DAVIS PARK PRECINCT STRUCTURE PLAN BEACONSFIELD
PREPARED FOR DEPARTMENT OF COMMUNITIES MAY 2021 PRECINCT
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Table of Contents
Part One – Implementation ...... 2 1. Implementation of the Structure Plan ...... 3 1.1. Structure Plan Area ...... 3 1.2. Structure Plan Objectives ...... 3 1.3. Operation ...... 4 1.4. Staging ...... 4 1.5. Subdivision and Development Requirements ...... 4 1.6. Local Development Plans ...... 5 1.7. Additional Information ...... 6 Part Two – Explanatory Section ...... 8 1. Introduction and Purpose ...... 9 1.1. Davis Park Precinct Vision ...... 9 1.2. The Heart of Beaconsfield Masterplan ...... 10 2. Land Description ...... 11 2.1. Locational And Regional Context ...... 11 2.2. Local Context ...... 12 2.3. Legal Description and Ownership ...... 13 2.4. History ...... 14 2.5. Land Use ...... 15 2.6. Population and Demographics ...... 16 2.7. Traffic and Access Context ...... 16 3. Planning Framework ...... 17 3.1. Zoning and Reservations ...... 17 3.1.1. Metropolitan Region Scheme ...... 17 3.1.2. Local Planning Scheme ...... 18 3.2. Regional and sub-regional structure Plans ...... 19 3.3. State Planning ...... 19 3.4. Local Planning ...... 21 3.5. Planning Specific to Davis Park ...... 23 3.5.1. Scheme Amendment ...... 23 3.6. Pre-Lodgement Consultation ...... 23 4. Site Conditions and Constraints ...... 24 4.1. Biodiversity and Natural Area Assets ...... 24 4.2. Landform and Soils ...... 24 4.3. Groundwater and Surface Water ...... 24 4.4. Existing Movement Network ...... 25 4.5. Infrastructure and Servicing ...... 25 4.6. Opportunities and Constraints Summary ...... 26 5. The Structure Plan ...... 28 5.1. Vision and Design Principles ...... 28 5.2. Zones and Sub-Precincts ...... 30 5.2.1. South Street – 1.50ha ...... 31 5.2.2. Residential – 5.95ha ...... 31 5.2.3. Community / Education – 2.82ha ...... 32 5.3. Retail Floor Space Assessment and Rationale ...... 33
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5.4. Public Open Space ...... 34 5.4.1. Location and Distribution ...... 34 5.4.2. Form and Function ...... 35 5.5. Landscape Design ...... 36 5.5.1. Davis Park Public Open Space ...... 37 5.5.2. Streetscapes ...... 37 5.5.3. Green Link ...... 38 5.5.4. Landscape Planting, Management and Maintenance ...... 38 5.6. Movement and Traffic ...... 39 5.6.1. Regional Road Network ...... 40 5.6.2. Traffic Impact Assessment ...... 40 5.6.3. South Street Intersection ...... 40 5.6.4. Street Types and Connections ...... 41 5.6.5. Public Transport ...... 43 5.6.6. Pedestrian Movements and Cycle Network ...... 43 5.7. Water Management ...... 44 5.7.1. Stormwater Management ...... 44 5.7.2. Water Quality ...... 44 5.7.3. Water Efficiency ...... 45 5.8. Servicing and Infrastructure ...... 45 5.8.1. Earthworks ...... 45 5.8.2. Power ...... 45 5.8.3. Sewer ...... 45 5.8.4. Water...... 45 5.8.5. Gas...... 45 5.8.6. Road Network ...... 45 5.8.7. Telecommunications ...... 45 5.9. Sustainability ...... 46 6. Staging and Implementation ...... 47 APPENDICES ...... 48 Appendix A Land Ownership ...... 49 Appendix B Pre-Lodgement Consultation ...... 53 Appendix C Environmental Assessment Report ...... 54 Appendix D Arboricultural Report ...... 55 Appendix E Engineering Servicing Report ...... 56 Appendix F Retail Sustainability Assessment ...... 57 Appendix G Landscape Report ...... 58 Appendix H Transport Impact Assessment ...... 59 Appendix I Local Water Management Plan ...... 60
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Figures: Figure 1 – ‘The Heart of Beaconsfield’ Concept ...... 10 Figure 2 – Location and Context Plan ...... 11 Figure 3 – Aerial Plan ...... 12 Figure 4 – Land Ownership ...... 13 Figure 5 – Historic Development ...... 14 Figure 6 – Land Uses ...... 15 Figure 7 – MRS Zoning Extract ...... 17 Figure 8 – LPS Zoning Extract ...... 18 Figure 9 – Opportunities and Constraints ...... 27 Figure 10 – Davis Park Indicative Masterplan ...... 30 Figure 11 – Public Open Space ...... 34 Figure 12 – Indicative Landscape Masterplan ...... 36 Figure 13 – Streetscape Typologies ...... 37 Figure 14 – Green Link Indicative Landscaping ...... 38 Figure 15 – Movement Network Plan ...... 39 Figure 16 – Streetscape Cross Section – South Street (interim without road widening) ...... 40 Figure 17 – Streetscape Cross Section – Avenues ...... 41 Figure 18 – Streetscape Cross Section – East West Streets ...... 42 Figure 19 – Streetscape Cross Section – Conway Court ...... 42 Figure 20 – Pedestrian Movements ...... 43 Figure 21 – Indicative Staging Plan ...... 47
Tables: Table 1 – Local Development Plan requirements ...... 5 Table 2 – Subdivision and development requirements ...... 6 Table 3 – Regional and Sub-Regional Structure Plan Considerations ...... 19 Table 4 – State Planning Considerations ...... 19 Table 5 – Local Planning Considerations ...... 21 Table 6 – Opportunities and Constraints ...... 26 Table 7 – Public Open Space Calculation ...... 35
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DEVELOPER …………………………………………………………………………………………………………………………
Department of Communities
PROJECT TEAM …………………………………………………………………………………………………………………………
Project Management – GMPM Planning & Urban Design – Urbis Civil Engineering – Pritchard Francis Landscape Design – Place Laboratory Traffic & Transport – GHD Environmental – GHD Arboricultural – The Arbour Lab Local Water Management – GHD Retail Assessment – Urbis
AMENDMENT TABLE
AMENDMENT NO. SUMMARY OF THE AMENDMENT TYPE DATE APPROVED BY AMENDMENT WAPC
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This structure plan is prepared under the provisions of the City of Fremantle Local Planning Scheme No. 4.
IT IS CERTIFIED THAT THIS STRUCTURE PLAN WAS APPROVED BY RESOLUTION OF THE WESTERN AUSTRALIAN PLANNING COMMISSION ON: 14 MAY 2021
Signed for and on behalf of the Western Australian Planning Commission
______an officer of the Commission duly authorised by the Commission pursuant to Section 16 of the Planning and Development Act 2005 for that purpose, in the presence of:
Witness
14 MAY 2021 Date
14 MAY 2031 Date of Expiry PRECINCT
URBIS View of DAVISGreen PARK Link STRUCTURE PLAN_MAY 2021_FINAL AMENDMENT TABLE i
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EXECUTIVE SUMMARY
The Davis Park Precinct Structure Plan applies to 10.18 hectares of land bounded by South Street, Lefroy Road, Caesar Street, and Fifth Avenue, Beaconsfield. The structure plan has the potential STRUCTURE PLAN SUMMARY TABLE to deliver a range of residential densities and building typologies ITEM DATA SECTION
The structure plan provides for the realisation of the Total area covered 10.18Ha Section 2 vision for the Davis Park Precinct: by the structure The redevelopment of Davis Park plan: Precinct will support high quality Area of specific Ha Section 5.2 residential and commercial development in a vibrant and land uses: sustainable urban setting, Residential 6.28Ha consolidating the South Street Mixed Use 0.295Ha local centre as a transport- oriented development node on the Local Centre 0.612Ha South Street corridor whilst Education 0.28Ha maintaining a scale and character complementary to its context. Estimated 85 dwellings per Ha Structure Plan residential site Map Part I This will be achieved though an expansion of the density existing South Street local centre to support higher-density living alongside a mixture of Estimated number Nil N/A businesses to service the needs of the local of schools community. A range of dwelling types will be Estimated area and 9,642sqm or 10.90% Section 5.4 accommodated within the precinct to provide for a percentage of variety of housing options that reflect the diverse population of Beaconsfield and the wider City of public open space Fremantle. Estimated number 591-779 Section 5.2 The precinct will facilitate a strong north-south of dwellings (minimum 550) connection from South Street through an expanded Davis Park reserve and an extension of Estimated 1320 - 1870 a high quality Green Link through the site to Lefroy Population Road, Fremantle College and the wider ‘Heart of Beaconfield’ beyond. Integration of new and Estimated 3,500sq.m NLA (retail Section 5.3 established vegetation across the site symbolises Commercial floor space) an embedded sustainability and contributes to character and identity. Floorspace
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URBIS DAVIS PARK STRUCTURE PLAN_MAY 2021_FINAL PART ONE – IMPLEMENTATION 1
PART 1 DAVIS PARK PRECINCT STRUCTURE PLAN BEACONSFIELD PRECINCT
1. IMPLEMENTATION OF THE STRUCTURE PLAN higher density development in the 1.1. STRUCTURE PLAN AREA remainder of the Structure Plan area. The subject of this structure plan is the land bound • Provide for two storey terrace housing by South Street, Lefroy Road, Caesar Street, and products fronting Fifth Avenue (rear Fifth Avenue, being the land contained within the loaded) with allowance for up to three inner edge of the structure plan boundary line storey built form to the rear/west of sub- shown on the Structure Plan Map. precinct, addressing Davis Park. • Promote the retention of mature 1.2. STRUCTURE PLAN vegetation, and the integration of this into OBJECTIVES site planning and built form outcomes. • Achieve a minimum dwelling target of 60 The purpose of this structure plan is to: dwellings. • Provide guidance on the subdivision and Innovative Housing Sub-Precinct development of the structure plan area. • Provide flexibility to accommodate a range • Facilitate orderly and proper planning of of non-conventional medium-density the structure plan area within the context of housing typologies, to a maximum height the site’s opportunities and constraints. of six storeys, including provision for Its overarching objective is to facilitate outcomes alternative and innovative built form consistent with the Davis Park Precinct vision. outcomes. These may include, but not Specific objectives of each Sub-Precinct are as limited to the following: follows: − small/micro housing; South Street Sub-Precinct − maisonette-style housing; • Provide for an extension of the existing − affordable housing; South Street Local Centre to the east of the sub-precinct. − aged and dependant persons housing; • Facilitate a mix of commercial and residential development along South − shared/communal (e.g. Street, with a minimum building height of Baugruppen) residential two storeys with an active frontage, and development. consideration of greater height in the • Promote the retention of mature eastern portion of the sub-precinct, vegetation, and the integration of this into providing for businesses and services site planning and built form outcomes. which service the local community. • Achieve a minimum dwelling target of 106 • Provide for higher-density multiple dwelling dwellings. development up to six storeys along South Street. Lefroy Sub-Precinct • Promote the retention of mature • Provide for residential development up to vegetation, and the integration of this into four storeys in height that addresses site planning and built form outcomes. Lefroy Road and the pedestrian access way through the sub-precinct. • Achieve a minimum dwelling target of 214 dwellings. • Promote the retention of mature vegetation, and the integration of this into Transition Sub-Precinct site planning and built form outcomes. • Provide for residential development that • Provide a landscaped pedestrian access maintains a streetscape along Fifth way from Davis Park to Lefroy Road, of at Avenue that complements the existing least 12 metres in width, designed in single residential dwellings to the east, accordance with Crime Prevention through minimises building bulk and traffic impacts Environmental Design (CPTED) principles. and provides an appropriate transition to
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• Achieve a minimum dwelling target of 170 Subdivision and development is to be undertaken dwellings. in accordance with the R-Codes Volumes 1 and 2 unless varied by a local development plan. Retail floorspace in the South Street sub-precinct 1.3. OPERATION as defined by the structure plan is to be capped at In accordance with Clause 22 of Schedule 2 of the 3,500sq.m NLA. Planning and Development (Local Planning Minimum residential densities are to be in Scheme) Regulations 2015, this Structure Plan will accordance with the Part I Structure Plan Map. come into operation on the day in which the structure plan is approved by the Western A minimum yield of 550 dwellings is to be achieved Australian Planning Commission (WAPC). Once across the Structure Plan Area. approved, decision-makers shall have due regard to the contents of this Structure Plan when making Sustainability Schedule for Lower Density decisions on the subdivision and development of Development (R40 or less) land within the structure plan area. This structure plan has an effective period of 10 years Where development is proposed at a residential commencing from the day of endorsement unless density of R40 or less, all of the following criteria otherwise rescinded prior. shall be satisfied:
1.4. STAGING (a) Each dwelling shall demonstrate a Nationwide House Energy Rating Scheme The staging of the structure plan is primarily (NatHERS) star rating one star in excess influenced by the preferences and intentions of of the current energy efficiency land owners, the desire to introduce the South requirement of the Building Codes of Street Sub-Precinct amenity early in the project, Australia for class 1A buildings. The star market drivers, interfaces and practical rating shall be certified by a NatHERS considerations. accredited assessor; and Staging is anticipated to be undertaken as follows: (b) Provision of a minimum 2.0kw photovoltaic • Stage 1: South Street Sub-Precinct (north solar panel system per dwelling; and eastern corner) • Stage 2: Transition Sub-Precinct (c) Provision of a minimum 3000L capacity • Stage 3: Lefroy Sub-Precinct (Department rainwater tank per dwelling, or alternatively of Communities owned land only) an approved grey-water reuse system that • Stage 4: Innovative Housing Sub-Precinct collects grey water from the laundry and • Stage 5: South Street Sub-Precinct (north bathroom and re-directs it for irrigation western corner) and/or ground water recharge; and • Stage 6: Lefroy Sub-Precinct (Privately (d) A minimum of one existing mature tree per owned) dwelling shall be retained on site, or alternatively a minimum of one mature tree 1.5. SUBDIVISION AND per dwelling (minimum 100 Litre bag) shall be planted on site prior to occupancy of DEVELOPMENT development in a location nominated and REQUIREMENTS approved on the development application. The Structure Plan Map designates the land use zones applicable to the structure plan area. The decision-making authority is to have due regard to the zoning, subdivision and development requirements contained within this structure plan when making planning decisions. Land use and development within the structure plan is to be consistent with the prescribed zonings and reservations as detailed on the structure plan Map as defined under the City of Fremantle’s Local Planning Scheme No. 4.
