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SOUTHERN BUSINESS DISTRICT City of Joondalup DOCUMENT REGISTRATION I Reference# : 00152 47504 Letter# : JOONDALUP CITY CENTRE I~ DEVELOPMENT PLAN AND MANUAL I I I I I I I I I I I SOUTHERN I BUSINESS I DISTRICT I :I I I
I Joondalup City Centre - Development Manual - Southern Business l . ·I SOUTHERN BUSINESS DISTRICT I
~1 This Structure Plan is prepared under the provisions of ~art 9 of the City of Joondalup District Planning Scheme No. 2 I CERTIFICATION OF AGREED STRUCTURE PLAN I (SCHEDULE 8)
CERTIFIED THAT MODIFIED AGREED JOONDALUP CITY CENTRE I DEVELOPMENT PLAN AND MANUAL, WAS ADOPTED BY RESO.LUTJON OF THE WESTERN AUSTRALIAN PLANNING COMMISSION ON . z FE :I 3 · B2006 I ... ~ iGJ...... ~- ...... being an officer of the Commission duly authorised by the I Commission pursuant to section 57 of the Western Australian Planning Commission Act 1985
I AND BY RESOLUTION OF THE COUNCIL OF THE CITY OF JOONDALUP ON 20 SEPTEMBER 2005 AND THE SEAL OF THE CITY OF JOONDALUP WAS PURSUANT TO THE COUNCIL'S RESOLUTION HERETO AFFIXED I IN THE PRESENCE OF II I I I I I :I I 1. Joondalup City Centre - Development Manual - Southern Business I
I CONTENTS I I' PART ONE : PROPOSED STRUCTURE PLAN ...... 1
I 1.0 STRUCTURE PLAN AREA ...... -...... 1 I 2.0 STRUCTURE PLAN PRECINCTS AND LAND USE DESIGNATIONS ...... 1 3.0 INTERPRETATIONS ...... ;...... 1 I 4.0 THE SCHEME ...... ~ ...... 2 I 5.0 FUTURE SUBDIVISION ...... 2 6.0 BULK RETAIL/SHOWROOM PRECINCT ...... 3
I 6.1 OBJECTIVES ...... , ...... 3 6.2 PERMITTED USES ...... 3 ,I 6.3 PROVISIONS ...... 4 63.1 Setbacks ...... ,.--·-·-··· ...... 4 I 6.3.2 Building Orientation ..... , ...... , ...... __ ...... _...... 5 6.3.3 Landscaping ...... , ...... '_...... 5 6.3.4 Car Parking ...... 6 I 6.3.5 Access ...... 6 6.3.6 Building Height ...... , ... ,: ...... 6 I, 6.3.7 Materials and Finishes ...... 6 6.3.8 Boundary Fencing ...... '...... 7
,I 7.0 BULK RETAIL/SHOWROOM AND/OR TECHNOLOGY PARK PRECINCT ...... 7
7 .1 OBJECTIVES ...... 7 I 7.2 PERMITIED USES ...... 8 7.3 PROVISIONS ...... 8
., 8.0 SERVICE INDUSTRY PRECINCT PROVISIONS ...... i ...... -...... 8
8.1 0BJECTIVES ...... 8
1. 8.2 PERMITTED USES ...... i ...... 9 8.3 PROVISIONS ...... 9 I 9.0 BULK RETAIL/SHOWROOM/SERVICE INDUSTRY PRECINCT ...... : ...... 9 I 9.1 0BJECTIVES ...... 9 ·1· I I 9.2 PERMITIED USES ...... 1 O 9.3 PROVISIONS ...... 10 9.3. 1 Setbacks ...... 10 I 9.3.2 Landscaping...... 10 9.3.3 Car Parking ...... 10 I 9.3.4 Access ...... 11 9.3.5 Building Height ...... 11 I 9.3.6 Materials and Finishes ...... · ...... 11 9.3.7 Boundary Fencing ...... ,...... 12 I 10.0 DRAINAGE PURPOSE PRECINCT PROVISIONS ...... 12 I PART TWO: EXPLANATORY REPORT ...... 13 1.0 INTRODUCTION ...... 13
.1 2.0 SUBJECT LANO ...... 13
2.1 LOCATION ...... , ...... 13 I 2.2 LAND OWNERSHIP DETAILS ...... 13 2.3 SITE ANALYSIS ...... 14 .I \ 2 3. 1 Environmental Assessment...... 14 2.3.2 Soils and Landform ...... 14 2.3.2 Karst Landform ...... 14 I 2.3.4 Hydrogeology ...... ' ...... 15 2.3.5 Vegetation and Flora ...... 15 .I. 2.3.6 Verlebrate Fauna ...... , ...... 15 2.3. 7 Aboriginal Heritage ...... 16 II 2.4 SERVICES/ INFRASTRUCTURE ...... 17 2.4.1 Existing Services ...... 17 2. 4. 2 Extension of Services ...... 18 I 2.5 ACCESS/ ROAD NETWORK ...... 19 2.5.1 Current Road System ...... 19 I 2.5.2 Future Traffic Volumes ...... 21 2.5.3 Forecast Traffic Generation ...... 22 I 2.5.4 Public Transport ...... '...... 23 3.0 TOWN PLANNING CONTEXT ...... · ...... ~ ...... 23
1. 3.1 ZONING ...... : ...... 23 3.1.1 Metropolitan Region Scheme ...... ; ...... 23 :I 3. 1. 2 City of Joondalup District Planning Scheme No. 2 ...... 24 3.2 STRATEGIC PLANNING BACKGROUND ...... 24 .I I .,
I 3.2.1 Joondalup City Centre Development Plan (November 1990- Joondalup Development Corporation) ...... 24 3.2.2 Joondalup City Centre Development Plan (February 1995) ...... :...... 25 I 3.2.3 North West Corridor Structure Plan (WAPC 1993) ...... ;, ...... 25 3.2.4 Western Australian Planning Commission Policies and Strategies ...... 25 3.2. 5 City of Joondalup Policies and Strategies ...... '...... 26
4.0 MARKET DEMAND ...... 26
4. 1 SHOWROOM RETAIL...... 26
4.2 FACTORY UNITS AND SMALL LOT LIGHT INDUSTRIAL...... , ...... 26 I 4.3 DISPLAY YARD USE ...... 27 4.4 OTHER USES ...... , ...... 27 I 4.5 TECHNOLOGY PARK ...... 27 5.0 OPPORTUNITIES ANO CONSTRAINTS ...... : ...... 28
I 5.1 CONSTRAINTS ...... 28 5.1.1 Isolation of North Western Triangular Portion ...... '...... 28 I 5.1.2 Topography ...... , ...... 28 5.1.3 Existing Overhead Power Lines ...... 28 5.1.4 Drainage - Sump Site and Easement ...... 29 .I. 5.1.5 Honeybush Drive ...... , ...... 29 5.1.6 'Centre' Zone ...... 29 I 5.2 OPPORTUNITIES ...... , ...... 30 5.2.1 Existing Services ...... 30 I. 5.2.2 Access ...... 30 5.2.3 Exposure ...... 31 5.2.4 Trees ...... 31 I 5.2.5 Public Transport ...... 31 I. 6.0 SUMMARY ...... , ...... -...... 32 7 .0 CONCLUSION ...... 32 ,,I LIST OF FIGURES & TABLES FIGURE 1: LOCATION PLAN FIGURE 2: SITE CONTEXT - AERIAL PHOTO FIGURE 3: TRAFFIC VOLUMES FIGURE 4: PRELIMINARY LAND USE ARRANGEMENT 1· BASED ON MARKET RESEARCH FIGURES: OPPORTUNITIES AND CONSTRAINTS FIGURE 6: INDICATIVE SUBDIVISION LAYOUT "A" I FIGURE 7: INDICATIVE SUBDIVISION LAYOUT "B" .I ·1 I I APPENDICES I APPENDIX 1A:JOONDALUP CITY CENTRE DEVELOPMENT PLAN (NOV.1990) APPENDIX 1B: JOONDALUP CITY CENTRE DEVELOPMENT PLAN (FEB.1995) 1· APPENDIX 2: ENVIRONMENTAL ASSESSMENT APPENDIX 3: EXISTING SERVICES PLAN
.I APPENDIX 4: LAND USE REPORT (MARKET DEMAND) I I I I I I I .,;. I. I I 1· I I I I MASTERPLAN CONSULTANTS WA PTY LTD
I PART ONE : PROPOSED STRUCTURE PLAN ,I 1.0 STRUCTURE PLAN AREA I The Structure Plan area comprises 34 hectares bounded by Jooridalup Drive to the east, Hodges Drive to the north west. the Mitchell Freeway to the west and south I west and Eddystone Avenue to the south. I 2.0 STRUCTURE PLAN PRECINCTS ANO LAND USE DESIGNATIONS The Structure Plan shows the road structure and divides the structure plan area into I the following precincts and land uses: • Bulk Retail/showroom Precinct .I • Bulk Retail/Showroom and/or Technology Park Precinct • Service Industry Precinct I • Bulk Retail/Showroom/Service Industry Precinct • Drainage Purpose Precincts
I 3.0 INTERPRETATIONS
The words and expressions used in this Structure Plan shall have the respective I 1 meanings given to them in the City of Joondalup District Planning Scheme No.2 (the .I Scheme). Where not listed in the Scheme the following interpretations shall apply.
'Architectural Elements' means elements built into the design and construction of a I building to enhance its style, presentation and variety and may include tower elements. spines, gables, mouldings, awnings, verandahs, etchings and any other I built form element.
'Car Parking Levels' means the ground level of areas provided for the purposes of I car parking. Such areas shall have a maximum grade of 5% with ramps providing I access to car parking areas to have a maximum grade of 10%. 'Ground Floor Level' means the floor level of a building +/- 0.5 metres from the I finished Australian Height Datum (AHO) level of an existing adjacent road that the building fronts or the future level of the lot created by a future subdivision approval granted by the Western Australian Planning Commission over the land subject to this I structure plan. I
I Ref: L 13QQ CONTEXT REPORT Page 1 I MASTERPLAN CONSULTANTS WA PTY LTD I 'Masonry' means a building and construction finish which includes a palette of materials of a masonry base and shall include materials such as stone, concrete and brickwork but does not include materials such as metal, timber, fibre cement sheeting I or other similar material.
I 'Research Facility' means premises used for the purposes of conducting investigations by means of scientific or technological research and may include I offices, laboratories and ancillary facilities.
'Municipal Depot Facility' means premises used for the mainten~nce and garaging I of vehicles, storage of materials and administration of tasks, associated with the provision of services to the municipality by the City of Joondalup and includes all I activities ancillary to this function. I 4.0 THE SCHEME ' Unless provided for by specific requirements of this Structure Plan, all requirements I shall be in accordance with the provisions of the Scheme. I 5.0 FUTURE SUBDIVISION Future subdivision application(s) will be required to be consldered by the City over the I structure plan area. The future subdivision of the site and corresponding engineering drawings submitted to the City must achieve, where practical and with the City's I approval, retention and protection of significant remnant native tr€1es upon the site. Where possible, such trees should be protected through variation to the alignment of proposed roads so that trees are located within proposed road reserves, within 3 I metres to any street lot boundary (so that they can be incorporated into any future landscaping associated with the development of the lot), traffic islands, roundabouts I and proposed drainage sites. I The subdivision of the land shall also ensure that future lot levels created are sympathetic to the adjacent road level. In this regard, the finished lot level shall be +/- 1 0.5 metres from the finished Australian Height Datum (AHO) level of the adjacent ·I road that the lot fronts, as noted in Part 3.0 Interpretations. If dual road frontage lots or "superlots" with more than one lot frontage are proposed at the subdivision stage, I the City may consider varying this requirement at this stage of development of the land, provided that the flnished lot level is generally in accordance with the overall I intention for it to be relative to the finished Australian Height Datum (~HO) level of the adjacent road(s). I
I Ref: L 13QQ CONTEXT REPORT Page 2 I MASTERPLAN CONSULTANTS WA PTY LTD
.I 6.0 BULK RET AIUSHOWROOM PRECINCT I 6.1 Objectives The bulk retail/showroom precinct is intended to accommodate wholesaling, warehouses, showrooms and trade and professional services, as well as I providing for large scale commercial business and large scale I category/theme based bulk retail outlets. The objectives of the bulk retail/showroom precincts are to: I a) Provide for retail and commercial businesses which require large areas such as bulky goods and large scale category/theme based retail outlets I as well as complementary business services.
I b) Ensure that development within this precinct creates an attractive fa9ade to the street and provides visual amenity for surrounding areas and as a I southern gateway to the Joondalup City Centre.
c) Ensure development within this precinct can be progressed in an I efficient, coordinated and flexible manner.
I d) Promote the application of sustainable and energy efficient building and design techniques to developments within this precinct. I 6.2 Permitted Uses
I The following !and uses are permitted in the Bulk Retail/Showroom Precinct, subject to any conditions that the Council may wish to impose in granting its I approval and compliance with the provisions of this Structure Plan.
• Amusement Facility/Parlour • Hardware Store I • Art Gallery • Kindergarten • Auction Room • Laundrette I • Bakery • Laundry • Bank • Market (Retail) I • Car Park • Medical Centre • Car Wash • Office • Child Care Centre • Open Air Display I • Civic Building • Private Recreation I • Club (Non-Residential) • Public Exhibition Facility
I Ref: L 13QQ CONTEXT REPORT Page 3 I MASTERPLAN CONSULTANTS WA PTY LTD
I • Communication Antenna • Reception Centre • Costume Hire • Recreation Centre • Dry Cleaning Premises • Showroom I • Education Establishment • Trade Display • Equipment Hire • Vehicle Sales/Hire Premises :I • Funeral Parlour • Veterinary Consulting Rooms • Garden Centre • Veterinary Hospital I • Hall • Warehouse • Place of Assembly I • Place of Workshop I 6.3 Provisions 6.3.1 Setbacks I In the Bulk Retail/Showroom Precinct setbacks shall be as follows:
(i)Joondalup Drive : 70% of the width of the front fai;:ade I of the building shall be set back a minimum of 15m and a maximum of I 25m. Where the maximum 25m setback is applied, a minimum area I of 2 metres in depth shall be provided for uses other than vehicle access or parking (for example, I pedestrian access, display I purposes or landscaping). (ii) Eddystone Avenue 70% of the width of the front tai;:ade I of the building shall be set back a minimum of 15m and a maximum of 25m. Where the maximum 25m I setback is applied, a minimum area of 2 metres in depth shall be I.' provided for uses other than vehicle access or parking (for example, I;" pedest'rian access, display purposes or landscaping) I' I
I Ref: L1300 CONTEXT REPORT Page4 I MASTERPLAN CONSULTANTS WA PTY LTD I (iii) Mitchell Freeway The minimum setback to the Mitchell Freeway shall be the eastern edge of the Western Power easement I parallel to the Mitchell Freeway.
