LOCAL PLANNING SCHEME No. 5
AMENDMENT No. 2
Moresby Development Zone
March 2011
(WA) PTY LTD A.B.N. 77 665 477 168 CONSULTANTS IN PLANNING, DESIGN AND MANAGEMENT Post: PO Box 202, Mt. Lawley WA 6050 Email: [email protected] Fax: (08) 9370 1363 Tel: (08) 9271 9291 1 INTRODUCTION Support is sought from the WA Planning Commission and the Hon. Minister for approval to a Scheme Amendment that seeks to rezone Lots 1 and 52 Fairfax Drive, Moresby, from 'Rural' zone to 'Development' zone.
A 'Development' zone provides for comprehensive planning of large scale/broadacre development through a structure plan. The structure planning process and details will continue to be developed in consultation with the City whilst this Amendment is processed.
2 PROPERTY DETAILS The property subject of this Amendment is Lots 1 and 52 Fairfax Drive, Moresby. The site is located about 6 kilometres east northeast of Geraldton Central Business District. The property is the whole of the land contained in the Certificates of Title as listed below;
LOT NO VOLUME FOLIO AREA 1 1348 59 80.99ha 52 2225 176 335.38ha
Copies of these titles are attached in Attachment A.
Figure 1 shows the location of the site in relation to Geraldton Central Business District, with Figure 2 showing an aerial photograph of the site and surrounding properties.
FIGURE 1 - LOCATION PLAN
1955
SUBJECT 1885 LAND 1 1884
1011 28
GERALDTON
Source: DoP, Planwest, and Landgate, 2010
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City of Geraldton-Greenough Page 3 Local Planning Scheme No 5 Amendment No 2 FIGURE 2 - AERIAL PHOTOGRAH OF THE LOCALITY
SUBJECT LAND
Source: DoP, Planwest, and Landgate, 2010
3 SITE DESCRIPTION
Although the subject land is composed of two lots (Lots 1 and 52); the whole 'design area' includes surrounding land to provide a planning context for a wider area. As previously mentioned, the total lot area is about 416 hectares - although a substantial amount of this area includes the flat tops and side slopes of the Moresby Ranges (more than 110 hectares from Lot 52).
The subject land is currently farmed (see Figure 2) as is the surrounding privately owned rural farmland. Land north of Fairfax Road is developed with existing rural-residential lots. The land to the west of the subject land is zoned 'development' to cater for more intensive development associated with the Woorree New Town project.
The land is currently used for livestock grazing and farming and has been completely cleared. Only a small length of the tributary on Lot 52 has some shrub vegetation. Other than the Moresby Ranges (over 180m) the land slopes from the foothills of the Ranges from a height of about 100m down towards the west to about 40m. This slope of about 60m occurs over a distance of more than 1.5 kilometres.
4 STRATEGIC ENVIRONMENT
There are several levels of strategic plans to be considered in the development of larger land parcels in the State. Two of these levels include the State Planning Strategy and the Local Planning Strategy. In addition to these strategies there is the Moresby Range Management Plan 2010 that focuses on a specific component within the local government area.
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City of Geraldton-Greenough Page 4 Local Planning Scheme No 5 Amendment No 2 4.1 STATE PLANNING STRATEGY The State Planning Strategy is a high level strategic document that deals with the overall state and regional strategies, actions, priorities and visions for each region of the State through to 2029. By this time it is estimated that Western Australia will have a population of 2.7 million.
The State Planning Strategy guides the future growth and development of Western Australia through to 2029. A rapidly growing population and close proximity to the Asian market are both seen as key factors to the development of Western Australia.
Priorities and purposes for Strategic Region Schemes in Western Australia
Location Priority Area Key Functions Geraldton City of Geraldton and parts of the Shires Secure ROS, industrial land, road of Greenough and Chapman Valley and rail routes
Priority Actions to 2000 for the Mid-West Region included;
Prepare Greater Geraldton statutory region scheme. Formalise the Geraldton region planning committee. Prepare Country Land Development Program for Geraldton. Secure an alternative major industrial site in the Mid-West Region.
Summary of Regional vision Statements for the Mid West include;
Diversification of economic base in agriculture, mining, fishing, downstream processing and tourism. Development of services and attractions at Geraldton to confirm its role as major centre north of Perth. Protection of coastal and marine environments. Maintenance and enhancement of vibrant, viable inland communities.