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1.6. LOCAL DEVELOPMENT PLANS Local Development Plans (LDPs) are required to be prepared for each sub-precinct, lodged with subdivision applications and approved prior to development. LDPs are to address the objectives of the Structure Plan and sub-precinct and the matters identified in Table 2 below: Table 1 – Local Development Plan requirements
PRECINCT DESCRIPTION CONSIDERATIONS (INCLUDING BUT NOT LIMITED TO)
1 South Street Sub- − Interface with South Street and surrounding development SOUTH STREET Precinct fronting context (including adjoining local centre and adjacent SUB-PRECINCT South Street residential) − Transport Noise A – Local − Interface with adjacent residential Centre/Residential − Access and servicing considerations − Public transport integration and stop provision B- Mixed − Built form controls including building height, setbacks, Use/Residential indicative servicing/ storage areas and any other building design features considered relevant − Land use mix and allocation of retail floorspace 2 Residential Sub- − Interface with Fifth Avenue and surrounding development TRANSITION Precinct context (including adjacent residential) SUB-PRECINCT interfacing with − Access considerations Fifth Avenue and − Built form controls including building height, setbacks, adjacent indicative servicing/ storage areas and any other building residential design features considered relevant − Tree retention 3 Residential Sub- − Interface with Davis Park, Caesar Street and surrounding INNOVATIVE Precinct fronting development context (including adjacent residential) HOUSING SUB- Davis Park − Access considerations PRECINCT − Housing typologies, diversity and innovation and R-Code variations necessary to facilitate these − Built form controls including building height, setbacks, indicative servicing/ storage areas and any other building design features considered relevant − Tree retention 4 Residential Sub- − Interface with Education site (Fremantle Early Learning LEFROY SUB- Precinct fronting Centre) PRECINCT Lefroy Road − Interface with adjacent residential (Lefroy Road, Caesar Street and Fifth Avenue) − Green Link location and design − Green Link interface − Built form controls including building height, setbacks, indicative servicing/ storage areas and any other building design features considered relevant − Tree retention
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1.7. ADDITIONAL INFORMATION The following technical information is required to be undertaken at future planning stages: Table 2 – Subdivision and development requirements
ADDITIONAL PURPOSE APPROVAL STAGE CONSULTATION INFORMATION REQUIRED
Urban Water To detail drainage construction works, Condition of Department of Water. Management monitoring and maintenance subdivision approval. Plan arrangements in accordance with the WAPC’s Better Urban Water Management Guidelines.
Landscape To detail landscape design and Condition of City of Fremantle Design and Open planting (including adherence to subdivision approval. Space water-wise principles) and the ongoing Management management and maintenance Plan arrangements of landscaping and public open space areas
Arboricultural To detail the vegetation identified for Condition of City of Fremantle Report and Tree retention or transplanting. subdivision approval. Management To provide detail of specific Plan management, mitigation and tree retention methods to be implemented at both the construction and development stage.
Traffic To provide technical specifications As required. City of Fremantle Management relating to road upgrades, construction Main Roads WA (if Plan management arrangements and required). broader traffic requirements.
Geotechnical To detail the specific design and Condition of City of Fremantle Report construction recommendations and subdivision approval. requirements.
Road To realign / close roads where Condition of Department of Realignment / required. subdivision approval. Planning Lands and Closure Approval Heritage.
Local Preparation of Local Development Condition of City of Fremantle. Development Plans to guide detailed built form Subdivision of Plans outcomes across the project area in Development accordance with the provisions of Approval. Clause 1.6.
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STRUCTURE PLAN AREA
ZONES
RESIDENTIAL
MIXED USE NANNINE AVENUE NANNINE LOCAL CENTRE
RESERVES
SOUTH STREET PUBLIC OPEN SPACE
EDUCATION
PRIMARY DISTRIBUTOR ROAD
LOCAL ROAD ROAD 1 ROAD OTHER
O'REILLY CLOSE GREEN LINK (PEDESTRIAN ACCESS WAY) REGIONAL ROAD AND STRATEGIC HIGH-FREQUENCY TRANSPORT CORRIDOR R CODES EDGAR CT
SUB-PRECINCT BOUNDARY CAESAR STREET CAESAR DENSITY MINIMUM
FIFTH AVENUE FIFTH RANGE TARGET SOUTH STREET R60-R100 R60
CONWAY CT CONWAY SUB-PRECINCT TRANSITION SUB-PRECINCT R30-R60 R30
HOUSING INNOVATION R40-R80 R60 DOIG PLACE SUB-PRECINCT
LEFROY SUB-PRECINCT R30-R80 R40
NOTES
1. LOTS SHOWN ON STRUCTURE PLAN MAP REFLECT EXISTING CADASTRAL BOUNDARIES OF LOTS WITHIN THE STRUCTURE PLAN AREA AT THE TIME OF THE STRUCTURE PLAN APPROVAL, PRIOR LEFROY ROAD TO AMALGAMATION AND RE-SUBDIVISION.
DATA SOURCE DISCLAIMER CLIENT PROJECT NO. DATE DAVIS PARK PRECINCT STRUCTURE PLAN MAP Copyright by Urbis Pty Ltd. This drawing or parts thereof may not be reproduced for any MNG and Landgate purpose or used for another project without the consent of Urbis. The plan must not be used PA1371 05.05.2021 for ordering, supply or installation and no relevance should be placed on this plan for any Structure Plan Part II PROJECTION financial dealing of the land. This plan is conceptual and is for discussion purposes only and 1:2,500 @ A3 DRAWING NO. REVISION subject to further detail study, Council approval, engineering input, and survey. Cadastral Department of MGA Zone 50 boundaries, areas and dimensions are approximate only. Written figured dimensions shall Level 14, The Quadrant, 1 William Street | Perth WA 6000 Australia | +61 8 9346 0500 | URBIS Pty Ltd | ABN 50 105 256 228 take preference to scaled dimensions. Communities 0 10 20 50m 18.1 A PART 2 DAVIS PARK PRECINCT STRUCTURE PLAN BEACONSFIELD PRECINCT
1. INTRODUCTION AND PURPOSE This part of the report provides an explanation of The delivery of the vision is to be through providing how the structure plan was developed considering a Structure Plan and design outcomes which the site, its characteristics and the planning addresses: framework. It provides detail on the structure plan’s form, function and key attributes. It also provides Character: a place for everyone which guidance on how the structure plan should be recognises the eclectic community interpreted and implemented, inclusive of future which has shaped Beaconsfield’s reporting. character. This should ensure the Davis Park Precinct allows for housing The purpose of the structure plan is to provide a stock that meets the needs of a wider framework that will guide future subdivision, demographic through providing a range development and land use within the structure plan of housing and lifestyle choices for area. This includes future reporting and approvals differing family structures and required to support more detailed planning for the community gatherings whilst retaining land. the character and sense of place.
The structure plan will facilitate the development of Natural: a place set amongst the trees the Davis Park Precinct for a range of residential which maintains the visual and physical typologies and a supporting commercial node whilst relationship to existing vegetation and maintaining the existing Davis Park open space. greenery across the site. Development This document provides all necessary information which sits among the trees and is and addresses the reporting requirements of The oriented to provide access to natural City of Fremantle Local Planning Scheme No. 4 light and air will improve the liability of a (LPS 4) and the requirements of the Planning and higher density development on the site. Development (Local Planning Scheme) Regulations Live/Work/Play: 2015, including the Western Australian Planning providing the daily Commission’s Structure Plan Framework (August needs of residents through the 2015). expansion of the Beaconsfield Local Centre - providing opportunities for retail and commercial goods and 1.1. DAVIS PARK PRECINCT VISION services, eating and drinking places, community gathering places and Early in the process a visioning exercise was community services creating a sense of undertaken with the Department of Communities ownership and community within the and the project team to identify the vision and Davis Park Precinct. Providing a range process for setting the strategic direction for the of housing choice and high quality future of the Davis Park Precinct. passive and active recreation spaces The Davis Park Precinct is focused will ensure the Davis Park Precinct on diversity in both people and offers the complete package. housing choices. The eclectic neighbourhood includes cultural Connected: creating the ability to get and community facilities and a to and from the Davis Park Precinct and mixed use heart providing access the surrounding locality and further to a range of amenities. New and afield with ease. A focus on walkability established vegetation integrated and legibility of the site, and across the site symbolises an connections to the high frequency bus embedded sustainable approach to route ensures that additional amenities living and contributes to a strong and services are easily accessible in sense of community and identity the immediate surrounds and wider that is distinctly Beaconsfield. destinations such as Fremantle.
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1.2. THE HEART OF BEACONSFIELD MASTERPLAN The Heart of Beaconsfield project is a City of An interim concept plan has been released to Fremantle project which responds to the changes provide a visual consolidation of outcomes from the occurring within Beaconsfield locality and ensuring initial community engagement. regeneration continues to occur in a co-ordinated manner. The objective is to work with the local The outcomes from the community consultation for community to develop an over-arching Master Plan the Masterplan have been incorporated into the to guide the future development. planning and design for the Davis Park Precinct Structure Plan, including the ‘Retail Heart.’ The project has undergone community engagement and the concepts and ideas are being tested regarding feasibility and achieving a consolidated approach prior to the Masterplan being released for feedback.
Figure 1 – ‘The Heart of Beaconsfield’ Concept
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2. LAND DESCRIPTION 2.1. LOCATIONAL AND REGIONAL CONTEXT The structure plan area is located in the suburb of The structure plan area is located approximately Beaconsfield and is bound by South Street to the 15km south-west of the Perth CBD and 2km south- north, Lefroy Road to the south, Fifth Avenue to the east of the Fremantle City Centre and is located east and Caesar Street to the west. immediately south of the suburb of White Gum Valley.
Figure 2 illustrates the location of the structure plan area in a regional context. Figure 2 – Location and Context Plan
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2.2. LOCAL CONTEXT high level of community and educational facilities At present, the overall structure plan area including Bruce Lee Reserve to the west and measures 10.18ha and is made up of 51 lots, Fremantle College to the south-west. To the east, comprising 266 dwellings. several commercial uses border South Street. The structure plan area is surrounded by low density residential development to the east and a Figure 3 – Aerial Plan
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2.3. LEGAL DESCRIPTION AND OWNERSHIP The structure plan area is largely in the ownership A summary of the lot details is provided in of the Department of Communities (previously Appendix A, with a graphical representation known as the State Housing Commission). provided in Figure 4. Figure 4 – Land Ownership as at April 2019
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2.4. HISTORY There are no sites of Aboriginal heritage The Davis Park Precinct was developed by the significance located within the structure plan area, Housing Authority (then the State Housing however it is acknowledged that Indigenous Commission) in the late 1940’s for the purposes of occupation rates of existing housing is high. post-war residential housing for migrants (refer historical imagery below), known as the Davis Park It is noted that several changes and a relatively Estate. Previous to this, the site comprised the large-scale redevelopment of the site have broader Mulberry Farm which was established in previously been seen on the site. In particular it is the 1860’s and comprised 3 acres of vineyard and noted a large-scale redevelopment in the late orchard uses. 1970s/early 1980s closed off connections to Fifth Avenue and Caesar Street, created the Davis Park Notwithstanding, no formal heritage listings are public open space and introduced higher density applicable to the structure plan area, 7 Housing built form across the site. Authority dwellings adjoining South Street have been identified as having some heritage A depiction of the historical development of Davis significance (registered on 2 February 2016). This Park is set out in Figure 5. includes properties located at 171-195 South Street (Place Number 25579). All properties have been identified as ‘RPH – Does not warrant assessment’. Figure 5 – Historic Development
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The structure plan area generally slopes towards 2.5. LAND USE the west and comprises a number of mature trees. The structure plan area comprises approximately Davis Park Public Open Space is located centrally 266 dwellings, with a mix of 1-, 2-, 3- and 4- within the site which was upgraded in 2015 to bedroom units. Approximately 45% of existing include new recreational facilities (scooter path, housing stock comprises 3 or more-bedroom playground, and nature play), upgraded lighting dwellings. and basketball facilities. A childcare (Fremantle Early Learning Centre) is located south of Davis The current site layout is predominantly a grouped Park and caters for ages 0 to 5-years. The centre dwelling/unit style arrangement with the housing is a community based, not-for-profit centre and is stock generally considered rundown and in need envisaged to remain as part of the future for refurbishment and/or redevelopment. redevelopment. Figure 6 – Land Uses A summary of land uses within the structure plan area are set out in Figure 6.
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2.6. POPULATION AND 2.7. TRAFFIC AND ACCESS DEMOGRAPHICS CONTEXT Beaconsfield comprises approximately 4,985 The structure plan area is bound by South Street to residents as of the 2016 census (ABS). the north, Lefroy Road to the south, Fifth Avenue to the east and Caesar Street to the west. South The community profile is characterised by: Street is a primary distribution road under Main Roads WA Functional Hierarchy and Primary • A median age of 41 Regional Road reserve under the Metropolitan • Children aged 0-14 years of age make up Region Scheme. 17.4% of the population • People aged 65 years and over make up South Street is currently a single carriageway road 18.2% of the population that connects key employment, health, rail and • Average household size of 2.4 persons education services and infrastructure in Fremantle • 1,345 families with an average of 1.7 and Murdoch. Existing traffic volumes on South children per family Street (21,000vpd) currently exceeds the threshold • Employment rate of 86% (inclusive of full (8-12,000vpd) for a single carriageway road with 1 time and part time work) which is reflective lane in each direction. The State Government has of the rates across Western Australia identified South Street as an important route for • Income levels – median weekly income of future rapid public transport, which may potentially $1,483.00 include widening to 6 lanes inclusive of 2 priority • A relatively equal proportion of owner bus lanes. A 10m wide road widening area is occupier and rented housing shown on the Metropolitan Region Scheme for future widening, impacting on the northernmost lots Surrounding suburbs of White Gum Valley, in the structure plan area. Hamilton Hill, South Fremantle and Hamilton Hill display characteristics generally similar to that of Lefroy Road to the south is a local distributor road Beaconsfield. under the Main Roads WA Functional Hierarchy, connecting Carrington Street to the east with Hampden Road to the west. Both Fifth Avenue and Caesar Street are both access roads.