I (iv) Other roads The minimum setback from other roads shall be 6m from the primary I street (street to which the building fronts) and a minimum of 3m from I, the secondary ~treet.
(v) Side and Rear I Boundaries Setbacks to side and rear boundaries can be reduced to nil I provided such walls comply with the Building Code of Australia. I 6. 3. 2 Building Orientation I All buildings shall be oriented to the road that the lot upon which the building is proposed, fronts. Where a lot is located at the intersection of Joondalup Drive and another road ther:i buildings within that lot I shall be oriented towards Joondalup Drive.
I 6.3.3 Landscaping In the Bulk Retail/Showroom Precinct a minimum 8% of the subject I site shall be provided as landscaping with a minimum width of 3m along any street frontage. Landscaping shall incorporate any I- remnant vegetation protected as part of the approved subdivision of the land and largely be comprised of native species, in particular those species native to theloca!ity. The use of exotic species may I also be considered, however shall be limited to areas where the use :I of native vegetation is not suitable (ie heavily shaded areas). A detailed landscape plan shall be submitted to the City for building I llcense approval.
A minimum of 1 shade tree per 4 c.ar parking bays shall also be required. -ii
I Ref: L 13QQ CONTEXT REPORT Page 5 I MASTERPLAN CONSL/LTANTS WA PTY LTD I 6.3.4 Car Parking In the Bulk Retail/Showroom Precinct car parking shall be provided in accordance with the relevant Scheme standard for the proposed use, I as denoted in Table 2 of the Scheme. Where no Scheme standard is specified, 1 car bay for every 30m2 Net Lettable .Area (NLA) is to be I provided. I 6. 3. 5 Access In the Bulk Retail/Showroom Precinct reciprocal rights of access shall be provided as shown on the Structure Plan along the I Joondalup Drive and Eddystone Avenue frontages.
I Where minimum setbacks are adopted, carparking bays shall be positioned adjacent to the front boundary such that the reciprocal I access across buildings is continuous.
6. 3. 6 Building Height I In the Bulk Retail/Showroom Precinct the maximum building height permitted shall be 13m other than landmark Architectural elements I which may be up to a maximum 18m in height and limited in size by a maximum floor area of 80m2• I 6. 3. 7 Materials and Finishes In the Bulk Retail/Showroom Precinct the following minimum I standard of materials and finish shall be required.
I (i) All street facades shall be constructed in a masonry material with a minimum of 50% of the fayade to incorporate glass I finishes. Where concrete tilt-up panel.ling is proposed this shall only be permitted on the street facades of buildings when provided with a textured paint, articulated or detailed finish or I combination thereof.
I (ii) That part of any street fayade other than the glass finish component is to incorporate other architectural elements to I enhance design and visual appearance.
(iii) Reflective glazing shall not be permitted and where non I' reflective glazing is provided such glazing shall not be used for ,I any form of signage, unless in accordance with Schedule 4 -
I Ref; L 1300 CONTEXT REPORT Page6 I MASTERPLAN CONSU4TANTS WA PTY LTD I Exempted Advertising of the City's District Pla11ning Scheme No. 2.
I (iv) Comer lots must incorporate at least one tower element within its design. For other lots, the incorporation of a single tower I element may be considered . .I (v) Side and rear facades shall be construct~d of a masonry material and have a painted finish. Side and rear facades directly fronting on to areas accessible to the public shall be I painted with anti-graffiti paint.
I (vi) All servicing and building infrastructure items (for example delivery areas, refuse areas, air conditioners etc) shall be I screened from view from the street through building design, provision of landscaping or other built form means.
I 6.3.8 Boundary Fencing In the Bulk Retail/Showroom Precinct, where a building is located on I a boundary, no fencing shall be required. Where buildings are setback from a rear or side boundary where appropriate, a minimum I black chain mesh fence to a maximum height· of 1.8m shall be provided.
' I Fencing located between a street frontage and a building shall be of I permeable construction, of a high aesthetic standard and shall be a I maximum of 1.8m in height. Materials such as fibre cement, zincalume or ringlock fencing shall not be permitted. I .1 7.0 BULK RETAIUSHOWROOM AND/OR TECHNOLOGY PARK PRECINCT 7.1 Objectives
:1 The Bulk Retail/Showroom and/or Technology Park Precinct is intended to ' ' accommodate the opportunity for development ~s per the bulk I retail/showroom precinct, as described in Part 6 above, and/or as an integrated Technology Park. I I
I Ref: L 13QQ CONTEXT REPORT Page 7 I MASTERPLAN CONSULTANTS WA PTY LTD I In addition to the objectives set out in Clause 6.1 above, the additional objectives of the Bulk/Retail Showroom and/or Technology Park Precinct is I to: a) Provide recognition of the opportunity for a Technology Park Precinct to I be located within the Structure Plan area while providing for alternative land uses in the event that the Technology Park option is not pursued. I 7.2 Permitted Uses
I In addition to the permitted landuses outlined within Clause 6.2 above, the following additional landuses are also permitted in the Bulk/Retail Showroom I and/or Technology Park Precinct, subject to any conditio~s that the Council may wish to impose in granting its approval and compliance with the I provisions of this Structure Plan. I • Research Facility A Research Facility is defined as an establishment used predominantly for I the purposes of scientific, technical, economic, social or environmental research and development.
I 7.3 Provisions I The development provisions contained within Clause 6.3 above shall also apply to this precinct. I I 8.0 SERVICE INDUSTRY PRECINCT PROVISIONS 8.1 Objectives
I The Service Industry Precinct is intended to provide for a wide range of business, industrial and private recreational developments which the City I may consider would be inappropriate in commercial and business areas, but which are capable of being conducted in a manner which will prevent them I being obtrusive or detrimental to local amenity. I The objectives of the Service Industry Precinct are to: a) Accommodate a range of light industry, showrooms and warehouses, I entertainment and private recreational activities and complimentary
I Ref: L13QQ CONTEXT REPORT Page 8 I MASTERPLAN CONSULTANTS WA PTY LTD I business services which by their nature would not detrimentally affect the amenity of surrounding areas.
I b) Ensure that development within this precinct creates an attractive fayade I to the street to enhance the visual amenity of the surrounding areas. c) Promote the application of sustainable and energy efficient building and I design techniques to developments within this precinct I 8.2 Permitted Uses Other than a bank which is not permitted in the Service Industry Precinct, the I permitted landuses outlined within Clause 6.2 above are also permitted in the Service Industry Precinct, subject to any conditions that the Council may wish I to impose in granting its approval and compliance with the provisions of this I Structure Plan.
I In addition, the following uses are permitted in the Service Industry Precinct. • Light Industry I • Lunch Bar I 8.3 Provisions The development provisions contained within Clause 6.3 above shall also I apply to this precinct, with the exception of Clause 6.3.6(i) where a minimum 25% of the fayade to incorporate glass finishes (in lieu of 50%). I I 9.0 BULK RETAIUSHOWROOM/SERVICE INDUSTRY PRECINCT The Bulk Retail/Showroom/Service Industry Precinct is intended to provide for multiple uses including the opportunity for a combination of the BUik Retail/Showroom I and Service Industry activities identified elsewhere in the Structure Plan area. In addition, provisfon fs made within this precinct to accommodate the development of a ' I municipal depot site for the City of Joondalup within the Structure _Plan area. I 9.1 Objectives I The objectfves of the Bulk Retail/Showroom/Service Industry Precinct are to: (a) Accommodate a range of light industry, showrooms and warehouses, I vehicle repairs, fuel depots, storage yard and complimentary
I Ref: L 1300 CONTEXT REPORT Page9 I MASTERPLAN CONSULTANTS WA PTY LTD I business services which by their nature would not detrimentally affect the amenity of the surrounding areas;
I (b) Ensure that development within this precinct creates an attractive fa9ade to the street for the visual amenity of surrounding areas and I as a gateway to the Joondalup City Centre; I (c) Promote the application of sustainable and energy efficient building and design techniques to developments within this precinct.
I 9.2 Permitted Uses
I The permitted uses outlined within Clause 6.2 above are also permitted in the Bulk Retail/Showroom/Service Industry Precinct subject to any conditions I that the Council may wish to impose in granting its approval and compliance with the provisions of this Structure Plan. In addition, the following uses are I also permitted: • Fuel Depot I • Light Industry • Municipal Depot Facility I • Storage Yard • Vehicle Repairs
I 9.3 Provisions I 9.3.1 Setbacks Setbacks shall be as follows: (i) Hodges Drive Minimum 9m. I (ii) Mitchell Freeway Minimum 10m
I 9.3.2 Landscaping A minimum 8% of the subject site shall be provided as landscaping I with a minimum boundary landscaping strip of 6m width.
9.3.3 Car Parking I Car parking shall be provided in accordance with the relevant Scheme standard for the proposed use, as denoted in Table 2 of the I Scheme. Where no Scheme Standard is specified, 1 bay for every 50m2 NLA is to be provided. I
I Ref: L 13QQ CONTEXT REPORT Page 10 I MASTERPLAN CONSULTANTS WA PTY LTD I 9. 3. 4 Access Vehicular access shall be via an internal subdivisional road. No direct access shall be permitted from the Mitchell Freew~y. Left-in / Left I out access only from Hodges Drive may be permitted, subject to the I approval of Main Roads Western Australia. 9.3.5 Building Height The maximum building height permitted shall be 13m other than I landmark Architectural elements which may be up to a maximum 18m in height and limited in size by a maximum floor area of 80m2. I Council may approve buildings in excess of 13m :in height in the vicinity of the corner of Hodges Drive and Mitchell Freeway where it I is determined that these are of considerable landmark quality.
In addition, the provision of any telecommunications component I which shall be permitted only as part of a Municipal Depot Facility, such as masts, aerials and the like are not deemed to be building for I the purposes of assessing building height. I 9.3.6 Materials and Finishes The following minimum standard of materials and finish shall be I required. (i) All street facades shall be constructed in a masonry material, I with a minimum 50% of the fac;ade to incorporate glass finishes. ' Should concrete tilt panel construction be utilised, it shall be I painted.
(ii) That part of any street fai;ade other than the glass finish I component is to incorporate other Architectural Elements to I enhance design and visual appearance. (iii) Reflective glazing shall not be permitted and where non reflective glazing is provided such glazing shall not be used for .I any form of signage, unless in accordance wit~ Schedule 4 - Exempted Advertising of the City's District Planning Scheme I No.2.
I {iv) Side and rear facades shall be constructed ·of a masonry material and have a painted finish. Side and rear facades I
I Ref: l 1300 CONTEXT REPORT Page 11 I MASTERPLAN CONSULTANTS WA PTY LTD
I directly fronting onto publicly accessible areas, shall be painted with anti graffiti paint.
I (v) All servicing and building infrastructure items (for example delivery areas, storage areas, refuse areas, air conditioners etc) I shall be screened from view from the street through building design, provision of landscaping or other built form means.
I 9.3. 7 Boundary Fencing In the Bulk Retail/Showroom Precinct, where a building is located on I a boundary, no fencing shall be required. Where buildings are setback from a rear or side boundary where appropriate, a minimum I black chain mesh fence to a maximum height of 1.8m shall be provided.
I Fencing located between a street frontage and a building shall be of permeable construction, of a high aesthetic standard and shall be a I maximum of 1.8m in height. Materials such as fibre cement, I zincalume or ring lock fencing shall not be permitted. I 10.0 DRAINAGE PURPOSE PRECINCT PROVISIONS The drainage sites identified within the structure plan are set aside to provide for a I coordinated drainage response across the structure plan area. The objective of the drainage land use designation is to identify appropriate locations within the structure plan area to service drainage requirements of the proposed structure plan area and I adjacent regional road network. All drainage sites must incorporate the protection of remnant vegetation wherever possible and be largely concealed from view wherever I possible. I I .,I I
I Ref: L 13QQ CONTEXT REPORT Page 12 CONTENTS
PART TWO : EXPLANATORY REPORT ...... 1
1.0 INTRODUCTION...... 3
2.0 SUBJECT LAND ...... 3
2.1 LOCATION...... 3
2.2 LAND OWNERSHIP DETAILS ...... 3
2.3 SITE ANALYSIS...... 4 2.3.1 Environmental Assessment...... 4 2.3.2 Soils and Landform ...... 4 2.3.2 Karst Landform...... 4 2.3.4 Hydrogeology ...... 5 2.3.5 Vegetation and Flora ...... 5 2.3.6 Vertebrate Fauna ...... 5 2.3.7 Aboriginal Heritage...... 6
2.4 SERVICES /INFRASTRUCTURE ...... 7 2.4.1 Existing Services ...... 7 2.4.2 Extension of Services...... 8
2.5 ACCESS /ROAD NETWORK ...... 9 2.5.1 Current Road System...... 9 2.5.2 Future Traffic Volumes ...... 11 2.5.3 Forecast Traffic Generation...... 12 2.5.4 Public Transport ...... 13
3.0 TOWN PLANNING CONTEXT ...... 13
3.1 ZONING ...... 13 3.1.1 Metropolitan Region Scheme...... 13 3.1.2 City of Joondalup District Planning Scheme No. 2 ...... 14
3.2 STRATEGIC PLANNING BACKGROUND...... 14 3.2.1 Joondalup City Centre Development Plan (November 1990 - Joondalup Development Corporation) ...... 14 3.2.2 Joondalup City Centre Development Plan (February 1995) ...... 15 3.2.3 North West Corridor Structure Plan (WAPC 1993) ...... 15 3.2.4 Western Australian Planning Commission Policies and Strategies ...... 15 3.2.5 City of Joondalup Policies and Strategies...... 16
4.0 MARKET DEMAND...... 16 4.1 SHOWROOM RETAIL ...... 16
4.2 FACTORY UNITS AND SMALL LOT LIGHT INDUSTRIAL ...... 16
4.3 DISPLAY YARD USE...... 17
4.4 OTHER USES ...... 17
4.5 TECHNOLOGY PARK ...... 17
5.0 OPPORTUNITIES AND CONSTRAINTS...... 18
5.1 CONSTRAINTS...... 18 5.1.1 Isolation of North Western Triangular Portion...... 18 5.1.2 Topography ...... 18 5.1.3 Existing Overhead Power Lines ...... 18 5.1.4 Drainage – Sump Site and Easement...... 19 5.1.5 Honeybush Drive...... 19 5.1.6 ‘Centre’ Zone...... 19
5.2 OPPORTUNITIES...... 20 5.2.1 Existing Services ...... 20 5.2.2 Access...... 20 5.2.3 Exposure ...... 21 5.2.4 Trees ...... 21 5.2.5 Public Transport ...... 21
6.0 SUMMARY...... 22
7.0 CONCLUSION ...... 22
LIST OF FIGURES & TABLES
FIGURE 1: LOCATION PLAN FIGURE 2: SITE CONTEXT – AERIAL PHOTO FIGURE 3: TRAFFIC VOLUMES FIGURE 4: PRELIMINARY LAND USE ARRANGEMENT BASED ON MARKET RESEARCH FIGURE 5: OPPORTUNITIES AND CONSTRAINTS FIGURE 6: INDICATIVE SUBDIVISION LAYOUT “A” FIGURE 7: INDICATIVE SUBDIVISION LAYOUT “B”
APPENDICES
APPENDIX 1A: JOONDALUP CITY CENTRE DEVELOPMENT PLAN (NOV.1990)
APPENDIX 1B: JOONDALUP CITY CENTRE DEVELOPMENT PLAN (FEB.1995)
APPENDIX 2: ENVIRONMENTAL ASSESSMENT
APPENDIX 3: EXISTING SERVICES PLAN
APPENDIX 4: LAND USE REPORT (MARKET DEMAND) PART TWO : EXPLANATORY REPORT
1.0 INTRODUCTION
This explanatory report outlines the assessments that have been completed during preparation of the Structure Plan. These have included an analysis of all relevant items including environmental, services and infrastructure, traffic and transport, statutory and strategic planning contexts, market demand and an opportunities and constraints assessment. How these items have been taken into consideration in evolving the proposed Structure Plan is explained and the legitimate research and analysis basis to the proposals confirmed.