The Strategy states that in the next three decades, the Mid-West Region will continue to diversify its economic base in the areas of agriculture, minerals development, downstream processing of commodities and tourism. Geraldton will develop as the largest regional centre north of Perth, offering a wide range of facilities and attractions.
The State Planning Strategy identifies the continued development of Geraldton as one of its main strategies for the Mid-West Region.
As is evident, some of these actions have been achieved, or are in the process of being achieved.
4.2 LIVEABLE NEIGHBOURHOODS (2007) Liveable Neighbourhoods was prepared by the WA Planning Commission to implement the objectives of the State Planning Strategy that aims to guide the sustainable development of Western Australia to 2029.
The principal aim of Liveable Neighbourhoods is to provide for walkable neighbourhood clusters located around town centres of compatible mixed uses in order to reduce car dependence and foster a strong local identity. In order to implement these principles, district structure plans should generally show:
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City of Geraldton-Greenough Page 5 Local Planning Scheme No 5 Amendment No 2 neighbourhoods as represented by approximate circles of 400-450 metre radius, together with town and neighbourhood centres; medium density residential; existing and proposed neighbourhood centres; arterial routes and neighbourhood connector streets; natural features such as water courses and vegetation; major open spaces and parkland; major public transport routes and facilities; proposed land use distribution; and proposed schools and community facilities.
The planning principles promoted in Liveable Neighbourhoods are generally supported, with the concept of neighbourhood and/or district centres providing goods and services to residents within the surrounding catchment area.
4.3 GERALDTON REGION PLAN - 1999 The Geraldton Region Plan was adopted in 1999 by the WA Planning Commission. It recognised the background and history of previous region plans for Geraldton. However, these plans had primarily focussed on the broader Geraldton area and development issues in more regional areas based on a need to provide guidance for government agencies and the private sector.
The Geraldton Region Plan supports regionalisation and decentralisation of urban and industrial development in Western Australia and provides a framework for the future management, protection and co-ordination of regional planning in the area. The plan is strategic in nature and has a 20 to 30 year time horizon. The plan addresses the principles outlined in the State Planning Strategy in terms of regional development, community development, natural and cultural environment, economic development and infrastructure.
The Geraldton Region Plan relies on local investigations, strategies and town planning schemes to facilitate its implementation as it is not a statutory or zoning plan. The structure plan will recognise the requirements and objectives of the Geraldton Region Plan in terms of its implementation and strategies for the growth of the study area.
4.4 GREATER GERALDTON STRUCTURE PLAN Part three of the Geraldton Region Plan specifically addresses Geraldton as the regional centre and development of areas immediately around it. The Greater Geraldton Structure Plan focuses on the City of Geraldton, and portions of the Shire of Greenough and Shire of Chapman Valley.
The Greater Geraldton Region is the focus of commercial and administrative activities for the Mid-West Region. The Greater Geraldton Structure Plan provides a framework for co- ordinating development of the broader area and identifies a range of land use designations for the study area.
As Figure 3 shows, the subject land has been designated as Future Urban. The land immediately to the west of the subject land is Urban to cater for the Woorree New Town development.
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City of Geraldton-Greenough Page 6 Local Planning Scheme No 5 Amendment No 2 FIGURE 3 - EXTRACT FROM GREATER GERALDTON STRUCTURE PLAN (2010)
SUBJECT LAND
Source: WAPC, 2010
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City of Geraldton-Greenough Page 7 Local Planning Scheme No 5 Amendment No 2 The Greater Geraldton Structure Plan also provides a basis for:
preparation of district and local structure plans to ensure the co-ordination and integrated provision of urban services and infrastructure; statutory planning control at a local level; and planning by transport and servicing authorities.
In November 2010 the WA Planning Commission released the Greater Geraldton Structure Plan Update. Figure 3 shows the latest plan from the report. This was in response to several key land use changes.
Approximately 1711 ha of ‘future urban’ areas have been identified in the Greater Geraldton Structure Plan update 2010 to guide the direction of long-term urban expansion. The bulk of this area identified is located at Buller and around Cape Burney, which are at the extremities of the northern and southern coastal corridors respectively. ‘Future urban’ land has also been identified as an eastern extension of Woorree New Town, which itself was only recently rezoned in the local planning scheme for urban purposes. This latter area includes the land subject of this amendment.