Internal roads comprise O’Reilly Drive, Doig Place,
Edgar Court and Conway Court. Many of these internal roads are cul-de-sac configuration.
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3. PLANNING FRAMEWORK
3.1. ZONING AND RESERVATIONS South Street is located directly north of the 3.1.1. Metropolitan Region Scheme amendment area which is reserved as a Primary The structure plan area is zoned Urban under the Regional Road under the MRS. A portion of the Metropolitan Region Scheme (MRS), as shown in northernmost lots are impacted by this reserve Figure 7 below. This allows for a variety of land which encroaches onto the lots for the purpose of uses including residential, commercial, and light future road widening (approximately 10m). industry. Figure 7 – MRS Zoning Extract
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3.1.2. Local Planning Scheme The structure plan area is zoned Development The specific zones proposed by this Structure Plan zone under the City of Fremantle Local Planning are outlined in section 5.2. Scheme No.4. This zoning was established in 2016 by way of a Scheme Amendment (No.72) in order to allow for a structure plan to be established over the subject area. Figure 8 – LPS Zoning Extract
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3.2. REGIONAL AND SUB-REGIONAL STRUCTURE PLANS The Central Sub-Regional Planning framework aims to provide an integrated planning and infrastructure framework to guide infill growth. The below table provides a summary of provisions relevant to the structure plan area and discusses how the structure plan has addressed these.
Table 3 – Regional and Sub-Regional Structure Plan Considerations Document Summary Discussion
Central Sub- The framework focuses on achieving higher densities The structure plan is aligned with the Regional Planning of employment and residential development (including sub-regional framework in that it Framework infill development and consolidation). aims to redevelop existing housing stock as part of a broader urban March 2018 The framework identifies South Street as an ‘Urban renewal process and contribute Corridor’ which aims to transition key transport towards the City of Fremantle’s infill corridors into multi-functional corridors and high dwelling target of 7,100 dwellings. amenity. It also notes that existing or planned high- Specifically, the structure plan quality public transport is an important consideration facilitates higher density residential in determining whether a corridor is suitable for more development resulting in a minimum compact and diverse urban form. of 550 dwellings (R40 and above) and the provision of mixed use along a significant transit route and activity corridor (South Street). The density associated with the structure plan is considered to significantly contribute to the City’s infill targets, providing at a minimum an additional 324 dwellings.
The State Government has identified South Street as an important route for future rapid public transport which can support higher residential densities and the agglomeration of employment uses.
3.3. STATE PLANNING A range of state planning policies are considered applicable to the development of the structure plan area, primarily those pertaining to built form and access. The below table provides a summary of provisions relevant to the structure plan area and discusses how the structure plan has addressed these.
Table 4 – State Planning Considerations Document Summary Discussion
State Planning State Planning Policy No. 3 – Urban Growth The structure plan is consistent with the Policy No. 3 – and Settlement (SPP 3) sets out the objectives of the Policy as it builds upon an Urban Growth and principles and considerations which apply to existing residential community that is Settlement planning for urban growth and settlement in strategically positioned in close proximity to Western Australia. established and future transport routes, public
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transport, activity centres and employment opportunities
State Planning The purpose of the R-Codes is to provide a The structure plan provides for a range of R- Policy No. 3.1 – comprehensive basis for the control of Code densities reflective of the zoning, Residential Design residential development throughout Western location and amenity attributed to various Codes Australia. The R-Codes set out a variety of portions of the structure plan area. The residential density codes, from R2 through proposed densities range between R40 and to R-AC0, reflecting different densities of RAC-100 providing for a range of dwelling residential development and different typologies including single residential development contexts. dwellings. The design ensures future residential development can be developed in manner which is generally in accordance with the R-Codes.
State Planning SPP4.2 sets out a network/hierarchy of The South Street Sub-Precinct, with a Policy 4.2 – Activity activity centres in Perth and Peel, having maximum retail floor space cap of 3,500sq.m Centres for Perth regard to the distribution, function, land use constitutes a Neighbourhood Centre under and Peel and urban design elements of centres. SPP4.2. The function of this is to provide for the weekly household shopping needs and community facilities.
The structure plan builds upon the existing local centre on South Street to create the Neighbourhood Centre, incorporating land uses consistent with the intentions of SPP4.2.
State Planning This policy aims to protect people from Appropriate mechanisms to protect future Policy No. 5.4 – unreasonable levels of transport noise by residents from transport noise on South Street Road and Rail establishing a standardised set of criteria to will be required through the LDP process and Transport Noise be used in the assessment of proposals. Development Applications relating to specific and Freight development. It is considered that Considerations in development within the structure plan area will Land Use Planning achieve appropriate noise levels.
State Planning The purpose of the R-Codes Volume 2 is to The structure plan includes a range of R- Policy 7.3 provide guidance and controls for the Codes greater than R40 and has been Residential Design development of multiple dwellings designed to ensure the applicable sections of Codes Volume 2 – (apartments) within Western Australia. SPP 7.3 can be appropriately met in the Apartments These refer to all development coded R40 development of multiple dwellings on the site. or higher. The policy seeks to provide
development which is appropriate for the intended purpose, responsive to the site characteristics and local context.
Liveable Liveable Neighbourhoods is the WAPC’s The structure plan has been developed Neighbourhoods current operational policy guiding the design around the principles of Liveable and approval of structure plans. The Neighbourhoods, in particular the following: objective of Liveable Neighbourhoods is the
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delivery of new developments that provide . An improved urban structure based high quality living, working and recreational on interconnected, safe and environments, contributing to the successful walkabout street blocks aimed at implementation of the State Planning reducing car dependency. In this Strategy and State Sustainability Strategy. regard, a review of the existing cul- de-sacs will be undertaken to ensure a more connected urban environment. . Creation of a sense of community, identity and place. . Provision of a greater variety of lot sizes and dwelling types to cater for a more diverse community. Consideration of higher densities that can support local services and public transport.
3.4. LOCAL PLANNING A range of local planning policies are considered applicable to the development of the structure plan area, primarily those pertaining to built form and access. The below table provides a summary of provisions relevant to the structure plan area and discusses how the structure plan has addressed these.
Table 5 – Local Planning Considerations
Document Summary Discussion
Local Planning The provisions of this policy apply to all residential Streetscape typologies within the Policy 2.9 - development and addresses items including structure plan have been influenced Residential setbacks, building orientation and building height by the Design WA built form drivers Streetscape Policy and scale. and the landscaping outcomes sought for the structure plan area.
Setbacks, building orientation and height and scale for the built form will be in accordance with the LDPs prepared for the four identified sub- precincts.
Local Planning The objective of this policy is to provide guidance on Opportunities for tree retention and Policy 2.10 - the requirement and assessment of landscape plans landscape enhancement have been Landscaping of and where Scheme and Policy requirements can be considered as part of the structure Development and varied in relation to planning applications which planning process. Importantly, the Existing Vegetation contain tree(s) and vegetation considered worthy of interface with the adjoining Bruce Lee on Development conservation. reserve and Davis Park have been Sites considered, as well as opportunities to enhance green spaces and increase the quality and distribution of green
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spaces in accordance with the City’s Green Plan 2020.
Opportunities for the retention of vegetation have influenced the locations of proposed roads and the pedestrian linkage in southern portion of the site.
The requirement for a landscaping management plan at the development application stage has been incorporated into Part One for the structure plan.
Local Planning All mixed use and multiple dwellings as well as The structure plan design has Policy 2.13 – commercial developments in excess of 1,000sq.m considered street layout and solar Sustainable GLA require buildings to be designed and orientation in order to maximise solar Buildings Design constructed in such a manner so as to achieve a access and promote development of Requirements rating of not less than 4 Star Green Star using the sustainable built form. relevant Green Building Council of Australia Green Further consideration of sustainable Star rating tool. building design will be undertaken at the development application level.
Fremantle Planning The City of Fremantle Planning Strategy was The structure plan supports the Strategy prepared in 2001 to support the preparation of LPS outcomes sought by the Fremantle 4 and comprises a local housing strategy and other Planning Strategy. technical documents. The key items raised in the The location of the local centre, Strategy, relevant to the structure plan area, mixed-use zoning and R80-R100 include: coding (allowing for higher densities) • The South Street Local Centre is in need of to South Street, adjacent to the South an upgrade to improve the physical Street Local Centre promotes the use environment, amenity and performance of of the centre as a community hub and the centre to promote it as a ‘community provides opportunity for the existing hub’ for Beaconsfield and White Gum centre to leverage off the future Valley residents. Main Roads WA development. proposes road widening of South Street The range of R-Codings and Design which hinders upgrading and WA codings across the site provide for redevelopment of the local centre. additional dwelling types and • A higher density code should be applied to innovation in built form outcomes. the South Street local centre and Lefroy The setbacks, heights, scale and Road shops to encourage shop-top design considerations will be further housing variety (residential only permitted detailed by way of LDPs to the four above ground floor). identified sub-precincts within the structure plan area. • There is a varied mix of dwelling types within Beaconsfield which may permit
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future flexibility in residential design and The establishment of a minimum of character however there should be a few 550 dwellings dominant ‘residential characteristics’ that
should be maintained e.g. open front setbacks (no high fences, carports/garages), single-storey dwelling frontage to the street, plentiful open space about dwellings.
Green Plan 2020 The City of Fremantle Green Plan 2020 was The structure plan has sought to adopted by the City to maintain and enhance green ensure the quality and quantity of spaces, increase the quality and distribution of green space within Davis Park is green spaces, increase biodiversity and water maintained and where feasible efficiency and encourage greening of private enhanced. This has included the property. addition of a green link (pedestrian access way) linking Davis Park to The Plan states that there is a gap in public open Lefroy Road in the south. Further, the space within a 400m walkable catchment in introduction of additional road Beaconsfield, which should be addressed as part of connections within and to/from the site structure planning processes. Given this context, enhances the connectivity of Davis the Plan identifies Beaconsfield as a priority area for Park with the wider Beaconsfield investigating and identifying options for accessing locality. public open space.
Bike Plan The plan examines the current cycling environment The structure plan does not impede and identifies the current facilities that the City has the ability for South Street and Lefroy for cyclists and key areas for improvement. Both Road to act as key cyclist linkages. South Street and Lefroy Road have been identified
as key cyclist linkages in the area.
3.5. PLANNING SPECIFIC TO 3.6. PRE-LODGEMENT DAVIS PARK CONSULTATION 3.5.1. Scheme Amendment The submission of this Structure Plan has been preceded by consultation with various agencies. Scheme Amendment 72 to the City of Fremantle Further, Department of Communities and the Local Planning Scheme No.4 was gazetted on 28 project team have been active members in the March 2018. Heart of Beaconsfield master plan process The amendment implemented a change in zoning preceding and informing the structure plan. over the Davis Park Precinct from Residential and Public Open Space to Development Zone. This The consultation included liaison with the City of rezoning allows for the preparation of a structure Fremantle and Department of Planning Lands and plan to guide the future redevelopment of the Heritage. The consultant team has engaged with structure plan area. agencies relevant to their discipline. A consultation register has been provided at Appendix B, which provides an outline of the consultation that has been undertaken and where appropriate how matters have been responded to.
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4. SITE CONDITIONS AND CONSTRAINTS Based on the background and planning context outlined above, the following section describes the key site opportunities and constraints that have informed and impacted on the structure plan layout and anticipated built form outcomes. roosting habitat however no evidence of breeding 4.1. BIODIVERSITY AND NATURAL activity was recorded. AREA ASSETS 4.2. LANDFORM AND SOILS An Environmental Assessment Report has been prepared by GHD over the subject site (refer The structure plan area slopes from the north Appendix C) and an Arboricultural Review eastern corner of Fifth Avenue/South Street (26m undertaken by The Arbor Centre (refer Appendix AHD) westward towards Bruce Lee Oval (12m D). AHD). The structure plan area is located within the South The structure plan area is located within the West Botanical Province of WA within the Swan Spearwood Dunes landform. A review of published Coastal Plain. This area is characterised by the environmental geological mapping indicates that low-lying coastal plan covered with heath, tuart the geology beneath the site comprises sand woodlands, banksia woodlands, Jarrah woodlands described as pale yellowish brown, medium to or Marri woodland dependant on the soil typology. coarse grained and subangular to well rounded. The sand is reported to overlay limestone, The structure plan area has been subject to a commonly known as Tamala Limestone. range of clearing and development during its history and as such no conservation significant The structure plan area has low to extremely low flora were recorded during the site visit or are acid sulfate soil disturbance risk anticipated to be located on the site. No sites within the structure plan area are reported Native vegetation within the project area consists as contaminated sites. The nearest reported of isolated Peppermint and Marri trees with a River contaminated site is located approximately 200m Gum identified as a potential roosting habitat for south-west of the site within the former Lefroy Road birds. The remainder of the vegetation is identified landfill site. as exotic residential gardens, planted street trees and scattered trees within Davis Park. There is no 4.3. GROUNDWATER AND conservation significant vegetation within the structure plan area. SURFACE WATER The arboricultural assessment undertaken in The subject site is located within the Perth October 2018 identifies vegetation within the public Groundwater area and City of Fremantle South realm (streets and Davis Park). It is acknowledged subarea. Groundwater beneath the site is at an that an assessment of vegetation on private elevation of approximately 1m AHD, approximately property was not able to be undertaken and further 14m – 23.8m below the current ground level of the assessment of this vegetation is recommended structure plan area. Regional groundwater flow is prior to development. generally in a westward direction towards the Indian Ocean. The arboricultural assessment notes a number of significant trees on site which warrant retention or Groundwater allocations within the locality are transplanting. A Tree Management Plan is noted to be fully allocated, with local allocations recommended to ensure significant trees can be held by the City of Fremantle for the irrigation of the accommodated by the design or are appropriately Davis Park public open space. There are no relocated to ensure mature vegetation is retained registered bores within the structure plan area. on site to realise both environmental and social The structure plan area is located within an area of benefits of a mature tree canopy. temperate climate with dry hot summers and cool wet winters. The mean annual rainfall is 823.7mm The structure plan area supports limited fauna due of rainfall across an average of 83.3 rain days per to the historic uses. Potential breeding habitat for year. Cockatoos (Forest Red-tailed Black Cockatoo and Carnaby’s Cockatoo) was identified as potential The surface water drainage is currently managed by onsite through infiltration via soakwells and
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grassed areas. Existing stormwater drainage infrastructure includes pits and pipes along the 4.5. INFRASTRUCTURE AND internal roads which flow towards Bruce Lee Oval utilising the natural contours. SERVICING The servicing infrastructure context of the site has been investigated by Pritchard Francis (refer 4.4. EXISTING MOVEMENT Appendix E) to determine likely future upgrades to service the future development. A summary of the NETWORK existing servicing context of the site is highlighted below: The structure plan area is bound by South Street to the north, Lefroy Road to the south, Fifth Avenue . Wastewater – there are 2 existing 150mm to the east and Caesar Street to the west. South diameter gravity sewer pipes that service Street is a primary distributer road under Main the subject site, 1 of which may require Roads WA Functional Hierarchy and Primary relocation and realignment as part of any Regional Road reserve under the MRS. future redevelopment. A sewer pressure main runs along the southern verge of South Street is currently a single carriageway road South Street. that connects key employment, health, rail and . Water education services and infrastructure in Fremantle – the subject site is serviced by and Murdoch. Existing traffic volumes on South 150mm diameter mains which run along Street (21,000vpd) currently exceeds the threshold South Street and Caesar Street. The (8-12,000vpd) for a single carriageway road with 1 100mm diameter mains service Fifth lane in each direction. Avenue and Lefroy Road, with an additional 610mm distribution main The State Government has identified South Street running along the southern verge of Lefroy as an important route for future rapid public Road. transport, which will include widening to 6 lanes . Stormwater Drainage – the existing inclusive of 2 priority bus lanes. A 10m wide road stormwater infrastructure is unlikely to widening area is shown on the MRS for future have sufficient capacity to cater for widening, impacting on the northernmost lots in the stormwater flows within the subject site. subject site. . Gas – a large 225mm diameter main exists Lefroy Road to the south is a local distributor road to the south of the site along Lefroy Road, under the Main Roads WA Functional Hierarchy, with further mains providing residential and a local road under the LPS, connecting distribution of 100 to 110mm along South Carrington Street to the east with Hampden Road Street, Caesar Street and Fifth Avenue. to the west. Both Fifth Avenue and Caesar Street Additionally, 100mm diameter mains are are both access roads. present along O’Reilly Close and Doig Place. Internal roads comprise O’Reilly Drive, Doig Place, . Power Edgar Court and Conway Court. A majority of these – the site is currently serviced via internal roads are cul-de-sac configuration which the Edmund Street zone substation which have been reviewed as part of the structure plan. supplies the site with an 11kV overhead network. . Telecommunications – there is an existing NBN Co. network which runs
along the northern side of South Street.