2.0 SUBJECT LAND
2.1 Location
The location of the subject land is shown in Figure 1. It is a highly strategic site abutting the major entrance routes to the Joondalup CBD and adjoining major City Centre land uses. It adjoins the CBD, is bounded by Joondalup Drive to the east, Eddystone Avenue in the south, the Mitchell Freeway to the west and Hodges Drive on the north.
2.2 Land Ownership Details
The study area comprises various Titles all in the ownership of LandCorp. All lots nominated hereunder are also identified on Figure 2.
Lot/Loc Number Volume Folio Area (ha) Lot 902 2212 600 7.6 Pt Loc 7898 1691 712 7.7 Pt Loc 7899 2203 712 5.0 Lot 10 1859 99 4.0 Lot 11 1913 208 5.7 Lot 13 1883 393 2.8 Lot 14 1883 394 0.01 Total Area 32.81 LEGEND: Subject Area... SOURCE: Department of Land Administration
FIGURE 1 SCALE N.T.S. DATE: September 2003 REF: L13qq N LOCATION PLAN
JOONDALUP SOUTHERN BUSINESS DISTRICT 77 Thomas Street Subiaco WA CORNER HODGES DRIVE & JOONDALUP DRIVE PO Box 77, Subiaco WA, 6904 C 2003 Telephone: (08) 9381 5577 for LandCorp MASTERPLAN CONSULTANTS. ALL RIGHTS RESERVED Facsimile: (08) 9381 4888 Email: [email protected] 2.3 Site Analysis
2.3.1 Environmental Assessment
ATA Environmental undertook an environmental assessment of this site in early spring 2003 and their October 2003 Report is attached as Appendix 2. The purpose of the assessment was specifically to address:
1. The presence, if any of Declared Rare or Priority Flora by way of a Spring Flora and Vegetation Survey and identify implications for development.
2. Provide a desktop assessment of potential for Karst landform and the implications for development.
Key extracts from the assessment are identified in the following sub- sections.
2.3.2 Soils and Landform
The entire site is located on the Spearwood Dune System and in particular the low Tamala Limestone ridges and associated soils of the Cottesloe soils. Yellow brown sands can be up to five metres deep over limestone however in some places the sand ridge has been exposed. The study area is characterised by low hilly to undulating terrain with the landform in the southern region of the site having been significantly modified by past land uses. Evidence of this appears in Figure 2. A minor ridge rising from 40 metres AHD to 46 metres AHD is located in the central portion of the site however this area has been largely modified due to the presence of numerous tracts and large areas of clearing.
2.3.2 Karst Landform
The subject site is located approximately 500 metres to 700 metres west of an area mapped by Gozzard (1986) as containing abundant karst. The area between the site and the karstic zone is occupied by the northern part of the residential suburb of Edgewater. In the Wanneroo region of the Swan Coastal Plain karst phenomena FIGURE2 SCALE: 1 :2000 @ A 1 DATE: August 2003 SITE CONTEXT - AERIAL PHOTO REF: L13qq04 •N JOONDALUP SOUTHERN BUSINESS DISTRICT 77 Thomas Street Sub;aco, W.A 6008 CORNER HODGES DRIVE & JOONDALUP DRIVE @2003 for LandCorp MASTERPLA N CONSULTANTS Ph, 9381 5577 Fm, 9381 4888 ALL RIGHTS RESERVED. dill ill •11 Hi to' I "I Email: masterplon@ iinet.net.au ,.,~... -.-... ,~ ,,. A.B.N. 31 374269504 typically occur in an inter-barrier depression some 4–5 kilometres inland from the coastline. The subject site lies west of Lake Joondalup some 20 to 30 metres higher than standing water level. It lies outside the mapped zone of karstic phenomenon and is probably less likely to be underlain by significant karstic structures than the suburb of Edgewater, which lies to the east and abuts the karstic zone.
2.3.4 Hydrogeology
The study area is underlain by three main aquifers – the superficial aquifer of the Tamala Limestone; the confined aquifers of the Leederville Formation and the Yarragadee Formation. The Tamala Limestone extends to about 22 to 50 metres below the surface; the Leederville Formation extends to approximately 160 to 360 metres and the Yarragadee Formation extends to approximately 700 metres.
2.3.5 Vegetation and Flora
ATA Environmental undertook a detailed Flora and Vegetation Survey of the entire site on September 26, 2003. The site was surveyed by foot traverse with the vegetation described and mapped according to the structure and species composition of the dominant stratum using the system in Volume 2 of the Directory of Bush Forever Sites (Government of Western Australia, 2000). In addition, all native and non-native plant species present on the site at the time of the survey were identified. A total of 108 plant species were recorded and of these 80 (68%) are native and 38 (32%) are introduced. No species listed as Declared Rare or Priority were recorded in the study area during the September flora survey.
The flora and vegetation survey results suggest no Floristic Community Types (FCTs) listed as Threatened Ecological Communities (TEC) occur in the study area.
2.3.6 Vertebrate Fauna
Three main vertebrate faunal habitats are recognised within the study area based largely in terms of the vegetation mapping for the site. These comprise: *** Banksia-Sheoak Woodlands *** Banksia-Sheoak-Eucalypt Woodlands, and *** Limestone heaths with Tuart Woodlands
As the woodland vegetation provides refuge for various species including birds, mammals and snakes, the report recommends consideration be given to the retention of Tuart, Jarrah and Marri trees for the provision of fauna habitat, particularly nesting and roosting and for aesthetic purposes, where appropriate
2.3.7 Aboriginal Heritage
In January 2000, McDonald, Hales and Associates were commissioned by LandCorp to conduct a desktop survey of the Aboriginal Heritage values of a part of the Joondalup Campus of Edith Cowan University. It involved the proposed residential subdivision located on the corner of Joondalup and Lakeside Drives (to the east of the Business Park South), now known as University Village.
The desktop study involved an examination of the Register of Aboriginal Sites held at the Aboriginal Affairs Department along with a review of published and unpublished material. While not specific to this area, it did identify sites as far away as Currambine and revealed there were no sites recorded within the Business Park South Precinct.
An Aboriginal site survey was undertaken by Gary Quartermaine for the same portion of the Joondalup ECU Campus in June 2000. The report advised that four archaeological sites had been registered at the Aboriginal Affairs Department within two kilometres of the project area. Three of these are archaeological sites and one is an ethnographic/archaeological site. None of the sites are located within the proposed Structure Plan area of Business Park South.
There is a combined Native Title Claim over the entire Perth Metropolitan Area, however private ownership generally extinguishes this claim. 2.4 Services / Infrastructure
2.4.1 Existing Services
As the Joondalup/Edgewater area has been substantially developed over the past 20 years, all necessary engineering services are immediately available. The existing services plan prepared by Ewing Consulting Engineers Pty Ltd is attached as Appendix 3. A brief description of the existing services follows:-
- Power is distributed throughout the area via 22 KV and 132 KV transmission lines via overhead supply. The 22 KV line immediately adjoins the subject site along Eddystone Avenue, Joondalup Drive and Hodges Drive. The 132 KV line extends from Hodges Drive to Eddystone Avenue generally in proximity to the western boundary of the site. In the northwest sector, however, this line is located approximately 100 metres from the western boundary (Mitchell Freeway).
- Mains water supply is located in Joondalup Drive and Hodges Drive.
- The main sewer runs along the Mitchell Freeway boundary and enters the property approximately 200 metres north of Eddystone Avenue and extends to the existing Honeybush Drive road reserve.
- Underground power is located along the full length of the Honeybush Drive road reserve all the way to the originally intended cul-de-sac head adjacent to Joondalup Drive.
- Gas mains are located in the Honeybush Drive road reserve via Eddystone Avenue.
- Telstra optic fibre and distribution cables are located in the Honeybush Drive road reserve for its full length. Reference to the existing services plan attached as Appendix 3 shows the alignment of previously intended roads, i.e. Honeybush Drive and Sundew Rise. Services were located within these road reserves some 6 years ago to accommodate a future subdivision which has not taken place. The presence of existing services in these road reserves is a consideration in the structure planning process.
Section 10.0 (Opportunities and Constraints) contains more information on existing services.
2.4.2 Extension of Services
In the course of the preparation of the structure plan, Ewing Consulting Engineers liaised with all servicing authorities and have confirmed that all services can be efficiently introduced into the property. The following actions are required to facilitate subdivision and development:
- Power: All sites will be serviced by underground power. Western Power will determine its transformer and padmount site requirements through the advertising of the structure plan and more specifically as a condition of subdivision. Any existing services in Honeybush Drive, which are not required, will be removed at subdivision stage.
An easement will be required over the existing services on the north side of Eddystone Avenue.
- Water Supply: Water supply extension will be from Buick Way on the north side of Hodges Drive. This will require an easement through the 4Ha Single Major Use lot (possible Council depot).
- Sewer: The existing sewer is proposed to be extended (by boring - up to 8m deep) along the eastern boundary of the railway reserve and to be bored under the railway to sewer the subject land. - Telstra Optic Fibre and Distribution Cables: Optic fibre and distribution cable extension to all proposed lots is relatively straightforward.
- Drainage: Sumps are required in the two locations shown on the Structure Plan (Plan 1 in Part One). At this preliminary stage, the sump proposed approximately 200m north of Eddystone Avenue, adjoining the Freeway, will have a site area of approximately 8000m2. This sump will accommodate existing drainage outfall from Joondalup Drive. The northern sump will have a site area of approximately 5000m2. Additionally, a small drain (approximately 1000/1200m2) is likely to be required at the southern tip of the western moiety (divided by the railway).
2.5 Access / Road Network
The site is bounded by four highly significant roads - Mitchell Freeway, Joondalup Drive, Hodges Drive and Eddystone Avenue. Additionally, the site is bisected by the Northern Corridor Railway Reserve. As the Joondalup City Centre and associated activities eg. Edith Cowan University, TAFE, Civic Centre, Hospital, etc are located to the north and east, public transport and efficient and safe access are imperative.
2.5.1 Current Road System
Mitchell Freeway The Mitchell Freeway is classified as a Primary Regional Road on the Metropolitan Region Scheme and presently extends to Hodges Drive.
As at July 2003 the Freeway carried 22,956 vehicles per day north of Ocean Reef Road. This vehicle count is an MRWA “snapshot” which requires some adjustment. The Mitchell Freeway is a four lane divided road and has capacity for additional lanes. (Refer to Figure 3 - Traffic Volumes). There is no direct access to the site from the Freeway. -it~ 7/iJJ /;' - - - 1_ ___ I 7r/ ·~ L I I~ ;~_ - I 1---- "r--1 1 1 r Ii I ;-,__-1,__ f I I , I , -l I '----L-~ I / -L__Jr I !'~ - - ! ;r----,_ __ ---; · 11 \l I I I I \
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FIGURE 3 SCALE: 1 :5000 DATE: September 2003 TRAFFIC VOLUMES (Monday to Friday Average) REF: L13qq N Source: MRWA Snapshots • JOONDALUP SOUTHERN BUSINESS DISTRICT 77 Thomes Street @ 2003 Sub;oco, W.A. 6008 CORNER HODGES DRIVE & JOONDALUP DRIVE MASTERPLAN CONSULTANTS. Ph, 9381 5577 Foxe 9381 4888 ALL RIGHTS RESERVED. for LandCorp 1,1 ,1,a.1 r•r 1 .AN Email: [email protected] ~.1r ... - A.B.N. 31 374 269 504 Joondalup Drive Joondalup Drive is classified as “Other Regional Road” on the Metropolitan Region Scheme and under the Perth Metropolitan Area Functional Road Hierarchy , produced by MRWA, is classified as a “District Distributor A”. Joondalup Drive has a speed limit of 80 km per hour and is the major access provider to Joondalup and Edgewater businesses, educational centres, hospitals, etc.
Prior to the Mitchell Freeway being extended beyond Ocean Reef Road, Joondalup Drive was carrying 41,010 vehicles per day (1998/99). The original proposal to extend the Mitchell Freeway beyond Ocean Reef Road was reliant on Joondalup Drive attaining a volume of 25,000 vehicles per day. This was exceeded in 1993/94 (28,090 vehicles per day). The carrying capacity of Joondalup Drive has increased substantially with the extension of the freeway to Hodges Drive and the volumes at the most recent count held in September 2003 (south of Hodges Drive) are as follows: Northbound 11,957 Southbound 11,941 (combined = 23,898)
Joondalup Drive is clearly capable of accommodating greater traffic volumes, however, it is likely that as volumes increase and as more commercial and public attractors are constructed, the 80km speed limit will need to be suitably adjusted. There is no direct access to individual lots from Joondalup Drive.
