Photo - UDLA 27 Image 39. Site Photo - UDLA 81 Image 5. Site Photo - UDLA 27 Image 40. Nearmaps 83 Image 6. Site Photo - UDLA 27 Image 41. Nearmaps 83 Image 7. Site Photo - UDLA 27 Image 42. Nearmaps 83 Image 8. Site Photo - Maidens Park Primary School 30 Image 43. Nearmaps 83 Image 9. Site Photo - UDLA 32 Image 44. Site Photo - UDLA 85 Image 10. Site Photo - Maidens Park Primary School 34 Image 45. G.J Gardner Homes - http://www.gjgardner.com.au/offices/queensland/house-designs/broadbeach-291- Image 11. Site Photo - UDLA 35 award-12389.aspx 85 Image 12. Site Photo - UDLA 35 Image 46. Site Photo - UDLA 87 Image 13. Site Photo - Maidens Park PS 35 Image 47. G.J Gardner Homes - http://www.gjgardner.com.au/offices/queensland/house-designs/broadbeach-291- award-12389.aspx 87 Image 14. Site Photo - UDLA 35 Image 48. Nearmaps 87 Image 15. Polaris 3083 - Clarke Hopkens Clarke - http://www.chc.com.au/projects/retail_mixed_use/ 38 Image 49. Site Photo - UDLA 87 Image 17. John Francis Kestel - Multiple Dwelling - http://www.johnkestelarchitect.com.au/?page_id=10 38 Image 50. Nearmaps 95 Image 16. Polaris 3083 - Clarke Hopkens Clarke - http://www.chc.com.au/projects/retail_mixed_use/ 38 Image 51. Site Photo - UDLA 95 Image 18. John Francis Kestel - Leederville Group Dwelling - http://www.johnkestelarchitect.com.au/?page_id=10 38 Image 52. Site Photo - UDLA 102 Image 53. Nearmaps 102
WITHERS LOCAL AREA PLAN | 123