Various infrastructure upgrades will be required as part of the redevelopment of the site as outlined in Section 5.8.
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4.6. OPPORTUNITIES AND CONSTRAINTS SUMMARY Based on the information provided in sections 2-4, below is a summary of the key opportunities and constraints, as illustrated within Figure 9. Section 5 of this report details how the structure plan has responded to these opportunities and constraints through concept design and planning.
Table 6 – Opportunities and Constraints
Consideration Summary Opportunity Constraint
Transit Choices • Bus services operating along South Street and Lefroy Road. • Future rapid transit along South Street • Opportunity to create a transport hub Higher Density • Capitalisation of location on South Street Development • Proximity to activity centres driving higher densities • Utilising site development opportunities to achieve higher density i.e. mixed use heart Retail and • Extension of South Street Local Centre within the structure Commercial plan area to create a ‘mixed use heart’ for Beaconsfield • Inclusion of mixed use development • Establishment of main street components Community • Potential for some resistance to higher density residential Expectations and • Potential for resistance to removal of vegetation Perceptions • Support for consistency with the community driven Beaconsfield Master Plan Public Open • Opportunities to leverage off the high levels of amenity Space provided in Davis Park and Bruce Lee Reserve • Opportunity to integrate Davis Park into design • Potential reconfiguration of Davis Park Demographics • 18.2% over the age of 65 • 17.4% under 14 • Negative connotations due to anti-social behaviour Housing • Potential to provide for a unique and innovative response Typologies • Higher densities may be suitable in proximity to amenities • Mixed use opportunities in northern portion of the structure plan area • Consideration of surrounding residential character Vegetation • Retention of vegetation within Davis Park and streets to be retained • Opportunities to link to existing ‘green ecological corridors’ Land Ownership • Largely consolidated
Heritage • Opportunities to reflect the history within the redevelopment • Consideration of reuse of buildings within southern portion Locality • Opportunities for integration with surrounding residential, public open space, education and commercial activities.
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Consideration Summary Opportunity Constraint
Road Widening • 10m road widening reserve along South Street allowing for 6 lane divided road with bus transit Access • Poor legibility (vehicle and pedestrian) through the structure plan area • Opportunities to improve pedestrian legibility and linkages • Opportunities to create north – south connections and east – west connections • Retention of local roads where possible Carparking • Alternative forms of car parking • Street parking options Expansion • Opportunity to expand estate to the former South Metropolitan TAFE site (adjoining)
Figure 9 – Opportunities and Constraints
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5. THE STRUCTURE PLAN proposed street network utilises the 5.1. VISION AND DESIGN existing streets enabling the retention of mature trees along these rights of PRINCIPLES way. This ready-made natural setting The vision for the Davis Park Precinct sets the helps to ensure that Davis Park blends strategic direction for the redevelopment of the seamlessly into the surrounding Davis Park locality: neighbourhood.
The redevelopment of Davis Park Live, work, play – Diversity of use is Precinct will support high quality an essential ingredient in a successful residential and commercial place. The Davis Park Precinct has development in a vibrant and the benefit of being surrounded by an sustainable urban setting, existing range of uses and the size to consolidating the South Street accommodate land use diversity within local centre as a transport- its site boundary. The concept takes oriented development node on the advantage of these factors and South Street corridor whilst provides a balance of live, work and maintaining a scale and character play opportunities. The structure plan complementary to its context. enables a range of housing typologies to offer a diversity of living options for There are several fundamental design principles people across all stages of life. The which underpin the Davis Park Precinct structure housing diversity and choice is plan, as summarised below: important to accommodate the wide Character – As an infill site, the demographic of the area. The structure plan for the Davis Park structure plan also offers an Precinct is looking to build off the opportunity to expand the existing existing character of Beaconsfield. In retail node along South Street and the past the Davis Park locality was provide a nucleus around which this somewhat insular in nature and did not retail can gain traction and evolve. connect with the remainder of The play component is provided Beaconsfield. The structure plan through the retention of Davis Park reconnects Davis Park to the open space and the Fremantle Early neighbourhood while retaining the Learning Centre. These maintain an sense of community that had existing culture of activity and play and developed over the years as a result of expand and improve connections to its isolation. The retention of the make it more available to the International Childcare Centre on the surrounding community. edge of Davis Park is part of retaining Connections the character and offers a readymade – The structure plan sense of community. The streets area is incredibly well connected to the create an opportunity to engage with surrounding area with its proximity to the former farm use of the site, the beach and Fremantle city centre providing verges capable of and this is enhanced through the accommodating vegetable planters reintroduction of the gridded streets and the introduction of fruiting trees. similar to the surrounding context. The structure plan area is an important Natural – the natural topography of connection between White Gum Valley Beaconsfield surrounds the central to the north and the Fremantle College open space offering an amphitheatre to the south. Pedestrian movement view of the park itself. The structure through the structure plan area is plan expands on the size of Davis Park prioritised by focusing on contiguous and ensures views from each and shaded pedestrian pathways. The proposed block. Vegetation within the signalised intersection on South Street existing park can be retained and helps by providing a controlled access enhanced providing a lush and ready- point for pedestrians, particularly made natural setting for the site. The students, travelling north to south. The
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blocks within the structure plan area layouts fit within the typical design have been adjusted to ensure they are metrics for development. The of a more pedestrian friendly distance Innovative Housing sub-precinct further increasing permeability through located between Davis Park and the site. In fact, the park and shaded Caesar Street has been provided with accessways will help to actively a depth and direct public open space encourage movement through the interface that actively encourages an structure plan area. innovative approach to housing. Through the design process a number of innovative and alternate housing opportunities have been identified and tested on this site.
Innovation – the structure plan area accommodates a range of housingVi ew of Davis Park open space from Mixed Use Precinct typologies whilst ensuring block
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5.2. ZONES AND SUB-PRECINCTS The structure plan includes land use zoning across Recognising the unique characteristics of various the structure plan area which establishes a Local locations within the structure plan area, a number Centre Zone, a Mixed Use Zone and a Residential of sub-precincts have been established to guide Zone to guide the future development within the the form of development anticipated and ensure structure plan area. optimal built form outcomes area achieved whilst maintaining relative compatibility with existing Figure 10 – Davis Park Indicative Masterplan development.
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5.2.1. South Street – 1.50ha 5.2.2. Residential – 5.95ha The South Street sub-precinct is located to expand, The majority of the site has been identified for leverage from and rejuvenate the existing retail residential use. The structure plan identifies three enterprises along South Street to the immediate residential sub-precincts within the site that east of the project area. The South Street sub- perform different functions. precinct offers the opportunity to build a strong residential nucleus around which the existing and The structure plan provides for residential densities future retail opportunities can thrive. These are between R30-R60, equating to a minimum dwelling enhanced by integrating residences adjacent target of 336 dwellings across the residential sub- and/or above the shops to provide a ready- made precincts or an average density of 66 dwellings/Ha. customer base. An economic analysis has been Consistent with Department of Community undertaken that identifies an existing demand for developments across Western Australia it is an enhanced retail offering and supporting facilities anticipated that 11% of the development will to service the surrounding community, as provide for community housing. discussed in section 5.3. The South Street sub- precinct location along South Street offers good 5.2.2.1. Transition Sub-Precinct – 1.03ha exposure and the opportunity to capture passing The block along Fifth Avenue has the most direct traffic, however the development is primarily interface with existing residences. The structure intended to service existing and future residences. plan acknowledges this and has identified a The level of housing density within the Davis Park Transition sub-precinct that reflects the existing Precinct site is directly linked to the addition of the housing typologies on the eastern edge of Fifth South Street sub-precinct. The combination of Avenue to maintain a consistent/complementary amenity and convenience that the South Street streetscape to that existing. The existing buildings sub-precinct offers enables the site to meet the are typically front-loaded single to two storey densities proposed. dwellings on around 10m wide lots. The Transition The aspect that gains the most benefit from sub-precinct includes similarly dimensioned lots increased density is directly to the west along accommodating two-storey terrace housing. Rear South Street and south of the local centre zone. loading is identified within this sub-precinct to The location to the west of the local centre zone minimise traffic and visual impact along Firth has been identified to accommodate a mixed use Avenue and to take advantage of the topographic retail component ideally located on the corner to change. The rear of the Transition sub-precinct complement the gateway entry into the structure works within the topography and can plan area. This block accommodates higher accommodate 2-3 story buildings as they face west density feeding off the connection to South Street, towards Davis Park. the views over Bruce Lee Oval and most A minimum dwelling target of 60 dwellings is to be importantly the proximity to the retail amenities. achieved in the Transition sub-precinct. This block can accommodate 2-3 storey terraces and apartments up to 8 storeys. 5.2.2.2. Lefroy Sub-Precinct – 2.65ha South Street sub-precinct provides residential The existing built form along Lefroy Road currently densities of 153 dwellings/Ha, equating to a houses 3-storey structures surrounded by planted minimum dwelling target of 214 dwellings within parking courts. These buildings sit on the top of the this sub-precinct. ridge and offer views across to the school and the green space in front of the Active building. The Critically, this sub-precinct seeks a new access existing structures are typically bulky in nature with connection to South Street that will service both the little articulation. The structure plan provides for South Street sub-precinct and the broader Davis the redevelopment of this sub-precinct with 3-4 Park local structure plan area. storey building but with the inclusion of additional articulation and interaction to enhance In delivering a successful South Street sub- opportunities for passive surveillance. precinct, it is strongly considered a future controlled Opportunities to retain existing trees on site and intersection may be required at some point in the provide more efficient parking for the buildings are future to facilitate safe vehicular and pedestrian identified with additional opportunities for perspective. permeability through the structure plan area provided for via a Green Link. This is a minimum of 10m in width to provide clear view lines through the site connecting Fremantle College to Davis
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Park. The Green Link is located to retain some of the large trees on site. 5.2.3. Community / Education – A minimum dwelling target of 170 dwellings is to be 2.82ha achieved in the Lefroy sub-precinct. The Community/Education sub-precinct contains a 5.2.2.3. Innovative Housing Sub-Precinct – legacy use that has strong ties to the surrounding 1.34ha community. The Fremantle Early Learning Centre The Innovative Housing sub-precinct is located is currently quite insular and surrounded by poor along Caesar Street and is of a size and scale to quality fencing. The structure plan includes accommodate a range of typical housing typologies opportunities to improve the interface between the but is flexible enough to accommodate a mix of centre and the open space through improved alternate housing opportunities similar to the landscaping treatments and more appropriate Whitegum Valley site and may include including fencing. The location adjacent to Davis Park micro lots, mews and terraces, live work units or provides an opportunity for an improved interaction even a baugruppen site. This sub-precinct directly between the childcare centre and the park. abuts Davis Park on the east and has views over
Bruce Lee Oval to the west. The access to these amenities provides an opportunity to provide new ways to interface and maximise the gains from access to amenity and services. The sub-precinct is also located diagonally to the South Street sub- precinct and will benefit from the proximity, convenience and amenities that location provides. A minimum dwelling target of 106 dwellings is to be achieved in the Innovative Housing sub-precinct.