Hodges Drive Hodges Drive is classified as “Other Regional Road” on the Metropolitan Region Scheme and serves a major east west connector function. As it is presently the northern terminus of the Mitchell Freeway it also serves a major north south function. MRWA data for 1997/98 identifies Hodges Drive carried 13,930 vehicles west of Joondalup Drive. At a more recent count (October 2001), the traffic volumes were 16,392 vehicles per day west bound and 15,484 vehicles per day east bound. The combined volume approximates 32,000 vehicles per day. Ideally, there should be no direct access to the site from Hodges Drive. Eddystone Avenue Eddystone Avenue is also classified as “Other Regional Road” on the Metropolitan Region Scheme and provides a diagonal access between the Joondalup City Centre and surrounds and the residential suburb of Heathridge and beyond. The Eddystone Avenue bridge has only recently been completed and the MRWA snapshot (28.8.2003 to 2.9.2003) identifies 3692 vehicles per day north bound and 4104 vehicles per day south bound. There is no direct lot access from Eddystone Avenue.
2.5.2 Future Traffic Volumes
The following volumes are based on MRWA traffic forecasts for the year 2011. These forecasts have not been adjusted since the extension of the Mitchell Freeway to Hodges Drive and the construction of the Eddystone Avenue bridge and therefore some future adjustment must be anticipated as and when new traffic volume data is collected by MRWA.
- Joondalup Drive north of Hodges Drive 21,700 VPD - Joondalup Drive south of Hodges Drive 29,000 VPD - Hodges Drive 21,300 VPD (source: Sinclair Knight Merz, 21 August 2000)
During 1995 Uloth & Associates prepared a report for LandCorp which provided forecasts for the section of Hodges Drive adjacent to this site. The forecasts relate to evening peak hour volumes for 2006 and 2021. The two-way traffic volumes forecast were:-
- Year 2006 = 3,380 VPH - Year 2021 = 4,230 VPH
The traffic movement between the Mitchell Freeway and Joondalup Drive along Hodges Drive constitutes through traffic which would be delayed if a direct access was permitted to any future development on the south side of Hodges Drive. The north west corner of the subject site is isolated by the railway reserve and MRWA had previously agreed to allow LandCorp to have a left in/left out only access on Hodges Drive. In the meantime, the City of Joondalup and LandCorp have agreed that a bridge crossing will be provided at the southern portion of this isolated site, thereby precluding any access requirements onto Hodges Drive.
The structure plan area has always been proposed for Business Park purposes and therefore all transportation planning has made appropriate allowance for traffic to be generated from the site. Joondalup Drive and Eddystone Avenue are the most significant direct access providers and additional studies will be undertaken after further suitably adjusted MRWA traffic volume data is available.
As no access is available to the Mitchell Freeway and/or Hodges Drive, these two roads are considered not to be impacted by the proposed development.
2.5.3 Forecast Traffic Generation
The structure plan proposes a mix of Business/Industrial activities ranging from Showroom/Bulk Retail premises to Service Industry. The structure plan identifies the following land use allocations :-
- Showroom/Bulk Retail - 14.2 hectares (less roads = 11 hectares)
- Service Industry - 10.4 hectares (less roads = 8 hectares)
- Bulk Retail/Technology Park - 6 hectares (less roads = 5 hectares)
- Council Depot - 4 hectares
Assuming a standardised 50% plot ratio, the preliminary allocation of floor space is as follows:-
- Showroom/Bulk Retail - 55,000 square metres
- Service Industry - 40,000 square metres - Bulk Retail/Technology Park - 25,000 square metres
- The proposed Council Depot will not be significant in terms of plot ratio, however traffic generation, particularly heavy vehicles, will be significant.
The Director General Transport South Australia - Land Use Traffic Generation Guidelines, provides a daily rate of 5 vehicles per day per 100m2 of Total Floor Area (TFA) and a PM peak hour rate of one vehicle per hour per 100m2 TFA. Based on these assumptions, the subdivision would generate some 6000 vehicle trips per day and some 1200 vehicle trips per hour during the evening peak hour.
In terms of capacity, Joondalup Drive and Eddystone Avenue can comfortably accommodate this increase.
2.5.4 Public Transport
The area surrounding the subject site is well serviced by buses. Bus routes 465 and 466 pass the site via Joondalup Drive. Route 465 services Joondalup Drive between Tree Top Avenue (south of Eddystone Avenue) and Grand Boulevard. Route 466 services Joondalup Drive between Tree Top Avenue and Lakeside Drive. Routes 463 and 464 run along Hodges Drive into Grand Boulevard. All routes attend the Joondalup Interchange in Collier Pass (adjoining Lakeside Shopping Centre).
The railway line dividing the subject site provides two stations ie. Joondalup Interchange, some 800 metres north of Hodges Drive and Edgewater Station, some 1400 metres south of Eddystone Avenue.
3.0 TOWN PLANNING CONTEXT
3.1 Zoning
3.1.1 Metropolitan Region Scheme The subject land is zoned “Central City Area” under the Metropolitan Region Scheme (MRS). Joondalup Drive, Hodges Drive and Eddystone Avenue are identified as “Other Regional Road” reserves under the MRS. The Mitchell Freeway is classified as “Primary Regional Road” while the railway land is reserved for “Railways”.
3.1.2 City of Joondalup District Planning Scheme No. 2 The land is zoned “Centre” zone under the City of Joondalup District Planning Scheme No. 2. In accordance with DPS No.2, a structure plan is required to be prepared and adopted to confirm intended land uses.
3.2 Strategic Planning Background
There are a number of policy planning documents as well as the District Planning Scheme which are of relevance to the future use of the study area. This section documents the various studies undertaken for the land and the general Joondalup City Centre Precinct.
3.2.1 Joondalup City Centre Development Plan (November 1990 - Joondalup Development Corporation)
This document reviews the preceding Joondalup City Centre structure plan, and provides an indicative staging plan, which includes the Southern Business District.
The study area is identified as an overflow ‘Business Park’ on the document’s concept plan, and as ‘Technology/Offices’ on the Structure Plan (Refer to Appendix 1A). The subject site is also identified as a ‘Business Park, Technology Precinct’ on the staging plan. The Plan shows the extension of Honeybush Drive running further north, and additional cul-de-sac road configurations, with one road crossing the railway reserve to provide access to the north-west portion of land. Appendix IA contains two plans viz., (1) the 1990 Concept Plan and (2) the 1990 Structure Plan.
The staging plan anticipated the development of the northern portion of Business Park South to occur from 1992/93 and 1994/95 onwards. No timeframe was indicated for the remaining southern portion of the staging plan. 3.2.2 Joondalup City Centre Development Plan (February 1995)
The 1995 Development Plan provided a broad strategy for the planning of Joondalup City. The report identifies the Joondalup Business Park and City Centre as the focus for the region’s economic growth. The Southern Business District is identified as one of seven planned districts. These seven districts are:- 1. City North 2. Central Business 3. Lakeside 4. Western Business 5. Campus 6. North Western 7. Southern Business
This February 1995 report makes reference to the distinct function of the Southern Business District “ with an emphasis on mixed business and technology development”. The “P1 Districts” plan is attached as Appendix 1B, together with the Land Use Plan (“P5 Land Use”) which identifies the site for Technology/Office purposes.
3.2.3 North West Corridor Structure Plan (WAPC 1993)
This Structure Plan prepared by the WAPC identified the subject site as “Mixed Business Areas”.
3.2.4 Western Australian Planning Commission Policies and Strategies
The WAPC has been involved in the creation of Joondalup since the first concepts were formalised in 1977. The “Central City Area” zoning on the MRS confirms the WAPC’s commitment to Joondalup being a major commercial, employment and residential node. The following WAPC policies have been considered in the preparation of this Structure Plan:-
*** Policy DC 4.1 – Industrial Subdivision (July 1988)
*** Policy DC 5.1 – Regional Roads (Vehicular Access) (June 1998)
*** Policy DC 1.1 – Subdivision of Land – General Principles (May 1998) *** Policy DC 1.2 – Development Control – General Principles (May 1998)
*** Metropolitan Centres Policy 2000
3.2.5 City of Joondalup Policies and Strategies
Apart from the planning controls contained in District Planning Scheme No. 2, the City also relies on various planning documents prepared either by the Joondalup Development Corporation/LandCorp separately or in association with the City of Joondalup. These documents include the Joondalup City Centre Development Plan (Nov 1990) and the Joondalup City Centre Development Plan (Feb 1995).
4.0 MARKET DEMAND
A Land Use Report has been prepared by Colliers International to provide a market commentary on anticipated areas of current and future market demand for the subject land (Refer to Appendix 4). The report analyses the current supply of vacant land in Joondalup, particularly Business Park North, and considers the existing business mix in this area.
From the research undertaken, it is evident that the current market ‘drivers’ are likely to come from the following sectors:
4.1 Showroom Retail
New opportunities are likely to come from factory direct retail showrooms looking for land in major regional centres such as this, in the short to mid term. The trend towards bigger premises may create opportunities for large showroom/retail sites. This market is likely to demand lots of approximately 0.5 to 1.0 hectares, with frontage onto Joondalup Drive.
4.2 Factory Units and Small Lot Light Industrial
It is believed that there is a demand for smaller light industrial type lots (approximately 1000m2 - 1500m2) in the area, particularly for activities previously excluded from Joondalup Business Park North. Further consideration should be given to the desirability and management of these uses which include car repair (and sales). 4.3 Display Yard Use
Display Yards (eg car yards, boat/marine sales, caravan yards, and nurseries) are currently under-represented in the Joondalup City area and therefore can be considered as a source of potential demand.
4.4 Other Uses
Other opportunities may also exist for leisure and entertainment type uses, for example ice skating, go cart track, mini golf, or a major leisure zone. However, these opportunities are considered to be rather limited, and tend not to support high land values. Convenience stores, service stations, and offices are already well provided for in the Joondalup City Centre, and are therefore not considered as potential demand drivers.
4.5 Technology Park
At the time of preparing this report, Masterplan received advice from Shrapnel Urban Planning regarding the development potential of part of the subject site as a technology park. The report concluded that technology parks require considerable support from Government, considerable capital injection and that demand for such a site would be limited. The attached Land Use Report prepared by Colliers International also supports this view.
The key to the viability of technology parks is their association with Universities. It appears that without the commitment of Edith Cowan University (ECU) there is no real prospect of a technology park. Importantly, the spacious Bentley Technology Park model has been replaced by more land-efficient high-rise complexes, generally on university campuses or abutting them. A site of 4 or 5 Ha is more than adequate.
The demand for showroom/bulk retail space is strong and therefore any continuing lack of demand for or justification of a technology park may result in any land allocations being taken up to satisfy market demand. The Likely Staging Plan (Plan 2 in Part One), confirms that the first stage of development will take place in the north western corner to accommodate the City of Joondalup Depot. The construction of the northern most subdivision road, giving access to Stage 1, will make the Bulk Retail/Showroom and/or Technology Park site more attractive and imminent. Colliers advice has been translated into a preliminary land use arrangement plan, based on market research and local knowledge. (see Figure 4).
The demand analysis has highlighted particular characteristics of the subject land which promote the land use combination proposed in the Structure Plan.
5.0 OPPORTUNITIES AND CONSTRAINTS
5.1 Constraints
5.1.1 Isolation of North Western Triangular Portion
The north-south alignment of the Railway Reserve has effectively isolated the north-western portion of the Business Park from the remaining area. Connectivity of the two portions of the site can only be overcome by the construction of a bridge over the railway.
Advice received from Main Roads WA states that (if there is no bridge connection) they will only support a left in/left out form of access from Hodges Drive, and that even this option is not desirable due to the proximity of Joondalup Drive intersection and the freeway on-ramp left turn lanes.
5.1.2 Topography
The subject site is undulating, with the lowest point being near the south-western boundary. Cut and fill will be required to be undertaken over the majority of the site. Earthworks will be extensive in order to achieve a level site throughout. Fill will be required along low lying sections of Joondalup Drive. A tree survey has been completed to facilitate determination of significant trees able to be retained at development stages.
5.1.3 Existing Overhead Power Lines
Overhead 132KV power lines run north-south along a portion of the western side of the study area boundary. The lines enter approximately 150 metres north of Eddystone Avenue and continue -/ I
p (,,?
506
Service Industry 6 ha
1M·---- ~ -~
Bulk Retail 4.6 ha
Service Industry 4.4 ha
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FIGURE 4 SCALE: 1 :5000 DATE: September 2003 PRELIMINARY LAND USE REF: L13qq •N ARRANGEMENT BASED ON MARKET RESEARCH 77 Thomes Street JOONDALUP SOUTHERN BUSINESS DISTRICT @ 2003 Subloco, WA 6008 MASTERPLAN CONSULTANTS. Ph, 9381 5577 Foxe 9381 4888 CORNER HODGES DRIVE & JOONDALUP DRIVE ALL RIGHTS RESERVED. 1,1 ,1, a. 1 r • r 1 _,. N Email: [email protected] for LandCorp ..__...,, '" - A.B.N. 31 374 269 504 north through the middle of the isolated triangular portion of land. An easement of approximately 13 metres width is required centred on the poles.
Negotiations on the future of the overhead lines are taking place between the City of Joondalup and LandCorp. The City is proposing to construct its new Depot in the locality of the overhead lines.
The retention of the power poles will place some constraint on the subdivision options over the site, however, these can be overcome to some degree by appropriate road location and lot configurations.
5.1.4 Drainage – Sump Site and Easement
There is a commitment to retain a sump site near the south-western corner of the study area. The site is approximately 8000m2 in size, and will service discharge from both the study area and the Edith Cowan University carpark on the north-eastern side of Joondalup Drive.
A 5 metre wide sewer easement also exists between Honeybush Drive and the western boundary.
5.1.5 Honeybush Drive
Honeybush Drive is constructed in part and various engineering services lie within its reserve. The road can be retained and utilised if it effectively matches the desired layout. Otherwise, services require removal and/or relocation.
5.1.6 ‘Centre’ Zone
It is possible that the existing Centre zoning may be a hindrance. Whilst Clause 3.11 of the Council’s District Planning Scheme provides that any intended land uses shown on the approved structure plan are permissible, the parking standard of 1 bay per 30m2 NLA may be excessive for most likely uses.
The ‘Business Park’ land north of Hodges Drive is zoned Service Industrial with parking standards relating to actual use eg. Showroom – 1 bay per 30m2 NLA; Warehouse – 1 bay per 50m2 NLA. These standards may be excessive for land use possibilities such as car yards, display yards, service industries, bulk retail and showrooms. It is likely all these uses will be permissible in the Centre zone.
The most appropriate approach is considered to be relating the parking requirement to the use proposed and this has been adopted in Part One.
