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PS Ref: 6151 24 September 2019 Chief Executive

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PS Ref: 6151 24 September 2019 Chief Executive PS Ref: 6151 24 September 2019 Chief Executive Officer City of Bunbury 4 Stephen Street Bunbury WA 6230 Attention: Planning Services PO 6850 Square Cloisters 2709 GPO Box (08) 9227 7970 WA Perth Tce, 251 St Georges 1, Level Dear Sir, PROPOSED LOCAL DEVELOPMENT PLAN LOTS 1, 13, 18, 19 (15) HOLYWELL STREET, LOT 213 (21) HOLYWELL STREET AND LOT 20 (30) & 180 (180) JARVIS STREET, SOUTH BUNBURY Planning Solutions acts on behalf of Croft Developments Pty Ltd in support of a proposed Local Development Plan (LDP) for Lots 1, 13, 18, 19 (15) Holywell Street, Lot 213 (21) Holywell Street Planning Solutions (Aust) Pty Ltd 184 184 ABN 23 143 573 143 573 ACN www.planningsolutions.com.au [email protected] and Lot 20 (30) & Lot 180 (180) Jarvis Street, South Bunbury, excepting those portions of Lots 19 and 213 on the western side of the Five Mile Brook drain (subject site). This application is made in accordance with Part 6 of Schedule 2 (Deemed Provisions) of the Planning and Development (Local Planning Schemes) Regulations 2015. This application was originally lodged with the City on 27 August 2019. Following feedback from the City’s officers, the LDP has been amended. This submission incorporates the justification provided in the original application, modified to reflect the amendments made to the LDP. The following information sets out the background, details of the site, a description of the proposed LDP and a brief description of the proposed LDP and associated provisions. 1 BACKGROUND The subject site is located within the municipality of the City. On 30 May 2019, Planning Solutions and a representative from Croft Developments met with senior City officers to discuss the proposed development of a residential aged care facility on the subject site. There was general discussion around the planning process, noting the land is contained in a special control area (SCA) which requires a structure plan and/or an LDP to be prepared prior to any development. It was agreed that the preparation of a structure plan would not be required, with an LDP identifying the general location for vehicle access and building orientation deemed as sufficient to guide development of the subject site. Page | 1 2 SITE DETAILS 2.1 Legal description The subject site comprises six separate land parcels. Refer to Table 1 below for the lot details and a description of the subject site. Table 1 – Lot details Lot Plan / Diagram Volume Folio Registered Proprietor Area (m2) 1 Diagram 789 320 12A 4,042.8 13 Diagram 30202 1288 703 Signature Care Land Holdings 1,867.9 18 Diagram 51383 1454 256 Pty Ltd 1,011.5 19 Diagram 66716 1696 877 11,201.8 20 Diagram 66716 1696 878 Giovannina Di Marco 3,957.4 180 Deposited Plan 302772 Clive Stewart Melville 2,186.3 2224 983 Matias (WA) Pty Ltd 213 Plan 643 Sion (WA) Pty Ltd 7,263.7 Total area (approximately) 31,531.4 On 16 October 2018 the Western Australian Planning Commission (WAPC) granted approval to subdivide Lot 213 into four survey-strata lots. Condition 3 and advice note 1 of the approval required a 5m wide drainage easement on the eastern section adjoining the Five Mile Brook open drain to allow uninhibited access for maintenance of the drain. The subdivision approval has been implemented, and a deposited plan has been lodged with the WAPC for approval. On 12 August 2019, an application was made with the WAPC to subdivide the subject site (excluding Lot 20) by amalgamating the land. At the time of making this application, the WAPC had not made a determination on the application. 2.2 Site context The subject site is located approximately 2km south west of the Bunbury city centre, in the municipality of the City of Bunbury (City), and the suburb of South Bunbury. The subject site is located approximately 200m east from the coast and Ocean Drive and approximately 200m west of the Big Swamp reserve. The subject site is bounded by Hayward Street to the north, Jarvis Street to the east, Holywell Street to the west and a drainage reservation to the south. Existing residential dwellings also adjoin the subject site to the north west, north east and south east. The wider locality north and south of the subject site is characterised by low density residential development and various short stay accommodation uses. The subject site is in proximity to the following uses/activities: • Residential properties across ‘Five Mile Brook’ to the south and across Hayward Street to the north of the subject site. • The Catholic Homes Inc Residential Care Ocean Star Village, located 1km south west of the subject site. • The Bunbury Seaview Apartments, approximately 300m south west of the subject site. Page | 2 • The Bunbury Wildlife Park, approximately 200m south east of the subject site. • The Indian Ocean Vista hotel, approximately 200m north west of the subject site. • Site of the