Land in this area is included in Development Investigation Area 3 – Rural land adjacent to the Moresby Range. This area is situated immediately adjacent to the Moresby Range and is identified as ‘rural.’ and will be considered for future intensification. The relative proximity of the southern portion to Central Geraldton and the northern portion to the northern coastal corridor will be significant considerations in determining the most appropriate level of intensification.
General farming currently constitutes the predominant land use and as such most of the land is extensively cleared. The surrounding area is of significant visual landscape value and it is essential that the interface between any future development and the Moresby Range is appropriately considered.
4.5 CITY OF GERALDTON-GREENOUGH LOCAL PLANNING STRATEGY
The City’s Local Planning Strategy (Greenough) October 2008 identifies that significant population growth occurred over the last 20 years, although population growth slowed down between 1996 and 2001. The planning strategy identifies two main land uses for the study area; urban and rural residential. The area west of North West Coastal Highway, the southern portion of Waggrakine and the area south of Moresby are identified as urban.
The northern portion of Waggrakine and Moresby are identified as rural residential. The planning strategy identifies vacant serviced lots at Drummond Cove, Wandina and Strathalbyn accounting for half of the 1170 vacant lot stock in the district.
At the time of the strategy the district had a large number of developing urban areas and it was anticipated that sufficient residential land existed or has been identified to meet this demand for many years into the future. Accordingly, the strategic direction for the Shire was to consolidate future residential development in existing zoned areas before considering the rezoning and subdivision of any new areas. The district structure plan will provide a district structure planning framework for areas already identified for future growth to better co- ordinate development and to provide opportunities for linkages between local structure plans.
Since the preparation of the strategy it has been acknowledged that the lead time for development is so protracted that additional land needs to be identified sooner than later. In
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City of Geraldton-Greenough Page 8 Local Planning Scheme No 5 Amendment No 2 this way the forward planning of estates can progress to reduce this lead time for lots on the market. The State's mining boom has accelerated many projects and, without this forward planning, the district runs the risk of not being prepared to supply a demand when the existing created lots are taken up.
This forward planning has been acknowledged in the identification of Future Urban areas in the latest planning study prepared by the WA Planning Commission (Greater Geraldton Structure Plan Update - November 2010)
4.6 MORESBY RANGE MANAGEMENT STRATEGY
The growth of Geraldton, particularly to the east has placed development pressures on the Moresby Range. The range forms a natural environmental constraint to development along the eastern side of the region. The Moresby Range management committee is in the process of preparing the draft strategy for the ongoing planning and management of the area.
The Moresby Range fringes the eastern boundary of the study area. The Study recognises the physical barrier to development that the Moresby Range presents and the need to protect this area through appropriate land use designations and revegetation provisions. To protect the visual quality of the Moresby Range, it is proposed that visual impact assessments be prepared where values of the Moresby Range could be compromised by development.
The Strategy was completed in August 2009 and outlines the future management components within the study area and sets up the parameters for the preparation of the more detailed Management Plan.
4.7 MORESBY RANGE MANAGEMENT PLAN 2010
The land in the Range is currently all privately owned, with the exception of a parcel of land on the western side of Wokatherra Hill that is managed by the Department of Environment and Conservation as a Nature Reserve. Because of the length and complexity of the process to acquire land and develop a Park, the Steering Committee has set a nominal 20 year time frame for its creation. The Committee also recognises that the final outcome may differ from what is proposed in this Plan and consequently the geographic area that may form the basis of a Park has been identified as 'the Range Precinct' in this document.
The Steering Committee considered that the current landowners should receive a fair and reasonable exchange if they choose to place their land into the Park. This exchange, which may involve a mix of purchase, land swaps or development opportunities, would be determined on a case-by-case basis. In most cases land would not be acquired ahead of landowner agreement as it is considered inappropriate for State acquisition to occur before landowners are ready for such action.
As mentioned, the Western Australian Planning Commission’s Moresby Range Management Strategy (MRMS) provided the overarching planning framework for this plan. The MRMS recognised that there were particular issues relating to the southern section of the Range that were of particular importance to the regional community, and recommended that a Management Plan be prepared for this area, specifically:
A key recommendation of this Strategy was the development of a Management Plan for the Detailed Investigation Area… [inter alia]. The intent of developing a Management Plan is to
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City of Geraldton-Greenough Page 9 Local Planning Scheme No 5 Amendment No 2 more clearly define the objectives and recommendations of this strategy as they relate to the portion of the Range identified as having the most development pressure.