5.2 Opportunities
5.2.1 Existing Services
The portion of land on the eastern side of the rail reserve is already serviced by Telstra distribution cable, fibre optic cable and 22KV underground power cables. These run along the northern side of Eddystone Avenue and up through Honeybush Drive through to a cul-de-sac head originally proposed under the Joondalup City Centre Development Plan of 1990.
A sewer line runs along the western boundary of the study area, from Eddystone Avenue up to a sewer easement where it splits. One line continues a further 150 metres north, whilst the other line runs east along the easement to Honeybush Drive and heads 200 metres north.
These existing services may need to be relocated, depending on the final structure plan design. However, their existing locations will be taken into consideration during the design process.
5.2.2 Access
An opportunity exists for the creation of a four way signalised intersection at the corner of Lakeside Drive and Joondalup Drive. The intersection would provide an opportunity for increased exposure, and the creation of a legible gateway into the Business District. The site also benefits from the construction of the Eddystone Avenue Bridge over the Mitchell Freeway, which has recently been completed. This new connection provides additional access between Joondalup Drive and Ocean Reef Road, providing increased exposure for and accessibility to future businesses.
5.2.3 Exposure
The site is attractively positioned in terms of exposure, with prominent frontages to Joondalup Drive, Eddystone Avenue, Hodges Drive and the Mitchell Freeway. The latter two roads have access disadvantages with no access being permitted to or from the Freeway. Notwithstanding, the significant Freeway exposure will be beneficial to many businesses.
5.2.4 Trees
Large gum trees on the site should be retained, where possible, for both aesthetic reasons and providing roosting and nesting sites for avifauna. Prior to commencing subdivision design, a tree survey should be undertaken to accurately plot all significant trees. Subdivision boundaries can be adjusted to accommodate tree retention within front landscaping and car parking areas and, where suitable, in road reserves.
The Joondalup area has numerous nature reserves including Yellagonga Regional Park (surrounding Lake Joondalup); the Woodvale Nature Reserve, south of Ocean Reef Road; the Neerabup National Park, north of Burns Beach Road; and un-named reserve on Joondalup Drive east of Eddystone Avenue intersection and quasi parklands such as the Joondalup Golf Course. The retention of some mature trees within the structure plan area will provide roosting or resting stops for birds moving between these reserves.
5.2.5 Public Transport
Existing bus stops along Joondalup Drive will allow future workers and patrons to visit the structure plan area by public transport. The proposed train station adjacent to ECU will be of significant benefit to the structure plan area. POSSIBLE LEFT IN / LEFT OUT MOVEMENT EXISTING DRAINAGE SUMP
CARPARK CROSSOVER TO ECU EXISTING TELSTRA OPTIC FIBRE CABLE UNDER GROUND POWER
VERY GOOD EXPOSURE EXCELLENT EXPOSURE POSSIBLE RETENTION OF SOME MATURE 13 METRE WIDE TREES EASEMENT FOR OVERHEAD POWER POLES POSSIBLE FOUR WAY FILL AREA VERY GOOD EXPOSURE INTERSECTION
TRAFFIC LIGHTS
LAKESIDE DRIVE
EXISTING WATER, SEWER LINES RAILWAY RESERVE EXCELLENT STOP HERE SEVERING LAND INTO TWO EXISTING DRAINAGE SUMP
LEVELS FALL AWAY
LEVELS RISE
EXPOSURE
EXISTING SEWER LINE
CURRENT SUMP SITE AT LOW POINT
SEWER EASEMENT EXCELLENT EXPOSURE (5 METRES WIDE)
BRIDGE OVER PROPOSED FREEWAY ROUNDABOUT
SCALE N.T.S. DATE: December 2003 FIGURE 5 REF: L13qq -02 OPPORTUNITIES AND CONSTRAINTS N
JOONDALUP SOUTHERN BUSINESS DISTRICT 77 Thomas Street Subiaco WA CORNER HODGES DRIVE & JOONDALUP DRIVE PO Box 77, Subiaco WA, 6904 C 2003 Telephone: (08) 9381 5577 for LandCorp MASTERPLAN CONSULTANTS. ALL RIGHTS RESERVED Facsimile: (08) 9381 4888 Email: [email protected] 6.0 SUMMARY
A detailed assessment of the subject land analysing its physical, environmental and locational characteristics has been completed. It’s context in terms of servicing and infrastructure, traffic and transport and strategic and statutory planning was also assessed. In addition, a market analysis was completed. The outcomes of all of this work was brought together in an opportunities and constraints analysis and the Structure Plan proposal contained in Part One of this report derived from this analysis.
The structure plan, therefore, responds to the characteristics, both positive and negative of the site, conforms with historic strategic planning for the locality, acknowledges the profile of the subject land and reflects the market need and demand in the area. In order to ensure the general principles promoted in the Structure Plan will translate to future development, preliminary subdivision concepts were prepared (Refer Figures 6 and 7 : Indicative Subdivision Layout).
These are indicative only, with further subdivision to be based upon an appropriate detailed design process but it does confirm the capacity of the site to realistically accommodate the type of subdivision and development promoted by the Structure Plan.
7.0 CONCLUSION
The proposed Structure Plan reflects the considerable and appropriate assessment that has been undertaken and is documented within the Structure Plan Report. It is presented in response to the relevant requirements of the City of Joondalup District Planning Scheme No.2 and as a guide to future use of the subject land and future more detailed planning. The structure and uses proposed are considered the most appropriate development framework for the site and responds to the inherent characteristics of both the site and the locality. Edith Cowan University
Depot Site . Bulk 8Retail/Showroom and/or Technology Park
LEGEND
ACCESS CROSS EASEMENTS ...... -·-
DUAL USE PATH...... ----- DRAINAGE ...... c::::::::J t 50 100 150 200 250
FIGURE 6 SCALE: 1 :4000 DATE: December 2003 INDICATIVE SUBDIVISION LAYOUT 'A' REF: L 13qq 12 rps REVISED: 11th June 2004 •N JOONDALUP SOUTHERN BUSINESS DISTRICT 77 Thomas Street CORNER HODGES DRIVE & JOONDALUP DRIVE Subiaco, W.A. 6008 @ 2003 for LandCorp MASTERPLAN CONSUL TANT$ Ph: 9381 5577 Fax: 9381 4888 ALL RIGHTS RESERVED. Email: [email protected] A.8.N. 3 1 374 269 504 63 Edith Cowan University
Depot Site ! [~ Retel:~m ~ D and/or Technology Park
Bulk Retail/ Showroom 5.98ha
LEGEND
ACCESS CROSS EASEMENTS...
DUAL USE PATH...... ----- DRAINAGE...... c::::::::J
50 100 150 200 250 300m
FIGURE 7 SCALE: 1 :4000 DATE: December 2003 INDICATIVE SUBDIVISION LAYOUT 'B' REF: L 13qq 14 rps REVISED: 11th June 2004 •N JOONDALUP SOUTHERN BUSINESS DISTRICT 77 Thomas Street CORNER HODGES DRIVE & JOONDALUP DRIVE Subiaco, W.A. 6008 @2003 for LandCorp MASTERPLAN CONSUL TANT$ Ph: 9381 5577 Fax: 9381 4888 ALL RIGHTS RESERVED. Email: [email protected] A.B.N. 3 1 374 269 504 APPENDIX 1A
JOONDALUP CITY CENTRE DEVELOPMENT PLAN (NOV.1990) EXTRACT • I • I E ~ j I " . s ~ <( ~ I I J i ! • (S) i;i111 iw ~ ! ~ ~ -l I ' I i I< ! ~ I i ! t I I I t i • i I & • • .!! I 11 I Ll ••1;11g l i~IOo o ~ t & I %
u.J ~ 1-z uu.J >- 1- u APPENDIX 1B
JOONDALUP CITY CENTRE DEVELOPMENT PLAN (FEB. 1995) EXTRACT UJ ex:: fz ut.u > f- u Q.. C ::, .!l! ...J 0.. < QI az ~... 0 ~ 0 .: ~ Cl) ,I
I '"- ,,/' 1" __ .... ,~~ .--
APPENDIX 2
ATA ENVIRONMENTAL ASSESSMENT REPORT PREPARATION CHECK LIST
INSTRUCTIONS: To be maintained by Project Manager. On completion, to be filed with report.
1. PROJECT DETAILS
Job No: LAN-200 Report Number: 2003/160 Project Manager:
Start Date: Completion Date:
2. DRAFT TABLE OF CONTENTS
Prepared and circulated List of Figures
3. DRAFTING REQUIREMENTS
Figures discussed with Drafting Revision of Figures Cover - Yes/No Final Figures Signed Off Preliminary Figures Date:
4. REPORT – VERSION 1
Proof Read No. of Copies Sent Format Checked Date: Compliance with Scope of Works Reviewed by : Author : Partner
5. REPORT – VERSION 2
Comments Incorporated Format Checked Amendments to Figures No. of Copies Sent Proof Read Date: Reviewed by : Author : Partner
6. REPORT – VERSION 3
Comments Incorporated Format Checked Amendments to Figures No. of Copies Sent Proof Read Date: Reviewed by : Author : Partner LANDCORP
JOONDALUP BUSINESS PARK BOUNDED BY MITCHELL FWY, HODGES DRIVE, JOONDALUP DRIVE & EDDYSTONE AVENUE, JOONDALUP
ENVIRONMENTAL ASSESSMENT
VERSION 2
OCTOBER 2003
REPORT NO: 2003/160 ATA Environmental ______
DISCLAIMER
This document is published in accordance with and subject to an agreement between ATA Environmental (“ATA”) and the client for whom it has been prepared LandCorp (“Client”) and is restricted to those issues that have been raised by the client in its engagement of ATA and prepared using the standard of skill and care ordinarily exercised by Environmental Scientists in the preparation of such Documents.
Any person or organisation that relies on or uses the document for purposes or reasons other than those agreed by ATA and the Client without first obtaining the prior written consent of ATA, does so entirely at their own risk and ATA denies all liability in tort, contract or otherwise for any loss, damage or injury of any kind whatsoever (whether in negligence or otherwise) that may be suffered as a consequence of relying on this Document for any purpose other than that agreed with the Client.
QUALITY ASSURANCE
ATA Environmental has implemented a comprehensive range of quality control measures on all aspects of the company’s operation and has Quality Assurance certification to ISO 9001.
An internal quality review process has been applied to each project task undertaken by us. Each document is carefully reviewed by core members of the consultancy team and signed off at Director level prior to issue to the client. Draft documents are submitted to the client for comment and acceptance prior to final production.
Document No: LAN-2003-013_001_sm_V2
Report No: 2003/160
Checked by: Signed:
Name: Sarah Maxwell Date: 5 November 2003
Approved by: Signed:
Name: Paul van der Moezel Date: 5 November 2003
______LAN-2003-013_001_sm_V2: Joondalup Business Park Environmental Assessment Version 2: 5 November 2003 ATA Environmental ______
TABLE OF CONTENTS
1. INTRODUCTION ...... 1
1.1 Background...... 1 1.2 Proposed Land Use ...... 1 1.3 Purpose and Scope ...... 1
2. EXISTING ENVIRONMENT...... 2
2.1 Climate...... 2 2.2 Soils and Landform...... 2 2.3 Karst Landform...... 2 2.4 Hydrogeology ...... 3 2.5 Vegetation and Flora...... 4 2.5.1 Methodology...... 4 2.5.2 Vegetation Types ...... 5 2.5.3 Vegetation Condition...... 6 2.5.4 Floristic Community Types ...... 6 2.5.5 Flora ...... 7 2.6 Conservation Significance of the Flora and Vegetation ...... 7 2.6.1 Flora ...... 7 2.6.2 Vegetation...... 7 2.6.3 Floristic Community Types ...... 8 2.7 Vertebrate Fauna...... 8
3. SUMMARY AND RECOMMENDATIONS...... 10
REFERENCES ...... 11
LIST OF FIGURES
1. Location
2. Topography
3. Vegetation Types
4. Vegetation Condition
APPENDIX 1
1. Flora List
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1. INTRODUCTION
1.1 Background
ATA Environmental has been commissioned by LandCorp to undertake an environmental assessment of the proposed Joondalup Business Park bounded by Hodges Drive, the Mitchell Freeway, Joondalup Drive and Eddystone Avenue in the City of Joondalup (Figure 1). The site encompasses approximately 34ha and is dissected in the north-western region by the northern railway alignment.
1.2 Proposed Land Use
It is proposed to subdivide the landholding to create a number of commercial sites ranging from approximately 1,000m2 to 9,500m2 and a technology park precinct in the northern portion of the site encompassing 6ha. The study area is currently zoned ‘Central City Area’ under the Metropolitan Region Scheme and ‘Centre’ under the City of Joondalup District Planning Scheme No. 2.
1.3 Purpose and Scope
This assessment has been prepared to allow potential environmental issues regarding the development of the study area to be assessed. Specifically this report addresses the following:
determine the presence, if any, of Declared Rare or Priority Flora by way of a spring flora and vegetation survey and identify implications for development; and
provide a desktop assessment of potential for karst landform and implications for development.
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2. EXISTING ENVIRONMENT
2.1 Climate
The Joondalup area experiences a warm mediterranean climate with hot dry summers and mild wet winters. Air temperatures are similar to those experienced in Perth, where mean daily maximum temperatures vary from 30qC in summer to 17.5qC in winter, and mean daily minimum temperatures vary from 18.5qC in summer to 9.1qC in winter.
Rainfall in the Joondalup area occurs mostly during the winter months, with monthly totals during this period occasionally in excess of 100mm. Monthly rainfall of up to 50mm may occur in the remaining months. The average annual rainfall collected from the Wanneroo area is of 843mm.
Prevailing winds vary with the season and diurnally. During the summer months winds are predominantly from the east to south-east during the morning (4am to midday) and from the south-west in the afternoon (1pm to 6pm), due to the influence of the local sea breeze. Alternatively, winter is characterised by predominantly north- westerly storm winds that back to the west and south-west, interspersed with calmer periods. These storms are related to the passage of low-pressure systems that affect the south-west portion of the state due to the northerly location of the anticyclone system. Major storms experienced during winter, and involving 70km/h winds for periods of 6 hours to 24 hours, occur 2-10 times per year.
2.2 Soils and Landform
The study area is located entirely on the Spearwood Dune System, and in particular the low Tamala Limestone ridges and associated soils of the Cottesloe soils. The yellow brown sands can be up to 5m deep over the limestone but in places the sand ridge has been eroded, exposing bare limestone. Exposed limestone and limestone close to the surface was noted in the central region of the site and was generally associated with characteristic flora such as Parrot Bush (Dryandra sessilis), Coastal Daisy (Olearia axillaris) and Tuarts (Eucalyptus gomphocephala).