vacant Punchbowl caravan park to the west of the subject site. 2.3 Land use and topography The subject site is currently vacant and undeveloped. In terms of topography much of the site is generally flat, but with depressions in the southeastern corner of the subject site and a 4m high mound in the southwestern corner of the subject site. Refer Figure 1 – Aerial Photograph Residential site Figure 1 – Aerial Photograph (source: City of Bunbury Intramaps) 3 PROPOSAL This application seeks approval for an LDP which applies site and development standards for development on the subject site. The proposed LDP does not seek any exemptions from the requirement to obtain development approval. The proposed LDP designates three precincts which are described as follows: • ‘Residential Aged Care Site’, comprising the western portion of the subject site. • ‘Drainage’, comprising a 5m wide strip of land along the western frontage to Five Mile Brook. • ‘Residential Site’, comprising Lot 20 Jarvis Street. The Residential Site will be subject to a separate and future LDP. The LDP sets out a number of provisions to address vehicular access, setbacks, various interface considerations, drainage management requirements and access along / the widening of ‘Five Mile Brook’. Page | 3 The LDP also provides indicative building envelopes and indicative vehicle access locations, to depict possible configurations for development consistent with the LDP. Refer Appendix 1 for a copy of the LDP. 4 TOWN PLANNING CONSIDERATIONS 4.1 State Planning Strategy 2050 The State Planning Strategy 2050 is an integral part of the Western Australian planning system designed to inform planning policies and decisions throughout the State. Its vision is that by 2050, Western Australia will have a diverse range of interconnected and vibrant local communities and regional centres, with living standards continuing to be amongst the highest in the world. It promotes a ‘can do’ attitude. Relevantly to this proposal, the State Planning Strategy 2050’s principle for infrastructure provides: All levels of government have a role to play in the coordinated delivery of the ‘hard’ elements of community infrastructure, including schools, hospitals, civic centres, aged care facilities and public open spaces, as well as the ‘soft’ elements of community infrastructure, which include social services, community building, and culture and arts programs. [emphasis added] In considering social infrastructure, the State Planning Strategy 2050 also states: Ensuring people who are ageing can remain in their long-term communities through the provision of aged care retirement housing options and land tenure arrangements will ease the stress on the State’s service delivery programs. In considering the vision and principles of the State Planning Strategy 2050 in the context of this LDP, the need to provide aged care facilities is apparent, as is the role of government in supporting planning proposals that increase availability to aged care facilities. 4.2 Greater Bunbury Region Scheme The subject site is zoned Urban under the Greater Bunbury Region Scheme. The proposed LDP is consistent with the Urban zone. 4.3 State Planning Policy 7.0 – Design of the Built Environment State Planning Policy 7.0 – Design of the Built Environment (SPP7) became operational on 24 May 2019. It is the lead policy that elevates the importance of design quality, and sets out the principles, processes and considerations which apply to the design of the built environment in Western Australia, across all levels of planning and development. SPP7 establishes a set of ten ‘design principles’, providing a consistent framework to guide the design, review and decision-making process for planning proposals. An assessment of the proposed LDP against the Design Principles is provided in Table 2 overleaf. Page | 4 Table 2: SPP7 Design Principles Statement SPP7 DESIGN PRINCIPLE DESIGN RESPONSE 1. Context and character The LDP provides a framework for the development of an Good design responds to and enhances the distinctive underutilised site, filling in a hole in the existing urban characteristics of a local area, contributing to a sense of framework. It does so in a way which responds to the place. character of the area, in particular the development of a residential precinct (subject to a separate LDP) fronting Jarvis Street providing a similar form of development to the development adjoining the northern lot boundary. It also respects and relates to the Five Mile Brook and provides additional land for the purpose of access to the Brook. 2. Landscape quality The proposed LDP provides for a feature entry to Hayward Good design recognises that together landscape and Street from the residential aged care site, along frontages to buildings operate as an integrated and sustainable Holywell Street and Five Mile Brook to be given a more system, within a broader ecological context. considerate treatment in terms of landscaping.
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