The Management Plan will include an implementation strategy for achieving key objectives for the detailed investigation area, particularly in relating to providing for public access and recreation. It should define areas targeted for future public access and set out means to achieve this, including any necessary land acquisition.
The boundary of the Range Precinct was selected according to a number of criteria including topography, cadastral boundaries, biogeographical and biodiversity features, and existing developments. The Plan also makes recommendations for land uses around the Range Precinct, particularly on the western side of the Range. Here the objective is to allow limited urban development to occur in the foothills, subject to development conditions, that will create smooth and gradual visual transitions from the obviously urban centre of the City to the bush and green appearance of the Range.
The Plan puts forward priorities for adding land to the Range Precinct and divides the discussion into sectors surrounding the study area. Figure 4 shows an extract from the Management Plan further dividing the areas west of the Range into Precincts.
FIGURE 4 - PRECINCTS ON THE WESTERN SIDE OF THE RANGE
SUBJECT LAND
Source: Moresby Range Management Plan, Ferart Sustainability, 2010
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City of Geraldton-Greenough Page 10 Local Planning Scheme No 5 Amendment No 2 The relevant precincts include 13 and 14, where Precinct 13 is described as 'High visibility area, larger lots typically 2-4ha'. Precinct 14, further south, is described as low density urban, adjacent to Woorree New Town'.
The report states that it is considered appropriate that in the longer term the urban areas of the City will continue to expand to these limits.
5 INFRASTRUCTURE AND SERVICES
This section considers key infrastructure, and also summarises recent and future infrastructure projects. More detailed infrastructure information relating to land development will be better assessed at the structure plan and subdivision stage
Water supply Potable water supplies will be provided to each lot.
Wastewater The land capability report (Land Assessment Pty Ltd) confirms that on-site effluent disposal is suitable for the subject land.
Regional Road Network The region is well serviced by a network of major sealed roads connecting Geraldton to Perth, the North-West and the regional hinterland. Major arterial roads include Brand Highway, linking Perth to Geraldton; North West Coastal Highway from Geraldton to the North-West via Northampton, Carnarvon, Karratha and Port Hedland; Midlands Road between Moora and Dongara; and the eastern connection (Mt Magnet-Leinster Road) via Mullewa, Yalgoo, Mt Magnet, Sandstone, Agnew and Leinster. The southern transport corridor is a substantial project by Main Roads Western Australia and the Public Transport Authority.
This network positively services the subject land without any detrimental impact.
Rail The Australia Railroad Group operates railway infrastructure to provide efficient and effective transport services between the region and southern parts of the State.
Although the rail network does not impact the subject land it does provide a service and potential work place facility that adds to the attractiveness of the subject land as a desirable residential location within easy access to this major transport facility.
Ports The region is serviced by the Port of Geraldton, which has six land-backed berths handling commodities such as grain, mineral sands and more recently, iron ore.
Again, although the port does not impact the subject land, it does provide another work place opportunity for future residents of the subject land.
Air services The region's principal airport facility is located about 9 kilometres east of the Geraldton City Centre. Geraldton receives air services directly to and from Perth with some fly-in fly-out air services operating from Perth and Geraldton airports to mine sites throughout the region. The City has adopted an airport master plan to provide guidelines for the future expansion of the Geraldton airport.
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City of Geraldton-Greenough Page 11 Local Planning Scheme No 5 Amendment No 2
The airport is less than 4 kilometres from the subject land (as the crow flies) which makes the residential area a strategic location for fly in/fly out workers to live.
Electricity Western Power provides electricity to the western sector of the region by a 132 kilovolt line via the South West Interconnected System, with substations in Geraldton, Chapman Valley, Golden Grove, Three Springs and Eneabba. Power is distributed to Dongara, Kalbarri, Northampton, Mullewa, Narngulu, Nabawa and throughout greater Geraldton.
All lots will be serviced with underground power supplies.
Schools The region accommodates the Central West College of TAFE, two public senior high schools, eight district high schools, three remote community schools, an agricultural school, an education support centre and 22 primary schools, as well as the Geraldton Regional Community Education Centre. Geraldton Secondary College has been separated into John Willcock College and Geraldton Senior College. Private schools include two secondary schools, four primary and secondary colleges and five primary schools.