The study area is characterised by low hilly to undulating terrain with the landform in the southern region of the site having been significantly modified by past land uses, with the low point of the site at approximately 34m AHD. From this point the land rises gently to 53m AHD at the north-western boundary of the site. A minor ridge rising from 40m AHD to 46m AHD is located in the central region of the site, however this area has been largely modified due to the presence of numerous tracks and large areas of clearing.
2.3 Karst Landform
According to this desktop assessment of karst phenomena, the proposed business park site lies approximately 0.5km to 0.7km west of an area mapped by Gozzard (1986) as
______LAN-2003-013_001_sm_V2: Joondalup Business Park Environmental Assessment 2 Version 2: 5 November 2003 ATA Environmental ______containing abundant karst. The area between the site and the karstic zone is occupied by the northern part of the residential suburb of Edgewater.
The term ‘karst’ is used to describe landscapes that are commonly characterised by closed depressions (sinkholes), subterranean drainage and both horizontal and vertical caves. The term is applied to a geomorphic province as a whole, and not just to the characteristic features of the terrain. Karst landscapes are formed principally by the selective chemical dissolution of limestone, or dolomitic rocks and by the percolation of ground waters and underground streams. The solubility of limestone is much enhanced if the waters contain dissolved carbon dioxide which is scavenged from the atmosphere and soil (Hamilton–Smith et al., 1998).
In the Wanneroo region of the Swan Coastal Plain karst phenomena typically occur geographically in an inter-barrier depression of the Spearwood Dune System some 4km to 5km inland from the existing coastline. The Tamala Limestone is the geological unit that comprises the dune system and within the depression the limestone has collapsed in places to form a chain of discontinuous lakes such as Lake Joondalup and Loch McNess to the north.
The proposed business park site lies west of Lake Joondalup some 20m to 30m higher than standing water level. It lies outside the mapped zone of karstic phenomenon and is probably less likely to be underlain by significant karstic structures than the suburb of Edgewater, which lies to the east and abuts the karstic zone.
This assessment of karstic phenomena did not include a site visit or a direct examination of the site and relies largely on the work of Gozzard (1986).
2.4 Hydrogeology
The study area is underlain by three main aquifers, the superficial aquifer of the Tamala Limestone, and the confined aquifers of the Leederville Formation and the Yarragadee Formation (Davidson, 1995). The properties of each are described in the following sections.
The Tamala Limestone is the shallowest and most productive aquifer in the area. It underlies the entire site, extending to about 22m to 50m below the surface. Water in this superficial aquifer is derived from direct recharge over the site or flows from the Gnangara Mound to the east, which itself is recharged by winter rainfall.
Throughflow of groundwater to the coast in the Tamala Limestone is conservatively estimated to be 365Ml/year/km. The salinity of water in this aquifer ranges from 250 to 500mg/L TDS (Water and Rivers Commission, 1997). Salt water from the ocean intrudes into lower parts of the aquifer near the coast.
The Leederville Formation is the most important confined hydrogeological unit underlying the study area. It is an interbedded sequence of sandstone, shale, siltstone, claystone and minor conglomerate that extends from a depth of approximately 160m
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to approximately 360m in the area. Most of the water in the formation is held in discontinuous, lenticular beds of sand that are generally less than 10m thick.
Throughflow to the coast is about 180Ml/year/km and the water has a salinity of approximately 350mg/L. Recharge to the aquifer is from the overlying unconfined aquifer to the north of the study area (near Gingin), where intervening formations are absent or sandy. Recharge may also occur by an upward movement of groundwater from the Yarragadee Formation.
The Yarragadee Formation is a massive confined aquifer that underlies much of the Swan Coastal Plain. It is first encountered below the study area at a depth of over 700m and it has a maximum thickness of more than 3000m. The Formation consists of an interbedded sequence of sandstone, siltstone and shale that contains minor claystone and conglomerate horizons. Throughflow to the coast is estimated at approximately 90Ml/year/km, and the water has a salinity of approximately 1800mg/L.
2.5 Vegetationand Flora
2.5.1 Methodology
ATA Environmental undertook a detailed flora and vegetation survey of the study area on 26 September 2003. The site was surveyed by foot traverse with the vegetation described and mapped according to the structure and species composition of the dominant stratum using the system in Volume 2 of the Directory of Bush Forever Sites (Government of Western Australia, 2000). In addition, all native and non-native plant species present on the site at the time of the survey were identified.
A search of CALM’s Declared Rare and Priority Flora database was undertaken prior to the survey. The database search found that six taxa have been previously recorded in the vicinity of the study area, as listed in the following table:
TABLE 1 DECLARED RARE AND PRIORITY FLORA RECORDED FOR THE JOONDALUP AREA
Species Conservation Approximate Location Recorded Code Acacia benthamii P2 Wanneroo Astroloma microcalyx P3 Ocean Reef Conostylis bracteata P3 Mullaloo, Kallaroo, Yellagonga National Park Grevillea thelemanniana P4 West of Lake Joondalup Jacksonia sericea P4 Ocean Reef Sarcozona bicarinata P3 Iluka, Beaumaris
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2.5.2 Vegetation Types
The study area is located entirely on the Spearwood Dune System (Heddle et al., 1980). Within the study area the Spearwood Dune System is characterised by two landforms on which the distribution of vegetation types is based. The Tamala Limestone ridge dominates the central region of the site with the balance of the site consisting of yellow or grey Cottesloe soils derived from the Tamala Limestone.
The study area is dominated by the Cottesloe Vegetation Complex (Central and South) and comprises mostly Banksia Woodland on deeper soils with scattered Tuarts (Eucalyptus gomphocephala), interspersed with pockets of Tuarts and Parrot Bush (Dryandra sessilis) where limestone is exposed or close to the surface.
The areas of the site with deep sands are dominated by Banksia vegetation types which include a variety of different associations based mainly on the dominance of four low tree species: Banksia attenuata, Sheoak (Allocasuarina fraseriana), B. menziesii and Jarrah (Eucalyptus marginata). These vegetation associations vary according to the overstorey and understorey structure and composition. The understorey vegetation is usually dominated by Hibbertia hypericoides with Mesomelaena pseudostygia, Lepidosperma angustatum, Xanthorrhoea preissii, Macrozamia fraseri, Acacia pulchella, Sowerbaea laxiflora, Hakea lissocarpha and Jacksonia sternbergiana and varies in structure and density from Low Closed Heaths to Shrublands.
The vegetation types occurring at the site are identified below and mapped in Figure 3.
BaAf Banksia attenuata and Sheoak (Allocasuarina fraseriana) Low Open Forest with scattered Tuart (Eucalyptus gomphocephala) over a Low Closed Heath of Acacia pulchella, Daviesia triflora, Hibbertia hypericoides, Mesomeleana pseudostygia with Dwarf Sheoak (Allocasuarina humilis) in places.
AfBm Sheoak and Banksia menziesii Low Open Woodland with occasional Banksia attenuata over a Closed to Low Closed Heath of Acacia pulchella, Hibbertia hypericoides, Conostephium pendulum, Gompholobium tomentosum and Mesomeleana pseudostygia.
BaBmAf Banksia attenuata, Banksia menziesii and Sheoak Low Open Forest over Mesomeleana pseudostygia, Gompholobium tomentosum, Acacia pulchella, Hibbertia hypericoides, Macrozamia fraseri and Hakea lissocarpha.
AfBaDs Sheoak, Banksia attenuata Low Open Woodland over Parrot Bush (Dryandra sessilis) with Hibbertia hypericoides and Mesomelaena pseudostygia.
BaAfLc Banksia attenuata and Sheoak Low Open Forest over a dense understorey dominated by Lupins (Lupinus cosentinii).
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EgAfBa Tuart Open Woodland over Sheoak and Banksia attenuata Woodland over a Shrubland to Low Shrubland of Stinkwood (Jacksonia sternbergiana), Balga (Xanthorrhoea preissii), Hakea lissocarpha and Hibbertia hypericoides.
EmAfBa Jarrah (Eucalyptus marginata), Sheoak, Banksia attenuata Low Woodland over a Low Closed Heath of Hibbertia hypericoides, Balga and Mesomelaena pseudostygia.
Eg Tuart Open Forest over Balga, Dwarf Sheoak, Coastal Daisy (Olearia axillaris) over Mesomeleana pseudostygia.
EgDs Tuart Low Closed Forest with scattered Banksia attenuata over a Shrubland of Parrot Bush, Coastal Daisy, Stinkwood over introduced grasses and herbs.
EgEmAfBa Tuart Open Woodland over Jarrah with Sheoak and Banksia attenuata over Acacia saligna, Geraldton Wax (Chamelaucium uncinatum), False Bamboo (Arundo donax), Cape Lilac (Melia azedarach) and Rose Geranium (Pelargonium capitatum).
CcEm Marri (Corymbia calophylla) Open Forest with Jarrah, Banksia menziesii, B. attenuata and scattered Tuarts over a Shrubland of Balga, Gompholobium tomentosum, Mesomeleana pseudostygia and Acacia pulchella.
AcAi Stands of Anthocercis ilicifolia Closed Scrub over Acacia cyclops.
2.5.3 Vegetation Condition
The condition of the vegetation in the study area ranges from Completely Degraded to Very Good, as shown in Figure 4.
In most instances, the larger pockets of remnant vegetation are in Good to Very Good condition with disturbances such as selective clearing, establishment of tracks and dumping of garden refuse limited to the edges of the bushland. As a result of these disturbances a number of invasive weeds have become well established in the study area including Lupin (Lupinus cosentii), Geraldton Carnation Weed (Euphorbia terracina) and Cape Tulip (Homeria flaccida).
Landscaping in the road and rail reserves at the boundary of the of the study area has resulted in the invasion of non-local natives into the bushland, including Peppermint Trees (Agonis flexuosa), Geraldton Wax (Chamelaucium uncinatum) and Eastern States Eucalypts.
2.5.4 Floristic Community Types
The vegetation associations identified in the study area can be related to CALM’s Floristic Community Types (FCT) (Gibson et al., 1994). A study initiated by the City ______LAN-2003-013_001_sm_V2: Joondalup Business Park Environmental Assessment 6 Version 2: 5 November 2003 ATA Environmental ______of Wanneroo to investigate the conservation values of remnant vegetation in the region provides further information regarding the FCTs present in the study area (Trudgen, 1996). The FCTs inferred for the study area include the following:
24 Northern Spearwood Shrublands and Woodlands
28 Spearwood Banksia attenuata or Banksia attenuata-Eucalyptus Woodlands
FCT 24 and 28 are restricted to the Spearwood Dune system. FCT 24 includes heaths or heaths with scattered Tuart (Eucalyptus gomphocephala) occurring on the deeper soils northwards from Woodmans Point. Within the study area FCT 24 corresponds to the vegetation associations dominated by Open Tuart Woodlands over Dryandra sessilis on the skeletal soil occurring on ridge slopes and ridge tops.
FCT 28 is largely made up of the Banksia attenuata Woodlands, Marri (Corymbia calophylla) – Banksia attenuata Woodlands or Jarrah (Eucalyptus marginata) – Banksia attenuata Woodlands. Community Type 28 has been recorded from Thompson’s Lake northwards to Seabird.
2.5.5 Flora
A total of 118 plant species were recorded from the study area during the 26 September 2003 survey. This total includes one Gymnosperm, 33 Monocotyledons and 84 Dicotyledons. The flora assessment was undertaken at a time that allowed for the identification of most ephemerals such as species of lilies and orchids.
Of the 118 plant species recorded, 80 (68%) are native and 38 (32%) are introduced. Families with the greatest representation of taxa were the Papilionaceae (Pea) Family (13 taxa, including 10 native species), the Asteraceae (Daisy) Family (13 taxa, including five native species) and the Proteaceae Family (11 native taxa).
2.6 Conservation Significance of the Flora and Vegetation
2.6.1 Flora
No species listed as Declared Rare or Priority were recorded in the study area during the September 2003 flora survey. However a significant species listed in Bush Forever, Ricinocarpus glaucus, (Government of WA, 2000), was found to be scattered within the Banksia Woodlands within the study area. According to Marchant et al. (1987), Ricinocarpus glaucus occurs in sandy soils on the Coastal Plain and on granitic soils in the Darling Scarp. Its distribution extends north to Perenjori and south to the south coast and Stirling and Porongurup Ranges.
2.6.2 Vegetation
An assessment of the conservation value of remnant vegetation in the City of Wanneroo was undertaken by Trudgen in 1996 (Trudgen, 1996). The study identified that areas of the Cottesloe-Central and South Vegetation Complex within the City are
______LAN-2003-013_001_sm_V2: Joondalup Business Park Environmental Assessment 7 Version 2: 5 November 2003 ATA Environmental ______of high conservation value due to the high level of clearing that has occurred in the past. The study recognised that the areas of the Cottesloe-Central and South Complex immediately adjacent to Joondalup Lake (ie. vegetation to the east of the study area) have the highest conservation value as these areas represent a transition from the Herdsman Vegetation Complex.
While Trudgen (1996) identified that the conservation value of the study area is somewhat reduced by the degree of fragmentation and the isolated nature of this parcel, the entire area was recommended for protection.
The vegetation in the study area, however, was not considered to be regionally significant under Bush Forever (Government of Western Australia, 2000). This is primarily due to the reservation status of the Cottesloe-Central and South Vegetation Complex in the Perth Metropolitan Area which is currently 18% of the original area of this complex to be protected following the implementation of Bush Forever and therefore above the 10% minimum criteria required by Bush Forever. The Cottesloe- Central and South Vegetation Complex is currently protected in nearby conservation reserves including Neerabup National Park, Yellagonga Regional Park, Yanchep National Park and several smaller recreation reserves including Kings Park, Bold Park and Star Swamp north of Perth.
2.6.3 Floristic Community Types
The flora and vegetation survey undertaken in September 2003 suggest no Floristic Community Types (FCTs) listed as Threatened Ecological Communities (TEC) (English and Blyth, 1997) occur in the study area. According to Gibson et al. (1994), FCT 24 and 28 are well reserved and are susceptible and low risk, respectively, in terms of their conservation status.
2.7 Vertebrate Fauna
A fauna assessment of the study area has not been undertaken as part of this study, however, the vegetation survey identified the study area comprises mostly woodlands in areas on deeper sand and heaths and shrublands on limestone surfaces. Vegetation, together with the underlying soils, has a major influence in determining fauna assemblages that occur in the area.