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spending leakage increases – that is, expenditure 5.3. RETAIL FLOOR SPACE not captured by stores within the trade area – from $14.2 million in 2002 to $92.5 million in 2016[3]. ASSESSMENT AND This level of leakage has negative impacts on the desirability of this redevelopment project, local RATIONALE employment opportunities and transport The significant regeneration of the Davis Park infrastructure efficiency. Furthermore, this study Precinct will deliver new housing typologies and found that the existing activity centre on the corner enable a greater diversity of residents to live in of Fifth Avenue and South Street is fragmented Beaconsfield. As with all regeneration projects, which limits the ability to accommodate key anchor there are however a number of interventions, tenants that will catalyse new retail amenities. initiatives and requirements to provide the basis for Based on the background analysis, the structure investment in delivering the aspirational vision. plan utilises the connections to South Street and One of the most significant requirements that was the existing adjacent local centre to facilitate the recognised through market sounding task is the establishment of the South Street sub-precinct. need for quality mixed use/retail amenities[1]. The The incorporation of the mixed use component inclusion of new amenities received unanimous allows for: strong support from private sector stakeholders, with this being seen as a key driver for the success • Increased viability for density through of the project. Feedback revealed that retail uses enhanced amenity and services directly should be delivered as an early or first stage to accessible to residents thus encouraging establish the project and provide amenity to future activity and vibrancy; residents and that the optimal location for this • Reduction in the need for travel with amenity would be a site fronting South Street. being located within a walkable catchment. i.e Implementing amenity up front has been seen to be the opportunity to ‘buy local’; successful in the Port Coogee example where the • Increased employment opportunities – in neighbourhood centre acted as a catalyst for a particular for younger residents and part time greater uptake of higher density development. On workers – in excess of 170 jobs; the opposite, the lack of amenity provided within • Increased consumer choice through additional Burswood Peninsular has seen development stall food and beverage and grocery retailing after the initial stages without any amenity to drive options; and further development. • Rejuvenation of the existing local centre The market sounding exercise revealed that the through increased activity. lack of mixed use/retail amenities would result in the inability to deliver a much denser residential Based on the research undertaken in the Retail outcome than is currently in place. In particular, Sustainability Analysis, the supportable floorspace apartment development was considered unviable within the subject site is estimated to be 4,600sq.m in the absence of new amenity that a rejuvenated as of 2022, through negotiation with the City and south street sub-precinct would provide. Put Department of Planning Lands and Heritage the simply, the location alone would not drive demand allowable floorspace is now 3,500sq.m. Given the for apartment living in this location, there needs to existing retail context within the Beaconsfield Local be another drawcard introduced. This has been Centre and surrounds the format is anticipated to seen in the Shoreline development where densities be a supermarket with complementary speciality have been downgraded due to the lack of amenity and food dining offering. in the locality and in the absence of the planned The trading impacts of the expanded local centre district centre. Similarly, The Village at Wellard saw are not expected to threaten the viability of existing slow development levels and very little density until centres within the locality due to the identified the development of the neighbourhood centre was undersupply of supermarket and associated retail completed. within the catchment and the strong future The above feedback was reaffirmed through an population growth outlook. analysis of retail need[2]. This study found that mixed use/retail amenity provision has not kept pace with population growth and the lack of additional retail options has resulted in significant
[1] Beaconsfield Regeneration Project – Market Sounding, [2] Beaconsfield: Retail Sustainability Analysis, Urbis, 2018 Urbis / KPMG, 2016 [3] Supermarket spending (constant 2016 dollars)
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5.4. PUBLIC OPEN SPACE
5.4.1. Location and Distribution In the immediate context, Bruce Lee Oval is located Davis Park is located in the centre of the site and adjacent to the subject site and currently serves as the jewel in the crown. The park accommodates a full-scale football/ cricket oval measures just shy of a hectare at 9,642sqm and parking. To the south of Lefroy Road there are expanded by 4,571sq.m from the existing park area school ovals associated with Fremantle College (5,071sq.m). The park is located at a lower that provide additional active play space for the elevation than its context and offers an community. amphitheatre setting for the surrounding residences providing excellent passive With the proximity to Bruce Lee Oval and the surveillance and amenity to the surrounds. school sites, Davis Park provides an opportunity for smaller scale play and passive activities to provide The Fremantle Early Learning Centre sits adjacent a suitable range of activities for the broader to the site along the southern boundary and offers neighbourhood. opportunity for direct interaction between this educational use and the oval. Figure 11 – Public Open Space
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5.4.2. Form and Function Table 7 – Public Open Space Calculation Davis Park sits within the centre of the subject site Public Open Space Schedule and providing amenity to the surrounding residences. The western edge has a direct Site Area 10.18ha interface with residential land uses providing Less Nil passive surveillance over the park and enhancing Environmental Protection Nil a sense of ownership with the local residents. Policy Areas Improvements to the movement network will Conservation Category enhance access to this park from the broader Wetland (to be ceded) community and transform this from an insular park Restricted Public Open Nil to an asset for the wider community. Space areas greater than maximum 2% provision The Educational use, currently housing the (Non-credited) Fremantle Early Learning Centre, sits adjacent to Total 0.00ha the southern boundary offering opportunity for Net Site Area interaction between these community assets. This Deductions park can serve as an additional outside play area Schools 1 0.29ha 1.14ha for this educational use. Commercial 2 0.61ha Dedicated Drainage 0.00ha Existing vegetation and play equipment within the Reserves park can be retained and enhanced with the new Transmission corridors Nil approach providing immediate amenity to the Other (Main Roads) 0.24ha surrounding residents. Additional planning and Gross Subdivisible Area 8.80ha landscape treatments will provide a range of active Public Open Space @ 10 0.88ha and passive recreational opportunities for new per cent residents and the wider existing community. Public Open Space Contribution Unrestricted Required 0.70ha Davis Park also serves as a key pedestrian (Minimum 8%) connection between the Fremantle College and Restricted Allocation South Street. A pedestrian link runs along the (Maximum 2%) western edge in combination with a Public Access Unrestricted Provided 0.96ha Way to provide a green link between Lefroy Road (Greenways not including and South Street. dedicated drainage The landscaping philosophy for Davis Park (refer reserves) Appendix G) seeks to: Restricted Provided Unrestricted public open space sites • Create a park for people of all ages and Greenway (not including 0.96ha abilities – offering social opportunities dedicated drainage • Connect to the greater green network reserve) • Provide places to grow food Public open space 0.96 ha • Allow for community events to be held provision or 10.91% 1 - Fremantle Early Learning Centre 2 - 50% Mixed Use site
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5.5. LANDSCAPE DESIGN The Landscape Design for the Davis Park The design seeks to create public spaces which tell Precinct has been undertaken by Place the story of the Davis Park Precincts past and Laboratory (refer Appendix G). create the ability for a community to expand through opportunities for interactions at both the The Landscape design seeks to build on the street level and within the Davis Park public open existing character of the wider Beaconsfield locality space element. – recognising the historic uses on the site, being the Mulberry Farm and State Housing. It is important to acknowledge that Davis Park currently is a significant community asset and it is proposed to be retained, celebrated and Figure 12 – Indicative Landscape Masterplan augmented to further cement its role in the community.
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5.5.1. Davis Park Public Open 5.5.2. Streetscapes Space The streetscapes have been landscaped with the Davis Park has a long history within the structure following design principles: plan area and has been retained and expanded to total 9,642sqm, an increase of 90% from the • Encouraging occupation of verges current area of Davis Park. • Meandering streets around existing trees to slow traffic and save trees where The landscape design provides for the retention of possible/appropriate the key assets and the reinterpretation of Davis Park to create a space which creates a unique park • Treat stormwater locally that the surrounding residents are proud of and • Create asymmetrical street profiles to provide want to frequent. extra space and a continuous street frontage The landscape approach weaves in the history of • Retaining existing over width road reserves to create opportunities to retain trees and the site to ensure it maintains its roots as a social and community gathering place, offers a history of create public spaces. the site and creates a place for people of all ages South Street and abilities. – Alfresco opportunity with green buffer within road widening as interim outcome. The indicative design for the park seeks to: Future outcome results in one row of trees remaining reduced ground level landscaping once • Retain the existing nature play, basketball the road widening is completed court, grassed area, gazebo, pathways and vegetation Avenues – green streets that connect people to • Provide places to grow, prepare and cook Davis Park and Bruce Lee Oval food East-West Streets – Orchard streets with gardens • Facilitate connections to adjacent residential and fruit trees development • Provide pedestrian access through the site Conway Court – A journey through bush on the linking to the local centre and mixed use edge of the park and orchard. development and the Green link • Provide pedestrian links to Bruce Lee Oval • Provide for opportunities for nature play • Recognise the dry creek bed and natural elements of the existing public open space Figure 13 – Streetscape Typologies
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5.5.3. Green Link 5.5.4. Landscape Planting, The Green Link joins Doig Place with Lefroy Road, Management and providing for greater legibility through the Davis Maintenance Park Precinct and connecting to the wider pedestrian network. The planting, management and maintenance for landscaping within the Davis Park Precinct differs The Green Link consists of 1771sq.m with a based on the location and intended use of these minimum width of 12m, thus allowing for a range of areas, being Davis Park Open Space, pedestrian movement and recreation activities. Streetscapes and the Green Link. The landscape design seeks to provide a public A summary of the intended planting and ongoing space which emulates a front garden walk with a management and maintenance is set out below. paved courtyard – presenting areas for passive These aspects shall be further detailed within a recreation and ensuring active and passive Landscape Design and Open Space Management surveillance is achieved along the length of the Plan, which takes into account any contamination Green Link. issues, to be prepared at the time of development. Figure 14 – Green Link Indicative Landscaping Davis Park Retention of existing trees and vegetation where practicable. Planting to consist of predominantly native species. If provided, the community garden will comprise a range of fruit orchards and herbs with opportunities for indigenous foods. Where possible the use of waterwise vegetation shall take precedence. Use of turf limited to those areas identified for active recreation / dog exercise area. Initial upgrades to the park and maintenance to be completed by the developers. Ongoing maintenance and management to be undertaken by the City of Fremantle as a public open space reserve. Streetscapes
Planting to consist of low density verge planting of local shrubs and a mix of native trees and Mediterranean fruit trees. Where possible the use of waterwise vegetation shall take precedence. Maintenance and management to be undertaken by adjacent landowner, residents take ownership of verge and provide irrigation and upkeep. Green Link
Planting to consist of low scale ground covers with trees intermixed. Where possible the use of waterwise vegetation shall take precedence. Initial establishment of the green link to be completed by the developers with the maintenance and management to be undertaken by the City of Fremantle.
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5.6. MOVEMENT AND TRAFFIC The movement and traffic components of the Appendix G). This outlines the details of the structure plan are supported by the Transport existing and proposed movement network, street Impact Assessment prepared by GHD and the types, and alternative transport methods such as subsequent Technical Note prepared by GTA (refer public transport, pedestrian and cycle networks.
Figure 15 – Movement Network Plan
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5.6.1. Regional Road Network 5.6.3. South Street Intersection South Street is designated as a Primary Distributor The establishment of a mid-block intersection Road under the relevant planning framework and along South Street (between Caesar Street and MRWA classifications. South Street provides links Fifth Avenue) is critical to improving the access to the Kwinana Freeway to the east and Fremantle into the structure plan area, providing for to the west. pedestrian and cycle movements across South Street. The location of this intersection is located A 10m wide road widening is designated on either directly to the south of Nannine Avenue, creating side of South Street for future potential bus rapid a four-way intersection. transport purposes. This road widening has been incorporated into the structure plan design. Significant assessment of the existing and future In the interim this area has been designed to traffic movements was undertaken by both GHD include temporary parking and landscaping to and GTA in determining the optimal transportation ensure an appropriate interface between the network and intersection location and development and South Street. configuration.
5.6.2. Traffic Impact Assessment A signalised intersection is not currently supported by Main Roads WA, however, may be required at The Traffic Impact Assessment notes that at full some point to facilitate safe vehicular and development of the structure plan, including the pedestrian movement. Any future signalised mixed use components, is anticipated to generate intersection will require approval from Main Roads 8,730 vehicles per day / 985 vehicles per hour. The WA. modelling confirms that the external and internal road capacity is sufficient to accommodate the additional vehicle movements generated by the full development of the structure plan. Figure 16 – Streetscape Cross Section – South Street (interim without road widening)
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5.6.4. Street Types and 5.6.4.1. Proposed Road 1 – Avenue Connections A proposed access road creates a connection between South Street and O’Reilly Close in order The structure plan creates a legible, permeable to improve mid-block permeability and create network which removes a number of the cul-de- access opportunities for the mixed-use sacs currently within the structure plan area and components. reinstates them as through roads. This allows for greater connectivity through the site, to Davis Park A signalised intersection is proposed between and the adjacent services and amenities such as South Street and Nannine Avenue to allow for full the expanded South Street sub-precinct, movement to and from the structure plan area as Fremantle College, public transport links and Bruce well as allowing for safe pedestrian movements Lee Oval. across South Street as detailed in section 5.6.5 below. As highlighted in section 5.5.2 the proposed street types have been influenced by the proposed GHD has undertaken modelling on the function of landscape outcomes for the Avenues, East/West South Street and has noted that without the mid- Streets and North/South Street. Cross-sections for block intersection, the existing intersections to these street types are set out in Figures 16-18 and South Street (Caesar Street and Fifth Avenue) will a breakdown of the proposed street types and need significant upgrades to facilitate the turning connections and attributes is set out in the following movements associated with the structure plan. indicative cross sections. The inclusion of the signalised intersection is forecast to operate satisfactorily at the complete It is noted the street cross section relating to South build out of the structure plan area. Street reflects the interim solution for South Street. The ultimate cross section can be found within the Initial discussions have commenced with Main Landscape Report (refer Appendix G). Roads WA in relation to the introduction of the signalised intersection to South Street. Main Roads Figure 17 – Streetscape Cross Section – Avenues WA have provided feedback as to intersection configurations that may be considered, and this will be an ongoing discussion during the approval phase.
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5.6.4.2. O’Reilly Close – East/West Street 5.6.4.4. Conway Court O’Reilly Close is to extend to re-instate the Conway Court is to extend north to connect with connection with Fifth Avenue. O’Reilly Close, creating a connection between Doig Place and O’Reilly Close. The O’Reilly Close to Fifth Avenue connection will require the relocation of a diamond slow point on 5.6.4.5. Edgar Court Fifth Avenue to allow for a safe intersection. The structure plan includes the closure of the 5.6.4.3. Doig Place – East/West Street Edgar Court cul-de-sac. The cul-de-sac currently provides access to a single lot (multiple dwellings) The structure plan extends to the west to re-instate adjacent Davis Park and to the park itself. the connection with Caesar Street, creating a four- way intersection with Grosvenor Street. 5.6.4.6. Laneways A number of rear/internal street block laneways are anticipated to provide for access to the rear loaded parking and servicing areas. This treatment allows for access to the higher density built form whilst ensure appropriate Figure 18 – Streetscape Cross Section – East West streetscape interfaces are maintained and access Streets and safety considerations are met.