The subject land will be well serviced by the existing education infrastructure for the area and region.
6 STATUTORY ENVIRONMENT
There is currently only one level of statutory control over the subject land at the moment. This is the City of Geraldton-Greenough Local Planning Scheme No 5.
The whole of the subject land is zoned 'Rural' and is affected by Special Control Area No 2.
Special Control Area No 2 The Special Control Area (Moresby Range Landscape Special Control Area (SCA 2)) affects the property as shown in Figure 5. The SCA provisions in the Scheme outline the major values, purpose of the SCA, development and subdivision application requirements, and other relevant considerations.
The purpose of the SCA is to protect the major values of the Moresby Range. The feature is classified as an important landscape area in the Mid-West region. The area comprises foot slopes, steep side slopes and flat tops which are a prominent unit. The area is noted as a significant landscape backdrop to the City and the regional centre of Geraldton.
The relevant considerations (when considering a development or subdivision in the SCA) include the Local government having a presumption against rezoning for more intensive uses, or subdivisions that may increase the potential for additional development or intensification of land uses
Figure 5 shows an extract from the existing Scheme maps.
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City of Geraldton-Greenough Page 12 Local Planning Scheme No 5 Amendment No 2 FIGURE 5 - EXTRACT FROM GERALDTON-GREENOUGH SCHEME No 5
SUBJECT
LAND
Source: WAPC and Planwest, 2011
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City of Geraldton-Greenough Page 13 Local Planning Scheme No 5 Amendment No 2 7 AMENDMENT PROPOSAL
In order to allow the proposed development to proceed the current zoning needs to be changed to a more appropriate designation. The development of large areas requires some degree of flexibility as details in the design can change during the development of the plan.
Factors that may alter designs include drainage requirements, servicing issues and requirements, and the fast changing demand scene in a place like Geraldton.
The most suitable zone to provide for this flexibility is the 'Development' zone. This same zone has been used in the Woorree New Town area immediately abutting the west boundary of the subject land.
The Scheme states that the purpose of the Development zone is to identify areas requiring comprehensive planning prior to subdivision and development, and to coordinate subdivision, land use and development in areas requiring comprehensive planning.
Prior to any support for subdivision or approval for development the area must have a Structure Plan prepared and approved by the local government and the WA Planning Commission.
Part 5.17 of the Scheme outlines very detailed requirements for the preparation of Structure Planning Areas.
8 REPORTS IN SUPPORT OF PRELIMINARY CONCEPT PLAN
In order to facilitate the development of a structure plan several studies have been, and are being, completed in order to support the development proposals.
These studies include the following;
8.1 Subdivision Transport Assessment: Moresby, Geraldton Shawmac was commissioned to assess the impacts associated with traffic generation from the proposed subdivision at Moresby located east of the Geraldton Townsite.
A preliminary assessment was undertaken based on the recommended outline contained in the Department of Planning draft guideline 'Transport Assessment Guidelines for Developments - Volume 3 – Subdivisions'.
Traffic generated from the site which is expected to be in the order of 6,500 vehicles per day (vpd) was assigned to the proposed road network and the adjacent existing road network and flows used as a basis for identifying infrastructure needs. Based on the assessment it was shown that the flows predicted can be accommodated within the proposed subdivision layout and on the existing network through the provision of appropriately designed mid block links and intersection treatments. The assigned flows define an appropriate road hierarchy for the subdivision and for the required intersection controls.
A review of the overall transport proposals for the subdivision did not identify any specific issues that present unacceptable risks to the road user or that cannot be managed through appropriate design protocols.
Road hazards are typically present at intersections and may be manifest through inadequate sight distance, inappropriate geometry or substandard capacity that promotes undesirable
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City of Geraldton-Greenough Page 14 Local Planning Scheme No 5 Amendment No 2 and potentially hazardous movements. The allocation of adequate road reservation width and truncation of corners will allow sight distance requirements to be accommodated in the detailed design phase of the project. Compliance with geometric standards prescribed by Austroads and Main Roads WA guidelines will ensure that no unacceptable risk is introduced into the road environment. Assessment of the operational performance of intersections undertaken will be applied to prescribe appropriate geometry and lane allocation to minimise delay and optimise performance.