Three main vertebrate faunal habitats are recognised within the study area based largely in terms of the vegetation mapping for the site. These comprise:
Banksia-Sheoak Woodlands; Banksia-Sheoak-Eucalypt Woodlands; and Limestone heaths with Tuart Woodlands.
The study area provides a large fragmented parcel of bushland that comprise fauna habitats mostly in Good to Very Good condition despite disturbance such as vegetation clearing and track establishment.
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The woodland vegetation provides important refuges for many species including birds, mammals and snakes. Hollows of senescent large Tuart trees may be utilised by several bird species for roosting and nesting.
According to a CALM Threatened and Priority Fauna Database search, three species of significant fauna are considered likely to occur within the habitats present on the site are:
Short-billed (Carnaby’s) Black-Cockatoo (Calyptorhynchus latirostris) - Schedule 1;
Peregrine Falcon (Falco peregrinus) - Schedule 4; and
Quenda or (Isoodon obesulus fusciventer) – Priority 4.
Schedule 1 designates fauna which are “rare or likely to become extinct” and Schedule 4 designates fauna which are “otherwise specially protected” but are not considered to be rare or likely to become extinct. Priority fauna are defined to cover poorly known species with Priority 4 species being those species that have been adequately surveyed and are considered to be rare but not currently threatened. These are known as Specially Protected (Threatened) Fauna and are protected by the Wildlife Conservation Act 1950.
The Short-billed Black-Cockatoo or Carnaby’s Cockatoo (Calyptorhynchus latirostris), is listed on the Commonwealth list as Threatened Fauna (Endangered) by ANZECC. This species seasonally visits the region but breeds in the Wheatbelt in winter/spring. This species may opportunistically feed on Proteaceous scrubs and heaths and Eucalypt Woodlands as well as pine plantations. Nomadic flocks of this species are relatively common throughout much of the Perth metropolitan region and are likely to visit the study area.
The Peregrine Falcon (Falco peregrinus) is listed as a significant bird species of the Swan Coastal Plain in Bush Forever (Government of Western Australia, 2000) and may seasonally or opportunistically occur within the site in low numbers generally utilising the Woodland areas. This species may occur in the study area.
The Quenda (Isoodon obesulus fusciventer) prefers areas with dense understorey vegetation, particularly around swamps and along watercourses that provide ample protection from predators. There are no records of the species in the area in question though there is a possibility that it may occur at the site. The nearest database record is Burns Beach Road.
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3. SUMMARY AND RECOMMENDATIONS
The study area is predominantly a mixed Banksia/Allocasuarina/Eucalyptus Woodland composed of young and mature Banksia and Eucalypt species over variable understorey which show some signs of disturbance including isolated pockets of clearing. The survey conducted in September 2003 identified a total of 81 native species of flora in the bushland. None of the species recorded during the survey are listed as either Declared Rare or Priority species. The composition of the vegetation types represents a typical Spearwood soil system, and is found in other local bushland areas of similar soils such as Yellagonga Regional Park, Neerabup National Park and Yanchep National Park. According to Bush Forever the study area does not comprise vegetation of regional significance.
Consideration should be given to the retention of Tuart, Jarrah and Marri trees within the development for the provision of fauna habitat (nesting and roosting) and for aesthetic purposes, where appropriate.
The site lies outside the mapped zone of karstic phenomenon and is probably less likely to be underlain by significant karstic structures than the suburb of Edgewater, which lies to the east and abuts the karstic zone.
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REFERENCES
Davidson, W.A (1995). Hydrogeology and Groundwater Resources of the Perth Region, Western Australia. Geological Survey of WA.
English, V. and Blyth, J. (1997). Identifying and Conserving Threatened Ecological Communities in the South West Botanical Province. Project Number N702, Final Report to Environment Australia. Department of Conservation and Land Management, Perth, Western Australia.
Gibson, N., Keighery, B.J., Keighery, G.J, Burbidge, A.H. and Lyons, M.N. (1994). A Floristic Survey of the Southern swan Coastal Plain. Unpublished Report for the Australian Heritage Commission prepared by the Department of Conservation and Land Management and the Conservation Council of Western Australia (Inc.).
Government of Western Australia (2000). Bush Forever: Keeping the Bush in the City, Volume 2: Directory of Bush Forever Sites. Department of Environmental Protection, Perth, Western Australia.
Gozzard, J.R. (1986). Perth, Part Sheets 2034II and Part 2034 III and 2134 III Perth Metropolitan Region Environmental Geology Series. Geological Survey of Western Australia, Department of Minerals and Energy, Perth, Western Australia.
Hamilton-Smith, E., Kiernan, K. and Spate, A. (1998). Karst Management Considerations for the Cape Range Karst Province Western Australia. Prepared for the Department of Environmental Protection, Perth, Western Australia.
Heddle, E.M., Loneragan, O.W. & Havel, J.J. (1980). Vegetation of the Darling System in Atlas of Natural Resources, Darling System, Western Australia. Department of Conservation and Environment, Perth, Western Australia.
Marchant, N.G., Wheeler, J.R., Rye, B.L., Bennett, E.M., Lander, N.S. and Macfarlane, T.D. (1987). Flora of the Perth Region: Parts One and Two. Western Australian Herbarium, Department of Agriculture, Perth, Western Australia.
Trudgen, M. (1996). An Assessment of the Conservation Values of the Remnant Vegetation in the City of Wanneroo with Recommendations for Appropriate Reserves for the City. Prepared for the City of Wanneroo.
Water and Rivers Commission (1997). Perth Groundwater Atlas. Water & Rivers Commission, Perth.
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J O O N D A L U P EVA
BOUL FreewayFreeway
Wed 07 Apr 04 GRAND Edith Cowan University Joondalup Campus
Buick Way Reserve PRINTED: JOONDALUP
C O N N O L L Y
DRIVE
RAILWAY HODGES DRIVE
LAKESIDE
St
M I T C H E L L Clair Honey Circle
bush Caridean
DRIVE
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Ave stone H E A T H R I D G E Street Eddy F R E E W A Y E D G E W A T E R
Treetop Avenue
metres
0 100 200 300 400 500 SCALE 1 : 10 000
Boundary of Subject Land
PHOTO SOURCE: MASTERPLAN, July 2003 23150/23_160F1.dgn DATUM: MGA DRAWN BY: GLM 8-10-03 CHECKED SM/BVW ATA JOONDALUP BUSINESS PARK - ENVIRONMENTAL ASSESSMENT Environmental LOCATION environmental scientists FIGURE 1 ATA FIGURE 2 200 environmental scientists TOPOGRAPHY Environmental 100 150 metres JOONDALUP BUSINESS PARK SCALE 1 : 4 000 ENVIRONMENTAL ASSESSMENT Subject Land Boundary Cadastral Boundary Topographic Contour, 1m Interval (mAHD)
050
40 48
40 39
50 39
52 50
56
57
150P 46.24
150 U0.8 49
U0.9 I1.8 2.9 55
26.5 I1.8
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41.6 U1.1 38
41
52
Circle 47 U0.9 150P
45
150P 46.41 16.9 205AC 47
U0.8 I0.7 33.0 51 I1.6 47 21.4 142 46.42 150P 150P
218 62 U0.7 5.9 215 6.5 48
I1.6
65 U1.2
U1.9
I4.1
U1.0
2.8 46.24
39 5.1 46.87
I0.6 46
I0.6
40.99
U0.5 44.93
I4.2 9.0 23.2
63.6 40
I4.0
35.4 45.14 U1.0
46.86 49 28.1 42 20.2 U2.1
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I0.6 U0.8
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16 U0.7 35.4 I4.0
44.84
U1.0
58.0 I1.2
61.9 47
100AC 149 I1.8 61
150P
200AC
77 150P
U2.9 37 46.7
44.83 38
I4.0 211
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23.9 106
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37 I4.0 900S-6 17.3
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12 U1.3 150P 42.83 203
42.80
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150P-12 3 LAKESIDE DRIVE LAKESIDE
LAKESIDE DRIVE LAKESIDE 43
195
42.38 150P 42.40
42 100DAV 42 44
41 104 CX05
MWA 16401 49
E D G W A T R
400S-5 400S-5 64.6 48 35674-597 110MDPE FS 225P 199 40
45
Avenue Avenue
30.96 150P 46
31.03 44 44
47 150P 31.04 39
10 202 39 621
40 46 Joondalup Campus 35 42
Edith Cowan University 46
38
39 38
37
stone 37 stone 45
36
35 36
85.5
13 13
Eddy 32 Eddy 34
DRIVE 31.00 33 35 Drive E3225P 150P
191
45 200DI U7.0
(150) 32
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U1.8 91.2
42 28.1
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U1.3 225P U1.3
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33
30 33 I4.5 I4.5
26.73 34
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31
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32 27.02 44 35 36 30.53
225P 49.1 30.47 31
37 182 14
205S-5 41 41 27.03 30 27.20 225P 32.0 198
45 28 30 34 27.22 27
43 225P bush
24.6 54.6 30 30.20 35
42 100.1
32.0 CLOSED ROAD 30.18 4445 28.48
41 39 41707 11542 38.0
43 28.51 225P 35 35 Honey 29
30 26 28 40 225P
MWA 16401 15.6 225P 36 18.6 27 44 44
36 36
40 31
39
150P-12
150P-12 11 24.12 37 40 54.8 30
27 E3149 94.9
36
38 38
42 36
5.0 5.0
32.25 32.25
37
31.95 24.10
29 29
42 46 36 36
17.3 17.3
31.99 31.99
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31 31
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40 25.14 41 76.1
37
43 900S-6 45 43
45 29
35 35
33 225P
10.8 23.35 22.50
46 46
34 34 198
36.0 225P 22.5
42 42
32
43 32
38 225P
150SC 35.27
197 165 225P
40 32 22.37 30
39 28 150P-12
71.9 22.36 32
34
34 31
38 38
23.72 44 44 30 SUBJECT LAND
38 40 23.71 33
42 23.74
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41 29
43 43
39 33 33
41 41
45 45
42 42 35 25
45 24.48 57.0
37 139.0
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36
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36 40 36 27 31 31 22.1 27
12630-26
37
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42 42 30 12766
434 150P 25.58
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40 I1.8 14.6
39 24.80
MWA 16401 14.6 13.0
37
21.64 33
28.9733 F R E E W A Y I1.8
JOONDALUP40
35 21.33 3.6 14.6
32
6.4 8.7
35 35
30.4
Security - Fence - Security 38
34 28 11.7 34 34 29 21.34
26 432
150P 24.77
184
21.31
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1050RCPL 56
24.79 11.7
37 35 902 36 36 39.9
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33 38
34 150P
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Link - Mesh 28.1
40 BURNS BEACH M.S. SECTION 4
39 42 427 150RC
37 1050RC 61
31
39 240
7
42 41 82.7 24.77 25.02
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38 38 36
41 0.0 33 0.0 24.75
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35
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17.0 35 17.0 45.1 45.1 31
37 31 39.7 39.7
43
27 34
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37
32
42 32 150VC
38 40 41 39 36
34
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36
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43 30 12766-47 43
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420 3.8 25
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26
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41 18.6 17.7
42 I1.8 38 40 33 38
40 43 45.6 6.5
RAILWAY U0.3
34 ANY PROPOSALS REFER TO UDL
38 83.5 28.9 42 42
30.07
37 37 150VC
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37 I0.7 9
42 I2.2 15
U1.5 22.2
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18.5
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418 30.06 I0.8
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28
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57
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51 I1.8 31
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6.0 6.5
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31.3 I1.8 7.0
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24.0 AB
27.2 4.4
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51 51
I1.8 289 28.01 40CU 150VC
36.0
51
51 19.6 I1.7 8.7 47 510 AB 17.5
39 33 20.8
144
AB 40.6
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52 46 40 150VC
150VC 5.9
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53 16.0 AB U0.6 50 50 17.9
48 45 601 601 100AC 31.82
AB
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46 288 22.3 25.4
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29.99 I1.8 51 5.0
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45 39.99
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58.5 36
56.0
31.44 AB 41.7
36
36 537 6.4
50
SUBJECT LAND 28.0 11.7 35
43 35 24.3 I1.8 MWA 17436 MWA
150VC
41 41
46 46 39.58 6.1 3.5 49 42 150VC
46 48 31.53 13.8
3.9 11.1 30.06
78.6
43 43 5.1
U1.5 163 50
38
38 20.2 51 42 150VC
24.7 150VC
44 44 122
48 I0.7 514 29.48 AB
448 13.2
38.87 3.4 U1.6 40CU 25.2 33.66 34 150VC 29.58