Figure 19 – Streetscape Cross Section – Conway Court
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5.6.5. Public Transport 5.6.6. Pedestrian Movements and The structure plan area is serviced by high Cycle Network frequency bus transit with three routes running The structure plan area is located in a locality which along South Street and 2 routes along Lefroy Road. lends itself to a high level of pedestrian movements The 998 and 999 circle routes connect the site to due to the proximity to schools, the Beaconsfield Fremantle CBD and Murdoch University, major Local Centre and public open space. The changes hospitals and Murdoch train station. The South to the internal road network provide for greater Street road reservation and widening has the legibility in the pedestrian movements through the capacity to provide for rapid transport such as bus site, allowing for greater connectivity to Davis Park rapid transport or light rail. open space and wider locality. The existing bus stops to the east adjacent the The establishment of a signalised intersection existing Beaconsfield Local Centre and to the west between the proposed road and South Street adjacent Bruce Lee Oval provide stops for the allows for a safe crossing point for pedestrians and westbound buses. The existing stop outside #204 cyclists across South Street and through the South Street will provide for eastbound buses. structure plan area. The existing westbound bus stop directly adjacent The introduction of the Public Access Way linking the structure plan area #187 South Street will be Doig Place to Lefroy Road further enhances the removed in consultation with the Public Transport pedestrian connectivity providing a safe and legible Authority as part of development of the South movement to the community services to the south. Street sub-precinct. The structure plan area ties into existing City of The existing bus stops eastbound along Lefroy Fremantle Bike Network infrastructure, including Street will be retained as part of the structure plan. on road bike paths on South Street and Shared Figure 20 – Pedestrian Movements Paths along Lefroy Road.
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• Manage catchment flooding. Maintain the 5.7. WATER MANAGEMENT 1 per cent annual exceedance probability A Local Water Management Plan has been (AEP) pre-development flood regime prepared by GHD (refer Appendix I) in respect to (flood level, peak flow rates and storage the management of water within the structure plan volumes) for catchments that do not have area. a published catchment plan. • Prevent building and critical infrastructure 5.7.1. Stormwater Management flooding. Protect people and property from flooding by constructing residential, Stormwater Management approach has been commercial and industrial building designed in accordance with the following key habitable floor levels with the following principles for flood protection (City of Fremantle minimum clearances above the 1 AEP and Department of Water and Environmental flood level: Regulation): o Road drainage system: 0.3 m o • Finished building levels are to be 300mm Terminal retention or detention above the 1% AEP level within the nearest areas with no overflow: 0.5 m o road reserve Major drainage system and waterways: 0.5 m • Residential areas must contain up to the 1% AEP event on site Further details pertaining to bioretention, • Road drainage should be deigned to soakwells, connections to the City’s stormwater accommodate the 5% AEP drainage system and road drainage infrastructure are to be determined though detailed design within The proposed stormwater strategy ensures all the UWMP. stormwater runoff from properties is retained on site, or in the instance of approved multi unit 5.7.2. Water Quality development where stormwater cannot be retained onsite, connected to the City’s stormwater drainage The management of water quality leaving the system. The strategy maintains pre-development structure plan area is considered a key design peak rates from the development area for the criterion. Management of water quality is to be critical 5% AEP event. undertaken via the following strategies: The following outlines the key strategies for local • All stormwater from frequent events is to water management: be treated prior to infiltration to groundwater. Small rainfall event (1 year ARI event) - Retain • Water quality treatment systems and and/or detain and treat stormwater runoff from WSUD infrastructure must be designed in constructed impervious surfaces generated by the accordance with the Stormwater first 16 mm of rainfall at source as much as management manual for Western practical (10mm for the education site). Australia (DoW 2004-2007). • • Lots to retain runoff on site via soakwells All media associated with the construction up to the 1% AEP event. of bioretention areas are to be in compliance with the latest version of • Road runoff contained, treated and Appendix C: Guideline for Filter media in infiltrated via suitable bioretention stormwater biofiltration systems contained elements. within the Adoption Guidelines for Minor rainfall events (5% AEP, 20 year ARI Stormwater Biofiltration Systems event) – serviceability, amenity and road safety. • (Payne et al. 2015) produced by the CRC Design stormwater management systems to for Water Sensitive Cities. provide serviceability, amenity and road safety • Manage contaminated sites in accordance during minor rainfall events. with the Contaminated Sites Act 2003 (WA). • As per small rainfall event. • All outflows from subsoils should receive • Flows exceeding bioretention capacity treatment prior to discharge to the conveyed via roads to existing drainage stormwater system. infrastructure.
Major events (1% AEP, 100 year ARI event) – flood protection.
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5.7.3. Water Efficiency 5.8.3. Sewer The incorporation of water efficiency measures into The existing sewer infrastructure within and the design of the structure plan and built form will immediately surrounding the structure plan area assist in reducing water use and wastewater has sufficient capacity to cater for the proposed generation. development within the structure plan. Waterwise development in accordance with the It is anticipated some upgrades on the downstream Building Code of Australia will be applied to convergence of the catchments will be required to buildings with households encouraged to reduce support the development. water consumption through: 5.8.4. Water • Use of water efficient appliances The existing water network will not be sufficient to • Use of rainwater tanks accommodate the level of development proposed • Incorporation of waterwise landscaping as part of the structure plan. Upgrades to the Public Open Space and streetscapes have been network will be required to ensure demand can be designed to minimise irrigation requirements. met. It is recommended that the upgrades are appropriately staged to reflect the actual demand 5.8. SERVICING AND and increased sustainability measures. It is noted that there is a DN610 distribution main INFRASTRUCTURE along Lefroy Road which will ensure any upgrades remain local. An Infrastructure and Engineering Servicing Report has been prepared by Pritchard Francis (refer 5.8.5. Gas Appendix E) in respect to the servicing of the structure plan area. Key outcomes of the report as ATCO Gas has confirmed the existing gas lines are discussed below: sufficient to cater for the redevelopment – servicing up to an additional 779 customers and a 5.8.1. Earthworks commercial load. It is noted that some relocation of gas mains may be required to ensure they are Earthworks will be required as part of the situated in the appropriate service corridor. development of the structure plan as part of the demolition and site preparation. The site will 5.8.6. Road Network require the demolition of existing structure and The development of the structure plan will require portions of road. Appropriate levels of compaction some minor road extensions and service and clean fill will be required ensure the realignments to provide for flexibility within the development levels tie into the existing road development. All new road construction is to be network and surrounding development. completed in accordance with City of Fremantle 5.8.2. Power requirements. Pritchard Francis has developed indicative road profiles to ensure the proposed The site area currently has forecasted capacity to extensions suitably tie into the existing road at least 2020, with the existing network providing network. high voltage distribution along South Street, Caesar Street, Lefroy Road and into O’Reilly It is recommended the kerbs and wearing course Close. The increased demand for the entire site of asphalt be replaced as part of the development has been estimated at 2.4MVA, thus ensuring the to ensure extended life and improved aesthetics. development can be serviced by the existing capacity. 5.8.7. Telecommunications Pritchard Francis have concluded that should The NBN infrastructure is currently available additional capacity be required a feasibility study surrounding the structure plan area. Augmentation from Western Power would be required at the and minor installation of NBN within the structure appropriate time to determine the need for an plan area (at subdivision stage) will be required to additional feeder. It is recommended this is service the full development of the structure plan. undertaken in conjunction with the undergrounding of the existing overhead network.
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5.9. SUSTAINABILITY The Department of Communities will work with the The Department of Communities is committed to City of Fremantle to implement an agreed providing high quality outcomes within the Davis sustainability framework at the subdivision and Park development, inclusive of incorporating the development stages that is in line with leading latest sustainability considerations including industry practice. natural environment, waste, energy, materials, water and social/community outcomes.
View of Davis Park from South Street
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6. STAGING AND IMPLEMENTATION The staging of the structure plan is primarily with subsequent stages following as the market influenced by the preferences and intentions of demand arises; landowners, the desire to introduce the South Street sub-precinct amenity early in the project, • Stage 2: Transition Sub-Precinct market drivers, interfaces and practical • Stage 3: Lefroy Sub-Precinct (Department considerations. of Communities owned land only) • Stage 4: Innovative Housing Precinct The anticipated staging is to start with the mixed- • Stage 5: South Street Sub-Precinct (north use development in the north eastern corner western corner) (adjacent the Beaconsfield Local Centre), • Stage 6: Lefroy Sub-Precinct (Privately Figure 21 – Indicative Staging Plan owned land)
APPENDICES
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APPENDICES DAVIS PARK PRECINCT STRUCTURE PLAN BEACONSFIELD PRECINCT
APPENDI A LAND O NERS IP
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LANDO NERS IP TABLE Lot No. Plan/Diagram Area Registered Proprietor 26 171 P6599 845 sqm State Housing Commission 27 173 P6599 704 sqm State Housing Commission 28 175 P6599 704 sqm State Housing Commission 29 177 P6599 704 sqm State Housing Commission 30 179 P6599 704 sqm State Housing Commission 31 181 P6599 704 sqm State Housing Commission 32 183 P6599 704 sqm State Housing Commission 33 185 P6599 704 sqm State Housing Commission 34 187 P6599 704 sqm State Housing Commission 1 189A S40570 328 sqm State Housing Commission 2 189B S40570 376 sqm Filipa Chaves Belo Carvalho; Baltazar Linares, De Freitas Carvalho 1 191 S43495 339 sqm State Housing Commission 2 191A S43495 366 sqm Bruce Scott, Gutherie 1903 193 P6599 704 sqm State Housing Commission 38 195 P6599 704 sqm State Housing Commission
39 197 S26528 703 sqm State Housing Commission 77 2 P14185 1000 sqm State Housing Commission 78 2 P14185 570 sqm State Housing Commission 43 4 P14185 3081 sqm State Housing Commission 42 6 S28707 3310 sqm State Housing Commission
41 8 S16847 3314 sqm State Housing Commission 40 1 D65092 4566 sqm State Housing Commission 45 1 D64357 2005 sqm State Housing Commission 51 5 D64357 2064 sqm State Housing Commission 52 13 D65092 582 sqm State Housing Commission 53 15 D65092 2045 sqm State Housing Commission 54 29 D59404 2002 sqm State Housing Commission 155 N/A D65092 97 sqm State of WA 1 8 S28328 354 sqm State Housing Commission 2 8 S28328 411 sqm State Housing Commission 3 8 S28328 383 sqm State Housing Commission
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Lot No. Plan/Diagram Area Registered Proprietor 4 8 S28328 298 sqm Gillian Campbell; State Housing Commission 5 8 S28328 344 sqm State Housing Commission 6 8 S28328 308 sqm State Housing Commission 7 8 S28328 283 sqm State Housing Commission 8 8 S28328 295 sqm Leslie Mary Augustson; State Housing Commission 9 8 S28328 323 sqm State Housing Commission 50 5 S28120 3325 sqm State Housing Commission 2801 N/A P187600 3960 sqm State of WA 63 17 D65092 1093 sqm State Housing Commission 62 16 D59404 461 sqm State Housing Commission 55 33 D59404 903 sqm State Housing Commission 156 N/A D59404 185 sqm State Housing Commission 2801 N/A P187600 940 sqm State Housing Commission
4111 11F P14185 284 sqm State Housing Commission 2836 11 P187600 780 sqm State of WA
2836 11 P187600 1229 sqm State of WA 56 35 S27920 4001 sqm State Housing Commission 1 1 S29720 471 sqm Steven Peter Ward (D’Allessandro) 127 1 P226118 1741 sqm State Housing Commission 47 10 S28569 5930 sqm State Housing Commission
15 10 S28569 214 sqm Diane Patricia Keene; State Housing Commission 55 N/A P14185 217 sqm State of WA 68 12 P14185 2291 sqm State Housing Commission 67 32 P14185 2645 sqm State Housing Commission 66 16 S28651 2556 sqm State Housing Commission 8 16 S28651 345 sqm Robert James Harvy 6 8 28651 2856 sqm State Housing Commission 69 24 P14185 3133 sqm State Housing Commission 1 90 D40539 3936 sqm State Housing Commission 4 92 D84506 4214 sqm State Housing Commission 1 94 S24679 169 sqm Boot, Kaitlyn Anne
2 94 S24679 169 sqm De San Miguel, Clive; De San Miguel, Vivienne 3 94 S24679 239 sqm Hunt, Karen Lesley
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Lot No. Plan/Diagram Area Registered Proprietor 4 94 S24679 236 sqm Stanic, Zeljko 5 94 S24679 236 sqm Toole, Malcolm Ross 6 94 S24679 239 sqm Raffaele, Lauren Elizabeth 7 94 S24679 181 sqm Carroll, Andrew David, Carroll, Liza Anne 8 94 S24679 181 sqm Humphries, Brendon Todd 9 94 S24679 91 sqm Bleus, Vaughan Nathan 10 94 S24679 91 sqm Fulton, Catherine Louise 11 94 S24679 108 sqm Jack, Catherine Elizabeth 12 94 S24679 107 sqm Keating, Bridget Teresa 13 94 S24679 106 sqm Greaves, Richard John, Greaves, Karen Peta 14 94 S24679 107 sqm Dunn, Emily Kathleen Vianna 15 94 S24679 90 sqm Ritchie, Claire 16 94 S24679 90 sqm Jennings, Isabella Sigrid
17 94 S24679 90 sqm Hodgson, Geoffrey Allan 18 94 S24679 90 sqm Whineray, Lily Emerald, State Housing Commission 19 94 S24679 107 sqm Delaney, Paula Jayne 20 94 S24679 106 sqm Kirk, Malcolm David 21 94 S24679 106 sqm Berry, Kimberly Stephen 22 94 S24679 107 sqm Lang, Adin John 23 94 S24679 90 sqm Whitecombe, Keren Lee
24 94 S24679 90 sqm Stokes-Gay, Yani Mahala
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APPENDI B PRE LOD EMENT CONSULTATION
URBIS DAVIS PARK STRUCTURE PLAN_MARCH 2021_FINAL PRE-LODGEMENT CONSULTATION
CONSULTATION SCHEDULE
The below outlines the key stakeholder consultation undertaken during the structure plan preparation process:
Date Attendees Summary
URBIS
Department of Communities Participation in the “Heart of Beaconsfield” community GMPM engagement Urbis City of Fremantle Officers Community groups / stakeholders 06.11.2018 City of Fremantle Officers Presentation of direction for Davis Department of Communities Park local structure plan to City of Fremantle officers GMPM Urbis 23.11.2018 City of Fremantle Officers Presentation of direction for Davis City of Fremantle Councillors Park local structure plan to City of Fremantle Councillors Department of Communities GMPM Urbis 04.04.2019 City of Fremantle Officers Run through of draft structure plan prior to lodgement Urbis GMPM PRITCHARD FRANCIS 13.02.2019 Brett Coombes – Water Under review from Waste Water Corporation Planner Land Servicing (Simon) revising the Water Reticulation Layout Plan 13.02.2019 Engineering Services – ATCO Email from Tony Trifunoski confirming network capacity without expansion (22.02) 20.02.2019 City of Fremantle Engineering Received Copy of Drainage Mapping (known not to be accurate) GHD - TRAFFIC 20.09.2018 Matt Raison GMPM, Tim Traffic signals and access to Greenhill Urbis, Brad Holden South Street not supported by PTA, Richard.Robinson PTA, Main Roads. Review impacts of 1 Date Attendees Summary
Raymond Reveley, Main Roads upgrading Caesar Street/South WA, Asunta Dinardo Main Roads Street and Fifth Ave/South Street WA intersection i.e left turn from side roads to be under give way control, for further discussion with Main Roads. 11.12.2018 Justin McKirdy Main Roads WA, Discussed potential downgrading Asunta Dinardo Main Roads WA, of the Caesar Street intersection Matt Raison GMPM, Steve which has been subsequently McDermott GHD, Tim Greenhill, discussed further with the City of Urbis Fremantle and have incorporated into the structure plan design. Main Roads suggested upgrading the signalised link from South Street to provide further benefit to the surrounding area. Caesar to intersect with new road. Further traffic analysis required to consider impacts of traffic signals. to support the structure plan documentation. Concept plan for South Street to be prepared. The project team to lodge the LSP and will be in contact again after lodgement to continue the discussion.