Pedestrian and cyclist movements can be provided for by on road and off road facilities based on warrants, thereby addressing potential safety issues.
8.2 Land Capability Assessment and Environmental Planning Considerations This report was prepared by Land Assessment Pty Ltd in 2010 to assess the land capability and environmental planning considerations for the subject land.
A full copy of the report is attached as Attachment B.
Land qualities considered in relation to un-sewered rural-residential development include foundation soundness, ease of excavation, risk of erosion or slope instability, soil depth and degree of rockiness, and the risk of waterlogging or inundation.
Rural-residential land capability assessment embodies consideration of requirements for on- site effluent disposal including microbial purification ability, nutrient retention ability, soil absorption ability, and the likely depth to watertable or an impermeable bedrock layer. Consideration is also given to the requirements of the draft Country Sewerage Policy (Govt of WA 1999).
Given the existing use of much of the land for livestock grazing, the introduction of houses with on-site effluent disposal systems on each of the multiple newly created lots will be the most significant land use change to result from the proposed subdivision. The focus of assessment has therefore been on the ability of soils to absorb effluent and to retain nutrients and microbial pollutants against losses to groundwater and surface drainage.
Capability ratings for each land unit are determined by comparing values for their land qualities (Table 6) against those in the DAFWA’s land use capability rating tables for activities such as ‘housing and road construction’ and ‘on-site effluent disposal’. (Wells & King 1989, van Gool et al 2005).
Within a rural-residential context, the potential for any supplementary agricultural activities is relatively minor due to the proposed lot sizes, and is unlikely to extend beyond the keeping of a modest number of livestock.
8.3 Local Water Management Strategy
JDA (Jim Davies & Associates) Consultant Hydrologists has prepared a Local Water Management Strategy for the subject land. The nature of drainage strategies requires that such a study must consider other surrounding conditions with and without development. The impact of drainage from the surrounding land will be different depending on how the land is used or developed.
The full report is contained in Attachment C.
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City of Geraldton-Greenough Page 15 Local Planning Scheme No 5 Amendment No 2 The study recognises the key Strategy recommendation from the Moresby Ranges Management Strategy (WAPC 2009);
that development proposals containing watercourses provide for appropriate levels of public access, foreshore management and where necessary foreshore reserves. Setbacks from waterways should be determined based on proposed land use; State Planning Policy 2.9: Water Resources (WAPC, 2006); and Foreshore Policy 1 (WRC, 2002).
The study confirms, through the Department of Indigenous Affairs, that there are no known Aboriginal sites within the study area. Nor are there any wetlands, bush forever sites or Heritage registered sites on the subject land. The Study Area is predominantly classed as no known Acid Sulfate Soil (ASS) risk, with only the deeply incised soil mapped channel classed as moderate to low risk ASS disturbance risk within 3 meters of the surface.
JDA states that, due to the low density nature of the development, the disposal method proposed is for infiltration after initial treatment of wastewater via septic systems or alternative approved units by the Department of Health and Shire. Lot owners wishing to install wastewater systems need to apply to the City and comply with relevant Department of Health guidelines and locate the system outside the buffer from tributary. Due to the size of the lots and distances to the main tributary, this is possible for all lots.
A water balance at the LWMS stage is generally requested to support the identification of excess water generated by the development for potential use as a non-potable water supply. Based on soil mapping, opportunities for infiltration of stormwater and treated wastewater are high and will be naturally stored in the aquifer below for reuse in the Study Area.
Rainfall Infiltration for pre-development will be similar to post-development due to the low density of the lots allowing adequate space for non-paved areas and infiltration of roof runoff into ground surrounding the lot. Similarly infiltration of road runoff for the frequent yearly events can occur in the swales and the infiltration storages.
The developer, and future lot owners, may apply for abstraction of groundwater from the Department of Water which will be considered on a case by case basis. Bores would need to between 30 and 100m deep to reach the superficial aquifer depending on the surface elevation of the location within the study area.
Water conservation measures will be promoted to reduce scheme water consumption within the development and will be consistent with Water Corporation’s 'Waterwise' land development criteria which could include:
Promotion of use of waterwise practices including water efficient fixtures and fitting (taps, toilets and appliances, waterwise landscaping, plumbing for grey water reuse). Use of native vegetation requiring less irrigation in proposed drainage swales and public areas. Promotion of rainwater tanks as one method of collecting roof stormwater for possible reuse. This is an option for landholders to uptake.