2 PRECINCT
APPENDI C ENVIRONMENTAL ASSESSMENT REPORT
URBIS ENVIRONMENTAL ASSESSMENT REPORT DAVIS PARK STRUCTURE PLAN_MARCH 2021_FINAL
Department Of Communities - Housing Environmental Assessment for Davis Park
March 2019
Executive summary
The Department of Communities – Housing (Housing) has assembled a project team, with Urbis being the lead town planning consultant, to prepare for the lodgement and approval of the Davis Park Local Structure Plan (DPLSP). The aim of the DLSP is to guide the future development of the Davis Park (DP). The DP is located along major arterial roads and within 3 km of Fremantle CBD and 20 km of Perth CBD. GHD Pty Ltd (GHD) was commissioned by Housing to provide an environmental assessment report (EAR) (current document) for the DP. The EAR includes a desktop and vegetation assessment of the project area to identify environmental constraints and native vegetation on site. This information will be used to assist in the design process. It is GHD’s understanding that this EAR will be included in the DPLSP report.
This report is subject to, and must be read in conjunction with, the limitations set out in section 1.6 and the assumptions and qualifications contained throughout the Report.
Key findings
Desktop assessment
The project area is located on the Spearwood Dunes landform system and consists of brown and yellow sands of varying depths over limestone. The project area slopes in an east to west direction towards Bruce Lee Reserve. No Local Water Management Strategies or Stormwater drainage studies were available for the study area.
Broad scale pre-European vegetation mapping revealed one vegetation association within the project area: Jarrah, marri and wandoo Eucalyptus marginata, Corymbia calophylla, E. wandoo (association 998). Regional vegetation mapping by Webb et al (2016) and Heddle et al. (1980) identified the Cottesloe complex – central and south within the project area. A search of the Department of the Environment and Energy (DEE) Protected Matters Search Tool (PMST) identified one Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act)-listed Threatened Ecological Community (TEC) potentially occurring within the study area; Banksia Woodland of the Swan Coastal Plain ecological community. Desktop searches of the PMST database and NatureMap database identified the presence/potential presence of 17 conservation significant flora taxa and 41 conservation significant fauna species within the study area. The Department of Water and Environmental Regulation (DWER) contaminated sites database identified numerous contaminated sites within the study area. The closest site was approximately 200 m west of the project area along Lefroy Road. It was categorised as ‘Remediated for restricted use’
Site visit
The vegetation within the project area bears no resemblance to vegetation association 998, the Cottesloe complex - central and south or the TEC identified in the desktop search. No conservation significant flora were recorded during the site visit and it is considered highly unlikely that any would be present within the project area due to extensive clearing and site modification Of the significant fauna identified from the desktop searches three are considered likely to occur within the project area; Red-tailed Black Cockatoo (Calyptorhynchus banksii) listed as Vulnerable under the EPBC Act , Carnaby’s Cockatoo (C. latirostris) listed as Endangered
GHD | Report for Department Of Communities - Housing - Environmental Assessment for Davis Park, 6137324 | i under the EPBC Act and Perth Slider (Lerista lineata) listed as Priority 3 by the Department of Biodiversity, Conservation and Attractions (DBCA) . No significant fauna were observed, or in the case of Black Cockatoos heard during the site visit. Additionally no evidence of foraging from Black Cockatoos was observed. The Perth Slider is currently being assessed under the EPBC Act by the Threatened Species Scientific Committee (TSSC) and may be listed as Endangered/ Vulnerable under the EPBC Act in the future. If the Perth Slider is listed under the EPBC Act further survey effort for its presence within the project area may be required. One potentially significant cockatoo tree (River Gum, *Eucalyptus camaldulensis) was recorded near the corner of Caesar Street and South Street
Conclusions
Native vegetation within the project area consisted of isolated Peppermint (Agonis flexuosa) and Marri (Corymbia calophylla) trees. A clearing permit may be required before this vegetation is removed.
If the Perth Slider is listed under the EPBC Act further survey effort for its presence within the project area may be required. Retention of a River Gum tree near South Street is recommended as it may provide future night roosting for Black Cockatoos. No Local Water Management Strategies or storm water studies have been completed for the project area, development of the site may require hydrology modelling
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Table of contents
1. Introduction...... 1 1.1 Project background ...... 1 1.2 Purpose of the report ...... 1 1.3 Project location ...... 1 1.4 Scope of works ...... 1 1.5 Relevant legislation, conservation codes and background information ...... 2 1.6 Limitations and assumptions ...... 2
2. Methodology ...... 3 2.1 Desktop assessment...... 3 2.2 Site visit ...... 3
3. Desktop assessment ...... 4 3.1 Climate ...... 4 3.2 Regional biogeography ...... 4 3.3 Topography, landform and soils ...... 5 3.4 Hydrology ...... 5 3.5 Contaminated sites ...... 5 3.6 Vegetation and flora ...... 6 3.7 Fauna ...... 7
4. Site visit ...... 8 4.1 Vegetation and flora ...... 8 4.2 Conservation significant fauna ...... 8
5. Adjacent land uses and considerations ...... 10 6. Potential environmental impacts and management ...... 11
7. References ...... 12
Table index
Table 1 Department of Water and Environmental Regulation hydrology queries for the project area ...... 5
Table 2 Extent of vegetation association mapped with the project area (GoWA 2018b) ...... 6
Table 3 Extent of vegetation complex mapped within the project area on the SCP (GoWA 2018c) ...... 6 Table 4 Extent of vegetation complex mapped within the project area within in City of Fremantle (GoWA 2018c) ...... 6
Table 5 Identified potential environmental impacts and management ...... 11 Appendices
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Appendix A – Figures
Appendix B – Relevant legislation, conservation codes and background information Appendix C – Database searches
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1. Introduction
1.1 Project background
The Department of Communities (Housing) has assembled a project team to assist with the preparation and lodgement of the Davis Park Local Structure Plan (DPLSP). The aim of the DPLSP is to guide the future development of Davis Park (DP), located within 3 kilometres (km) of Fremantle Central Business District (CBD) and 20 km of Perth CBD. Preliminary concept work has been completed to provide information regarding potential yields and massing for DP. This work has indicated that the precinct may be able to yield up to approximately 1,000 dwellings with buildings ranging from 2-6 storeys.
1.2 Purpose of the report
GHD Pty Ltd (GHD) was commissioned by Housing to provide an Environmental Assessment Report (EAR) for DP. The EAR will be used to assist in the design process and be included in the DPLSP report.
1.3 Project location
1.3.1 Project area
The project area includes Housing owned land which is bounded by South Street to the north, Fifth Avenue to the east, Caesar Street to the west and Lefroy Street to the south, and covers 10.5 hectares (ha) (Appendix A, Figure 1).
1.3.2 Study area
A study area was defined for the desktop based searches of the assessment and includes a 5 km buffer of the project area.
1.4 Scope of works
The scope of works was to undertake an environmental assessment of the project area. The following actions were completed to fulfil the scope: A desktop assessment of the project area was completed to identify environmental aspects which may be in or near the project area
A site visit of the project area was undertaken to verify the results of the desktop biological assessment. The site visit involved visual inspection of native vegetation and significant cockatoo trees (native and exotic) to confirm their presence (or otherwise) within the project area
Preparation of an EAR (this document) to:
– Document the results of the desktop assessment and existing environment – Summarise the site visit findings – Identify adjacent land uses and any considerations for the project area – Identify potential environmental impacts and management measure for the project area.
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1.5 Relevant legislation, conservation codes and background information
In Western Australia (WA) significant communities and flora are protected under both Federal and State Government legislation. In addition, regulatory bodies also provide a range of guidance and information on expected standards and protocols for environmental surveys. An overview of key legislation and guidelines, conservation codes and background information relevant to this project are provided in Appendix B.
1.6 Limitations and assumptions
This report has been prepared by GHD for Department Of Communities - Housing and may only be used and relied on by Department Of Communities - Housing for the purpose agreed between GHD and the Department Of Communities - Housing as set out in section 1.2 of this report.
GHD otherwise disclaims responsibility to any person other than Department Of Communities - Housing arising in connection with this report. GHD also excludes implied warranties and conditions, to the extent legally permissible.
The services undertaken by GHD in connection with preparing this report were limited to those specifically detailed in the report and are subject to the scope limitations set out in the report. The opinions, conclusions and any recommendations in this report are based on conditions encountered and information reviewed at the date of preparation of the report. GHD has no responsibility or obligation to update this report to account for events or changes occurring subsequent to the date that the report was prepared.
The opinions, conclusions and any recommendations in this report are based on assumptions made by GHD described in this report. GHD disclaims liability arising from any of the assumptions being incorrect.
GHD has prepared this report on the basis of information provided by Department Of Communities - Housing and others who provided information to GHD (including Government authorities), which GHD has not independently verified or checked beyond the agreed scope of work. GHD does not accept liability in connection with such unverified information, including errors and omissions in the report which were caused by errors or omissions in that information. Investigations undertaken in respect of this report are constrained by the particular site conditions, such as the location of buildings, services and vegetation. As a result, not all relevant site features and conditions may have been identified in this report. Site conditions (including the presence of hazardous substances and/or site contamination) may change after the date of this Report. GHD does not accept responsibility arising from, or in connection with, any change to the site conditions. GHD is also not responsible for updating this report if the site conditions change.
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2. Methodology
2.1 Desktop assessment
A desktop assessment was undertaken to identify relevant environmental information pertaining to the project area. The assessment included viewing GIS spatial files available from Government of Western Australia (GoWA 2018a) and reviewing publicly available databases. The desktop assessment involved a review of: Soil landscape mapping to identify topography, soils and landforms information relevant to the project area (DAFWA 2007) Hydrology aspects including groundwater and surface water values present within the project area (GoWA 2018a)
The Department of Water and Environmental Regulation (DWER) Contaminated Sites Database for known contaminated sites within the project area (DWER 2018)
The Department of the Environment and Energy (DEE) Protected Matters Search Tool (PMST) to identify communities and species listed under the Environment Protection and Biodiversity Conservation Act 1999 (EPBC Act) potentially occurring within the study area (DEE 2018) (Appendix C) The Department of Biodiversity, Conservation and Attractions (DBCA) NatureMap database for flora and fauna species previously recorded within the study area (DBCA 2007–) (Appendix C)
2.2 Site visit
GHD ecologist Angela Benkovic conducted a site visit of the project area on 26 June 2018. The site visit was undertaken to verify the results of the desktop biological assessment and visually inspect the native vegetation and trees within the project area. An assessment of the potential presence of significant cockatoo trees within the project area was also completed during the site visit. For the purpose of this assessment, the Department of Sustainability, Environment, Water, Populations, and Communities (DSEWPaC) (2012) Black Cockatoo referral guidelines were used to define breeding, foraging and night roosting habitat. Tree survey data, created by McMullen Nolan Group Pty Ltd and supplied by Urbis was used to assist in locating trees within the project area.
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3. Desktop assessment
3.1 Climate
The project area is located in the South Western Province of Western Australia (WA) and experiences a temperate climate with distinctly dry, hot summers and cool, wet winters. The Bureau of Meteorology (BoM) Jandakot Aero station (site number 009172) is the nearest weather station to the project area with continuous long-term data (11.7 km from the project area). Climatic data from this site indicates the mean maximum temperature of the area ranges from 17.9 °C in July to 31.6 °C in February and the mean minimum temperature ranges from 6.8 °C in July to 17.1 °C in February. The mean annual rainfall is 823.7 mm with an average of 109 rain days per year (BoM 2018). Climate statistics for the region are summarised in Plate 1
Rainfall
Rainfall 2018 35 200 Max. temperature 180 30 Min. temperature 160 25 140 C) ° 120 20 100 15 80 Rainfall (mm) Rainfall
Temperature ( Temperature 10 60 40 5 20 0 0
Plate 1 Mean climate statistics for Jandakot Aero (BoM 2018)
3.2 Regional biogeography
The project area is situated in the Southwest Botanical Province of WA (Beard 1990) within the Swan Coastal Plain (SCP) (SWA) bioregion and the Perth (SWA2) subregion as described by the Interim Biogeographic Region of WA (IBRA). The SCP bioregion is a low lying coastal plain, mainly covered with woodlands. The Perth subregion is composed of colluvial and aeolian sands, alluvial river flats and costal limestone. Heath and/or Tuart woodlands occur on limestone, Banksia and Jarrah-Banksia woodlands on Quaternary marine dunes of various ages and Marri on colluvial and alluvial soils. The subregion also includes a complex series of seasonal wetlands (Mitchell et al. 2002).
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3.3 Topography, landform and soils
At its highest point the project area is 26 m above sea level (corner of Lefroy Road and Fifth Avenue). The project area then gradually slopes west towards Bruce Lee Reserve at 12 m above sea level (GoWA 2018a). Soil-landscape mapping of the South West of WA indicates that the project area is located on the Spearwood Dunes landform. The Spearwood Dunes consist of mainly brown and yellow sands of varying depths over limestone (Tamala Limestone). The DAFWA (2007) soil mapping indicates there is one soil type within the project area; EnvGeol S7 Phase (211Sp_S7). This unit is described as pale and olive yellow sand, medium to coarse-grained, sub-angular to sub- rounded quartz, trace of feldspar, moderately sorted, and of residual origin.
3.4 Hydrology
A search of the DWER Hydrology aspects for the project area is provided in Table 1. The project area is located within the Perth Groundwater area and City of Fremantle South subarea, which are proclaimed under the Rights in Water and Irrigation Act 1914 (RIWI Act).
No Local Water Management Strategies or Stormwater drainage studies were available for the project area. Table 1 Department of Water and Environmental Regulation hydrology queries for the project area
Aspect Details Result Groundwater area Groundwater areas proclaimed under the RIWI Perth groundwater Act. area Groundwater Groundwater subareas proclaimed under the City of Fremantle subareas RIWI Act. South subarea Surface water areas Surface water areas proclaimed under the None present RIWI Act. Irrigation district Irrigation Districts proclaimed under the RIWI None present Act. Rivers Rivers proclaimed under the RIWI Act. None present Public Drinking PDWSAs is a collective term used for the None present Water Source Areas description of Water Reserves, Catchment (PDWSA) Areas and Underground Pollution Control Areas declared (gazetted) under the provisions of the Metropolitan Water Supply, Sewage and Drainage Act 1909 or the Country Area Water Supply Act 1947. Waterway Areas proclaimed under the Waterway None present Management Areas Conservation Act 1976.
3.5 Contaminated sites
A review of the Contaminated Sites Database on 26 July 2018 indicated the project area is not known to be contaminated. Numerous contaminated sites were identified within the study area, with 39 of these occurring less than 1 km from the project area. These were all categorised as ‘Remediated for restricted use’. The closest site consists of 33 land parcels approximately 200 m west of the project area along Lefroy Road. This site is a former landfill site, and was listed due to the presence of asbestos and hydrocarbons in the soil. Groundwater investigations, carried out between 2005 and 2007 identified the presence of chloride and boron at concentrations exceeding Long Term Irrigation criteria levels, but below Australian Drinking Water Guidance levels.
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3.6 Vegetation and flora
3.6.1 Broad vegetation mapping and extents
Broad scale (1:250,000) pre-European vegetation mapping of the Perth area has been completed by Beard (1979) at an association level. The mapping indicates that one vegetation association occurs within the project area, Medium woodland; tuart [Eucalyptus gomphocephala] (association 998) Regional vegetation has been mapped by Webb et al. (2016) and Heddle et al. (1980) based on major geomorphic units on the SCP. This mapping indicates one complex is present within the project area, the Cottesloe complex – central and south. This complex is described as a mosaic of woodland of Eucalyptus gomphocephala and open forest of E. gomphocephala – E. marginata – Corymbia calophylla; closed heath on the limestone outcrops.
The pre-European mapping has been adapted and digitised by Shepherd et al. (2002). The extent of the vegetation association has been determined by the state-wide vegetation remaining extent calculations maintained by the DBCA (latest update December 2017 – GoWA 2018b). As shown in Table 2, the current extent of vegetation association 998 is greater than 36% of its pre-European extent at the State, IBRA bioregion and IBRA subregion levels. However, there is only 1.11% remaining of association 998 at the Local Government Area level. GoWA (2018a) has assessed the vegetation complex mapped by Webb et al (2016) and Heddle et al. (1980) against presumed pre-European extents within the SCP IBRA bioregion (Table 3) and the City of Fremantle (Table 4). The Cottesloe complex – central and south has greater than 32% of its pre-European extent remaining within the SCP IBRA bioregion and 1.60% remaining in the City of Fremantle. Table 2 Extent of vegetation association mapped with the project area (GoWA 2018b)
Vegetation Scale Pre- Current Remaining % Current association European extent (ha) (%) extent in all extent (ha) DBCA managed lands 998 State: WA 51,015.33 18,413.03 36.09 48.58 IBRA bioregion: SCP (SWA) 50,867.50 18,411.73 36.20 48.58 IBRA sub-region: Perth (SWA2) 50,867.50 18,411.73 36.20 48.58 LGA: City of Fremantle 1,147.71 12.71 1.11 0.00 Table 3 Extent of vegetation complex mapped within the project area on the SCP (GoWA 2018c)
Vegetation complex Pre-European Current % of pre- % of pre-European extent (ha) extent (ha) European extent extent with formal remaining protection Cottesloe complex – 45,299.61 14,571.43 32.17 8.79 central and south Table 4 Extent of vegetation complex mapped within the project area within in City of Fremantle (GoWA 2018c)
Vegetation complex Pre-European Current % of pre- Proportion of the extent (ha) extent (ha) European extent vegetation remaining complex within the LGA % Cottesloe complex – 1,713.22 27.36 1.60 3.78 central and south
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3.6.2 Conservation significant ecological communities
A search of the EPBC Act PMST identified one EPBC Act-listed Threatened Ecological Community (TEC) potentially occurring within the study area. This community was the Banksia Woodland of the Swan Coastal Plain ecological community. This community is a woodland associated with the SCP of southwest WA. A key diagnostic feature is a prominent tree layer of Banksia, with scattered Eucalyptus and other tree species often present among or emerging above the Banksia canopy. The understorey is a species rich mix of sclerophyllous shrubs, graminoids and forbs. The ecological community is characterised by a high endemism and considerable localised variation in species composition across its range.
3.6.3 Flora diversity
The NatureMap database search identified 419 plant taxa, representing 85 families that have previously been recorded within the study area. This total comprises 262 native flora taxa and 157 introduced flora taxa. Dominant families recorded within the study area include Fabaceae (47 taxa), Asteraceae (32 taxa) and Myrtaceae (29 taxa).
3.6.4 Conservation significant flora
Desktop searches of the EPBC Act PMST database and NatureMap database identified the presence/potential presence of 17 conservation significant flora taxa within the study area. The desktop searches recorded: Seven taxa listed under the EPBC Act and/or as Threatened under the Biodiversity Conservation Act 2016 (BC Act)
Two Priority 2 taxa
Six Priority 3 taxa
Two Priority 4 taxa.
3.7 Fauna
3.7.1 Fauna diversity
The NatureMap database search identified 525 fauna species previously recorded within the study area. This total included 202 birds, 47 reptiles, 25 mammals and seven amphibians. The remainder of species are marine fish and invertebrates.
3.7.2 Conservation significant fauna
The EPBC Act PMST and NatureMap database identified the presence, or potential presence of 18 conservation significant fauna species within the study area. This total excludes marine or migratory/marine as no marine habitat was present within the project area.
Eight taxa listed under the EPBC Act and/or as Threatened under the BC Act
Three Priority 3 taxa
Five Priority 4 taxa.
Two Other Specially Protected.
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4. Site visit
4.1 Vegetation and flora
The project area supports residential housing and urban development in the form of parks. To accommodate this infrastructure the native vegetation within the project area has historically been removed. The vegetation that remains within the project area comprises of exotic residential gardens, planted street trees and occasional, isolated stands of Peppermint (Agonis flexuosa) and immature Marri (Corymbia calophylla) trees (Appendix A, Figure 2)
The vegetation within the project area bears no resemblance to vegetation association 998, Cottesloe complex – central and south, or the Banksia Woodland of the SCP TEC identified in the desktop search.
No conservation significant flora were recorded during the site visit and it is considered highly unlikely that any would be present within the project area due to extensive clearing and site modification.
4.2 Conservation significant fauna
The project area supports limited fauna habitat. No conservation significant fauna were recorded during the site visit. Of the conservation significant fauna identified from the desktop searches, three species are considered likely to occur within the project area: Forest Red-tailed Black Cockatoo (Calyptorhynchus banksii naso) – listed as Vulnerable under the EPBC Act and BC Act Carnaby’s Cockatoo (Calyptorhynchus latirostris) – listed as Endangered under the EPBC Act and BC Act Perth Slider (Lerista lineata) listed as Priority 3 by DBCA.
Black Cockatoos
The project area occurs within the modelled distribution of the Forest Red-tailed Black Cockatoo and Carnaby’s Cockatoo (DSEWPaC 2012). During the site visit, no black cockatoo species were observed. Additionally no evidence of black cockatoo foraging was observed or recorded.
Potential breeding habitat
No breeding activity was recorded during the site visit. One significant breeding tree (River Gum, Eucalyptus camaldulensis) was recorded near the corner of Caesar Street and South Street (Appendix A, Figure 2). The tree was planted, had a diameter at breast height (DBH) of greater than 500 mm and at least one large hollow, that at the time of the site visit was being used by Rainbow Lorikeets (Trichoglossus moluccanus) (Plate 2).
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Plate 2 River Gum tree hollow in the project area
Roosting habitat
No evidence of roosting by black cockatoos was identified within the project area during the site visit. A roost is an area or site with a roost tree or a number of roost trees where black cockatoos congregate at dusk to rest overnight. Forest Red-tailed Black Cockatoos and Carnaby’s Cockatoos are known to night roost in introduced Eucalypts if they are near water and other food sources. There are a number of food sources within the project area, as well as artificial water sources around the residential area. Once this hollow is vacated it may potentially be used by Red-tailed Black Cockatoos and/ or Carnaby’s Cockatoo’s for night roosting.
Foraging habitat
Food sources within the study area included Tuarts (Eucalyptus gomphocephala), Jarrah (E. marginata), Marri (Corymbia calophylla), Banksia spp., Bottlebrush (*Callistemon spp), Illyarrie (*E. erythrocorys) and Cape Lilac (*Melia azedarach) (DSEWPaC 2012).
Perth Slider
The Perth Slider occurs south of the river in sandy soils and is known to inhabit residential gardens (G. Gaikhorst GHD zoologist pers. comm. August 2018). The Perth Slider is currently being assessed under the EPBC Act by the Threatened Species Scientific Committee (TSSC) and may be listed as Endangered/Vulnerable under the EPBC Act in the future. A decision by the TSSC was expected by 30 September 2018, however the decision has been deferred until 30 September 2019 .
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5. Adjacent land uses and considerations
The project area is surrounded by residential and commercial (small business) areas. Located west of the project area is an old TAFE site and Bruce Lee Oval. The TAFE site is no longer in use whilst Bruce Lee Oval is a large open park that is used for sports and recreation. South west of the project area is South Fremantle Senior High School and Lefroy Road Childcare Centre. Adjacent (west) to the childcare centre is an old landfill site that is currently vacant land.
The landfill site is littered with construction waste and overgrown with invasive weeds, such as; Castor Oil Plant (*Ricinus communis) and Brazilian Peppertree (*Schinus terebinthifolius) (Plate 3). West of the landfill area is the known contaminated site identified in the desktop assessment (see section 3.5). The search report indicates the site contains 33 parcels of land that were historically used as a landfill site for inert demolition and construction waste. Due to landfill gases, building construction guidelines are in place to manage the risks associated with the landfill gas. The site was classified as ‘Remediated for restricted use’ on 4 July 2016.
Topographically, the land parcels (known contaminated site) and the landfill site drain into storm water sumps located within the TAFE site, located at the corner of Caesar St and Lefroy Rd. The water sumps should be given considerations during design, development and construction of the DP due to surface water drainage from these areas. Groundwater investigations should be also be considered to determine if contaminates, such as chloride and boron, are at acceptable levels within the groundwater of the project area. Two stormwater sumps located along Lefroy Road occur within the TAFE site. These sumps were approximately 7 m below street level, overgrown with weeds and contained dumped household items (Plate 4). These areas may require inspection prior to development to determine presence or otherwise of potential contaminants.
Plate 3 Lefroy Road old landfill site
Plate 4 Stormwater sumps within the TAFE site
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6. Potential environmental impacts and management
Table 5 summarises the identified potential environmental aspects for the project area, associated impacts and the recommended management approach for each aspect. Table 5 Identified potential environmental impacts and management
Aspect Description and impacts Management Hydrology The project area is within the If required for the project, proclaimed Perth Groundwater groundwater abstraction and/or Area. bore/well construction/alteration No Local Water Management will require a licence from Strategy is available for the project DWER. area. Development of a Local Water Removal of vegetation and/or site Management Strategy. development may result changes to Appropriate drainage design. surface water flows and drainage across the project area. Native vegetation Native vegetation within the project Native vegetation clearing area consisted of isolated permit application. Peppermint (Agonis flexuosa) and Marri (Corymbia calophylla) trees. Conservation One potential breeding tree occurs Consideration for retaining the significant fauna within the project area; it includes a River Gum. planted River Gum with one hollow suitable for black cockatoos.
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7. References
Beard, JS 1990, Plant Life of Western Australia, Perth, Australia, Kangaroo Press Beard, JS 1979, Vegetation Survey of Western Australia: the Vegetation of the Perth Area Western Australia, map and explanatory memoir 1:250,000 series, Applecross, Vegmap Publications. Bureau of Meteorology (BoM) 2018, Climate Data Online, retrieved June 2018, from http://www.bom.gov.au/climate/data/. Department of Agriculture and Food WA (DAFWA) 2007, Soil-landscape mapping in South-WA, Perth, Department of Agriculture and Food. Department of Biodiversity, Conservation and Attractions (DBCA) 2007–, NatureMap: Mapping Western Australia's Biodiversity, retrieved June 2018, from http://naturemap.dpaw.wa.gov.au/default.aspx/. Department of the Environment and Energy (DEE) 2018, Environmental Protection and Biodiversity Conservation Act 1999 Protected Matters Search Tool Results, retrieved June 2018, from http://www.environment.gov.au/epbc/pmst/index.html.
Department of Sustainability, Environment, Water, Population and Communities (DSEWPaC) 2012, EPBC Act referral guidelines for three threatened black cockatoo species, Canberra, Australia, Department of Sustainability, Environment, Water, Population and Communities. Department of Water and Environmental Regulation (DWER) 2018, Contaminated Sites Database, retrieved June 2018, from https://secure.dec.wa.gov.au/idelve/css/.
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