Specific measures to achieve water conservation will be detailed in the UWMP.
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City of Geraldton-Greenough Page 16 Local Planning Scheme No 5 Amendment No 2 The Stormwater Management Strategy for the adjacent downstream future Woorree New Town Development allowed for a cut-off drain to intercept the sheet flow from the study area and channel it through multiple use corridors though their development (VDM 2009).
The flows allowed for by VDM though the Woorree New Town development swales has been considered and is not exceeded in the proposed strategy.
The drainage reserves that have been shown are considered district level water planning, which is adequate to inform and support re-zoning. For land outside of this LWMS study area, water management details that are local scale should be addressed by the appropriate land holder in a separate LWMS.
The main principle of the management strategy is based on a combination of on-site water management and collection through road-side swales and reserves appropriately connected to the Woorree New Town system.
9 PRELIMINARY CONCEPT PLAN/STRUCTURE PLAN DISCUSSION
The Structure Plan design has been set out to be complimentary to the Woorree New Town area abutting the subject land on the west. The future development will be predominantly residential with provision for a variety of lot sizes and lifestyles. This range of lot sizes is an enviable product for most local governments as it offers a choice of lifestyles, budgets, and environments for prospective residents.
10.1 Liveable Neighbourhoods 'Liveable Neighbourhoods' draws together several policy aspects of design including the following elements;
Element 1 - Community design Element 2 - Movement network Element 3 - Lot layout Element 4 - Public Parkland Element 5 - Urban water management Element 6 - Utilities Element 7 - Activity centres and employment Element 8 - Schools
These elements are discussed in more detail below as they relate, and are relevant to, the proposed development.
Element 1 Community design The objectives of community design are a balance between urban and environmental outcomes.
The development of the structure plan will ensure the proposals set out in the Woorree New Town, including commercial facilities and road connections, will be acknowledged and made use of where possible.
Figure 6 shows the progressive density increases away from the Moresby Ranges and towards the Woorree New Town.
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City of Geraldton-Greenough Page 17 Local Planning Scheme No 5 Amendment No 2 FIGURE 6 - PROPOSED DENSITIES
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City of Geraldton-Greenough Page 18 Local Planning Scheme No 5 Amendment No 2 Consistent with the recommendations of the Moresby Range Management Plan the lot densities have been designed to decrease as they approach the Ranges in order to acknowledge the visual importance of this significant natural feature. Land abutting the west side of Polo Drive will be designated for 4 hectare lots. This will substantially reduce the visual impact of any development on the view of the ranges. It is likely that no development will be visible as the larger lots will probably be vegetated - at least near the dwellings.
These areas go some way to satisfying the Special Control Area (SCA) No 2. This SCA also covers part of the Woorree New Town, but there have been no design changes to provide for the SCA as they appear to irrelevant at this location. The intent of the SCA is to protect the visual aesthetics of the Ranges; however the configuration of the SCA appears to try and protect visual corridors from a specific point - ignoring the views from other points. The proposed design better provides for the appearance of the ranges in a more general sense.
The provision of larger lots invites the opportunity for more planting around dwellings. Smaller lots - R20 and denser - do not provide for any significant planting as the resultant lot sizes are too small to cater for any substantial trees for visual buffering.
The structure plan provides for a variety of lot sizes including 2,000 - 4,000m2, 1, 2, and 4 hectare lots.
The land northwards of the subject land is designated as Development Investigation Area in the Greater Geraldton Structure Plan and will be the subject of future design by others. Road connections through to this area have been provided for. The land shown in Figure 6 as 'Future Development' is schematic at this stage as it is owned by others and will require its own structure planning detail, however the important connectors will need to be maintained, for example the continuation of the eastern boundary road to Polo Road with a bridge over the Chapman River will provide a very important connection to the airport and beyond.
Element 2 Movement network The eastern boundary of the immediate development limit has been determined by several factors including;
the top of the bank of the drainage gully; the Moresby Range Precinct Boundary; the extent of the Special Control Area; and, drainage requirements.
This easternmost road has been designated with a 35 metre road width and will eventually connect southwards through to Polo Road across the Chapman River. The easternmost road width allows for a 15 metre drainage area on the east side of the alignment to allow for the collection of run-off waters from the ranges, and in the intervening times, for a bridal pathway. Although the planned drainage capacity does not occur often it needs to be catered for in the event of more frequent extreme events.
The easternmost road will provide users with a scenic view of the Ranges with development only occurring on the west side in this part of the development
Much of the detailed design has been influenced by drainage requirements. The expected volumes from the Moresby Ranges have been calculated for pre-development and post development events. These detailed requirements are shown in the Jim Davies and Associates (JDA) report included in Attachment B.
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City of Geraldton-Greenough Page 19 Local Planning Scheme No 5 Amendment No 2 The connecting roads from the Woorree New Town have been designed to continue through to the easternmost road to form major east-west connections between the more important roads. The internal design has been based on grid pattern for simplicity and readability. The orientation of many of the roads has been designed to cater for drainage requirements as well as maximising solar access.
Other north-south traffic has been catered for with the provision of a road on the western part of the development abutting the drainage/POS channel designated in the Woorree New Town design. This road will provide a frontage to the drainage channel/POS area increasing vigilance and safety. This will also ensure that the lineal channel area is not used as a dumping ground. The alignment of this westernmost road deviates in two locations to assist with the provision of drainage basins and to break up the visual length of the route.
Another central north-south spine road provides a connection between Fairfax Drive in the north and Polo Road in the south.
Connections, other than vehicular, through the estate from Woorree to the Moresby Ranges will be dealt with in more detail in the preparation of the structure plan process. Provision for dual use paths and bridal tracks will be provided for in consultation with the Council to ensure that adequate land is set aside to provide for these connections. Excessive land for these uses may become an unnecessary maintenance burden for the Council.
Element 3 Lot layout The lot layout is less critical for solar access in larger lot subdivisions. The sustainability principles can be applied to buildings on larger lots with a reasonable degree of flexibility that is not readily available to smaller lots. The smallest residential lots within this subdivision are greater than 2,000m2 with a 30m frontage. This frontage provides the opportunity to orient any development to optimise any solar advantages.
The grid street pattern south of Lot 1 has largely been designed in response to the drainage requirements.
Element 4 Public parkland Open space areas, other than the lineal network of POS/drainage channels, have not been shown. The Council may decide to consolidate its open space requirements in existing areas. The allocation of open space is only justified for the urban lots as the balance of the larger lots create their own open space areas. The latter lots would need to have access to the more formal recreation areas.
Public Open Space contributions may be provided in several ways including the designation specific areas within the development, part of the land forming the Moresby Ranges, or cash- in-lieu of open space.
Element 5 Urban water management plan As part of the preparation of this proposal a District Water Management Plan (DWMP) has been prepared by JDA Consultant Hydrologists.
The details are contained in Attachment C.
Element 6 Utilities All lots will be provided with reticulated water and underground power. All lots will provide independent on-site effluent disposal. The local government will determine whether an Aerobic Treatment Unit or conventional septic tank/leach drain system is required. This determination will depend on the soil qualities and their ability to absorb the expected outfall.
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The land capability assessment report is in Attachment B.
Element 7 Activity centres and employment In an endeavour to consolidate activity centres in Woorree New Town there are no activity centres proposed within the subject land. Notwithstanding the suggested distribution and frequency of activity centres suggested in Liveable Neighbourhoods, the density of development, the development fringe nature of the development and the regional characteristics of the area have determined that activity centres are not justified.
Element 8 Schools The Geraldton Grammar School is located in George Street and is about 5.5 kilometres from the subject land (as the crow flies). The Woorree New Town structure plan has designated two government school sites in each of its short term and medium term land releases. Other schools in the area include; Geraldton Senior College, St Francis Xavier Primary School, Waggrakine Primary School, Allendale Primary School and Holland street School.
Other educational facilities include a school of the air, the Durack Institute of Technology, a community school, and several kindergartens.
The density and expected yield of school aged children from the estate does not, in itself, generate sufficient population to merit the allocation of a primary school site in addition to the sites already designated in the Woorree New Town.
10 CONCLUSION
It is considered that the changes included in this Amendment will provide for a significant supply of a variety of rural-residential and larger residential lots in a comprehensive development consistent with the longer term plans for the district and the future development of the City of Geraldton-Greenough.
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