39.58
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49 4.0
37
37 33.7
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54 47 I1.8
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29.61
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33.75 I1.8
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39.52
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I2.1 39
39 274
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47
47 284
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48.88 25.8
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25.8 150VC 30.3
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18.8 U1.5
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47.44 47.44 37.9
14 25.7 22.4 100AC 150VC I3.8
AB 12630-26
23.0 44.0
45.95 59.8
51 42.9
47.42 39.3
13.3
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48 50 11.3 44.94
13.4
150VC 150VC
541 541 U1.6 47.30
4.9 47.30 12630-26
499 40.8 150VC AB
I2.1
47.40
U1.5 47.40
D
30.7 7.9
I1.8
U1.5
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I0.7 5.0
10.4 150VC 150VC
47.26 530
U1.0 3.4
59.9 540 540
45 45.99
35.36
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(150) 50
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4.0
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37.8
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AB
U1.3
I2.1 H E A T R I D G
12630-26 12630-26 37.1 37.1 U1.5
21.2 CONTOURS AMENDED 847 22.6 19.5 I0.7
38.0
39.71 Caridean U0.5
45 I4.4 2.4
I1.7 U0.6 32.8
44 (150)
Buick Way U0.4 I2.0
47.76 29.2 29.2 16.2 I1.7 150P
39.70
25.4 10.3
MWA 17436 MWA 13.9 13.9 25.5
25.5 I1.6 150VC 44.76 44.76 845 29.9
49 89.9
47.58
13.9 13.9
U0.8
10.9 10.9
I2.1
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U0.9
21.5
225P 21.5 3.8
56.6
6.7
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18.1 I0.7
I1.5
53 I1.5 14.0
U0.5 150P 150P 3.5
43 150P 3.5
27.0 52.8
32.2 22.3 I2.0 I0.5 I0.5
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10.6 10.6 23.3
7.3 7.3 3.8
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I4.3 57
5.6
A2990P 5.6 44.7 12630-26
(150) 10.4
U0.4
225P 37.51 50 43.57 10.5 100AC U0.4
I1.6
150P-12 40.6 I1.6
42 I2.1 20.1 U0.5 4.4 4.4
74.1
19.6 I0.7
37.50 25.1 46.48 46.48
R
41 U0.5
D 53 53 25.61 77.4
150P 150P
I2.0
46.66 46.66 100DAV 16.7 43.35 52 8.8 35.94 4.5
32.3 843 48.38 46.18
46.0
35 46.0
8.2
51
U0.6
39 16.2 I2.1 I2.1 U0.5 12630-26 41.9 41.9
44.7 44.7 39.5 I0.7 25.62 46.21
40 8.7
35.92
U0.5
I4.3
41.7
I0.7
(150) 205AC
45 17035 45
HODGES
D HODGES 525
WT40
100AC 37 100AC
33.5
33.5 493
38
64 51 54 34.7 SOURCE: MASTERPLAN, September 2003 225P 187 54 (4.5)
524
5 150P
34 5 40.5 WT45
DED 1 39 65.4
5 .4 .4
100AC 8 W
N 3 -9 Wed 07 Apr 04 Apr 07 Wed PRINTED: 23150/23_160F2.dgn DATUM: MGA DRAWN BY: GLM 9-10-03 CHECKED BY: SM/MS 9-10-03 9-10-03 SM/MS BY: 9 CHECKED 9-10-03 GLM BY: DRAWN MGA DATUM: 23150/23_160F2.dgn 5 ), ), False ATA Acacia Olearia FIGURE 3 Low Woodland over a Hakea and Acacia pulchella, ), Geraldton Wax, ) and Rose Hibbertia Banksia menziesii, and environmental scientists Banksia attenuata Mesomelaena , Balga and Acacia cyclops. Environmental and Woodland over a and . Jacksonia sternbergiana . with Dwarf Sheoak VEGETATION TYPES Banksia attenuata ). Agonis flexuosa Banksia attenuata Melia azedarach and Sheoak Low Open Forest over Chamelaucium uncinatum ). ) Open Woodland over Sheoak JOONDALUP BUSINESS PARK Low Open Woodland with occasional Banksia attenuata Hakea lissocarpha Closed Scrub over ENVIRONMENTAL ASSESSMENT ), Sheoak, ), Hibbertia hypericoides . Low Open Woodland over Parrot Bush ) Open Forest with Jarrah, ) and ), Cape Lilac ( Hibbertia hypericoides Acacia pulchella, Daviesia triflora, Hibbertia ) in places. Lupinus cosentinii , Geraldton Wax ( and Sheoak Low Open Forest with scattered Tuart over and Sheoak Low Open Forest over a dense understorey over a Closed to Low Heath of ) with Mesomeleana psuedostygia Mesomeleana psuedostygia . . Banksia menziesii and scattered Tuarts over a Shrubland of Balga, and Pelargonium capitatum Anthocercis ilicifolia Arundo donax . Banksia attenuata Eucalyptus marginata ) over Xanthorrhoea preissii Eucalyptus gomphocephala Corymbia calophylla Acacia saligna Allocasuarina fraseriana Allocasuariana humilis Dryandra sessilis over a Low Closed Heath of Shrubland to Low of Stinkwood ( Balga ( Jarrah ( Sheoak, Tuart Open Forest over Balga, Dwarf Sheoak, Coastal Daisy ( Tuart Low Closed Forest with scattered Shrubland of Parrot Bush, Coastal Daisy, Stinkwood over introduced grasses and herbs. Tuart Open Woodland over Jarrah with Sheoak and over ( Bamboo ( Subject Land Boundary Vegetation Type Boundary Tuart ( and Eastern States Eucalypts. a Low Closed Heath of ( dominated by Lupins ( Sheoak and ( Geranium ( Marri ( Stands of Planted areas comprising Peppermints ( hypericoides B. Attenuata Gompholobium tomentosum, Mesomeleana psuedostygia Mesomelaena psuedostygia lissocarpha. axillaris pulchella psuedostygia Banksia attenuata hypericoides, Mesomeleana psuedostygia Banksia attenuata Banksia attenuata Hibbertia hypericoides, Conostephium pendulum, Gompholobium tomentosum Banksia attenuata, menziesii Mesomeleana psuedostygia, Gompholobium tomentosum, Acacia pulchella, Hibbertia hypericoides, Macrozamia fraseri P Eg AcAi BaAf EgDs AfBm VEGETATION TYPES LEGEND CcEm BaAfLc AfBaDs EgAfBa EmAfBa BaBmAf EgEmAfBa
Circle
St Clair
DRIVE
LAKESIDE DR DR LAKESIDE LAKESIDE
E D G W A T R
Avenue Avenue Joondalup Campus AfBm AfBaDs
Edith Cowan University
stone stone
AcAi
Eddy Eddy Drive Eg Cleared
bush
Honey EgDs Eg Cleared EmAfBa Cleared EgEmAfBa Eg EgAfBa
JOONDALUP BaAf BaAf Eg Cleared P BaAf BaAfLc CcEm J O N D A L U P EmAfBa Cleared
P RAILWAY F R E E W A Y
P Street Cleared BaBmAf 200 P BaAf
Cleared
DRIVE DRIVE 100 150
M I T C H E L L metres SCALE 1 : 4 000
Buick Way Caridean 050
H E A T R I D G
HODGES HODGES
PHOTO AND CADASTRE SOURCE: MASTERPLAN, 9-’03
Wed 07 Apr 04 Apr 07 Wed PRINTED: 23150/23_160F3.dgn DATUM: MGA DRAWN BY: GLM 8-10-03 CHECKED BY: SM/BvdW 8-10-03 SM/BvdW BY: CHECKED 8-10-03 GLM BY: DRAWN MGA DATUM: 23150/23_160F3.dgn ATA FIGURE 4 environmental scientists Environmental VEGETATION CONDITION JOONDALUP BUSINESS PARK ENVIRONMENTAL ASSESSMENT ( SOURCE: BUSH FOREVER Govt. of W.A., 2000 ) (Not applicable) (Not applicable) Subject Land Boundary Vegetation Condition Boundary Vegetation structure altered, obvious signs of disturbance. For example, disturbance to vegetation structure caused by repeated fires, the Vegetation structure significantly altered by very obvious signs of multiple disturbance. Retains basic vegetation structure or ability to regenerate it. For example, disturbance to vegetation structure caused by very frequent fires, the presence of some very aggressive weeds at high density, partial clearing, dieback and grazing. Basic vegetation structure severely impacted by disturbance. Scope for regeneration but not to a state approaching good condition without intensive management. For example, disturbance to vegetation structure caused by very frequent fires, the presence of aggressive weeds, partial clearing, dieback and grazing. The structure of the vegetation is no longer intact and areas completely or almost without native species. These areas are often described as ’parkland cleared’ with the flora composing weed or crop species with isolated native trees shrubs. Pristine or nearly so, no obvious signs of disturbance. Vegetation structure intact, disturbance affecting individual species and weeds are non aggressive species. presence of some more aggressive weeds, dieback, logging and grazing. Pristine Excellent Very Good Good Degraded Completely Degraded VEGETATION CONDITION P G Ex CD VG Deg LEGEND
Circle
St Clair
LAKESIDE DR DR LAKESIDE LAKESIDE
E D G W A T R
Avenue Avenue CD Joondalup Campus Edith Cowan University DRIVE
G to VG
stone stone
Eddy Eddy Drive Deg Deg
Deg bush Cleared Honey G to Deg Deg G Cleared Cleared G to Deg Deg VG G Deg Deg Cleared JOONDALUP G to VG Deg G G Cleared Deg G to VG J O N D A L U P G Deg Deg RAILWAY Cleared F R E E W A Y G
Cleared Street Deg Cleared 200 G to VG
Deg Cleared
DRIVE DRIVE 100 150
M I T C H E L L metres SCALE 1 : 4 000
Buick Way Caridean 050
H E A T R I D G
HODGES HODGES
PHOTO AND CADASTRE SOURCE: MASTERPLAN, 9-’03
Wed 07 Apr 04 Apr 07 Wed PRINTED: 23150/23_160F4.dgn DATUM: MGA DRAWN BY: GLM 9-10-03 CHECKED BY: PM/MS 9-10-03 9-10-03 PM/MS BY: CHECKED 9-10-03 GLM BY: DRAWN MGA DATUM: 23150/23_160F4.dgn APPENDIX 1
FLORA LIST APPENDIX 1 Joondalup Business Park Flora List September 2003
FAMILY SPECIES
GYMNOSPERMS CYCADACEAE Macrozamia fraseri
MONOCOTYLEDONS
ANTHERICACEAE Corynotheca micrantha Sowerbaea laxifolia Thysanotus manglesianus Thysanotus sparteus
COLCHICACEAE Burchardia umbellata
CYPERACEAE Lepidosperma angustatum Mesomelaena pseudostygia
HAEMODORACEAE Anigozanthus humilis Anigozanthus manglesii Conostylis aculeata Conostylis candicans Conostylis teretifolia ssp. teretifolia
HYCINTHACEAE *Lachenalia reflexa
IRIDACEAE *Gladiolus caryophyllaceus *Homeria flaccida *Romulea rosea
ORCHIDACEAE Caladenia flava Caladenia latifolia Caladenia longicauda ssp. longicauda Diuris longifolia Elythranthera brunonis Microtis media ssp. media
POACEAE *Arundo donax *Avena fatua *Briza maxima *Ehrharta calycina *Ehrharta longiflora *Lagurus ovatus *Poa annua
RESTIONACEAE Alexgeorgea arenicola FAMILY SPECIES Desmocladus flexuosa
XANTHORRHOEACEAE Xanthorrhoea brunonis Xanthorrhoea preissii
DICOTYLEDONS AIZOACEAE *Carpobrotus edulis
AMARANTHACEAE Ptilotus drummondii Ptilotus polystachyus Ptilotus manglesii
APIACEAE Eryngium rostratum *Foeniculum vulgare
ASTERACEAE Calocephalus angianthoides Ozothamnus cordatus *Hypochaeris glabra *Hypochaeris radicata Olearia axillaris *Osteospermum clandestinum Podolepis gracilis Podotheca chrysantha *Senecio glastifolius *Sonchus oleraceus *Taraxacum officinale *Urospermum picroides *Ursinia anthemoides
BRASSICACEAE *Heliophila pusilla *Matthiola incana
CASUARINACEAE Allocasuarina fraseriana Allocasuarina humilis
CARYOPHYLLACEAE *Petrorhagia velutina *Silene gallica
DILLENIACEAE Hibbertia hypericoides
DROSERACEAE Drosera erythrorhiza
EPACRIDACEAE Astroloma pallidum Conostephium pendulum Conostephium preissii Leucopogon parviflorus
EUPHORBIACEAE *Euphorbia terracina Phyllanthus calycinus FAMILY SPECIES Ricinocarpus glaucus *Ricinus communis
GERANIACEAE *Erodium botrys *Pelargonium capitatum
GOODENIACEAE Scaveola canescens
MELIACEAE *Melia azedarach
MIMOSACEAE Acacia cochlearis Acacia pulchella Acacia saligna
MYRTACEAE Calothamnus quadrifidus *Chamelaucium uncinatum Corymbia calophylla Eucalyptus gomphocephala Eucalyptus marginata Hypolcalymma robustum Melaleuca systena
OROBANCHACEAE *Orobanche minor
OXALIDACEAE *Oxalis pes-caprae
PAPILIONACEAE Bossiaea eriocarpa Daviesia divaricata Daviesia nudiflora Daviesia triflora Gompholobium tomentosum Hardenbergia comptoniana Isotropis cuneformis Jacksonia calcicola Jacksonia sternbergiana Kennedia prostrata *Lupinus cosentinii *Trifolium sp. *Vicia sativa
PORTULACACEAE Calandrina liniflora
PRIMULACEAE *Anagallis arvensis Samolus repens
PROTEACEAE Banksia attenuata Banksia menziesii Dryandra lindleyana Dryandra sessilis FAMILY SPECIES Grevillea crithmifolia Hakea lissocarpha Hakea prostrata Petrophile linearis Petrophile macrostachya Petrophile serruriae Synaphea spinulosa
RHAMNACEAE Spyridium globulosum
RANUNCULACEAE Clematis microphylla
RUBIACEAE Opercularia vaginata
SOLANACEAE Anthocercis ilicifolia
STYLIDIACEAE Stylidium brunonianum
TROPAEOLACEAE *Tropaeolum majus
VIOLACEAE Hybanthus calycinus
Total Species 118 Natives 80 Introduced * 38 APPENDIX 3
EXISTING SERVICES PLAN '< !TES l.EGUiQ LO( AilON OF ROAD R[SfRV[S & S(RVt([S IN HON( YBUSH ORIV( NO•lH Of SUNOEW RIS{ AR{ INOICAIIY[ ONLY. AClUAL {A8l[ - -s-- SEWER LOCAIIOHS lO BC CH[(K[O ON SIT( -----w- WATER S[RVl([S ALIGNME NT ARC OIAGRAHHA TIC --,--- TELSTRA - OPTIC FIBRf ORJ.INAG[ IN EXISTING ROAD HOT SHOWN fOR CLARITY , 01STRl8U110N o.eus
---(i-- GAS
OVERHEAD POWER
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K Clltt.,OICCICIPDlfl• .....,,,..1*11"'111f'nh A1 ','· , .... ' ,, ...~ \. '---·' RAILvl AY RESERVE / ""• / "' Y. 1• •.-J un • ' "" ".auM10u -· --- --. ' "-. ··-. ·,-.,::::'.: .---·.· ·c. x· .~ · ... ·.,, -.;;.· .•-~. -. --r. ..:__ _..-.·· . .._ . ~-£~=====-£=.a, ..
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JOONOALUP BUSINESS PARK SOUTH
:,-..t,- G t<""'lt EXISTING SERVICES PLAN
ISC:AU 12000 I"-' 26271 - - · I ~ JUf I~;.:..=- o-...... SCC _ ... AHO lo,,i.«tti o,,.11Jlll y 0
2£27-350 ~] 1;·~;_3/50 A APPENDIX 4
LAND USE REPORT (MARKET DEMAND) LAND USE REPORT
BUSINESS PARK SOUTH
JOONDALUP
SUBMITTED TO
JULY 2002
Over 200 offices worldwide This business is independently owned and operated by Colliers International (WA) Pty Ltd ABN 26 791 928 513 & ACN 008 919 524 Licensee: Colliers International (WA) Pty Ltd CONTENTS
1. INTRODUCTION 3
2. LAND SUPPLY 4 2.1. BUSINESS PARK NORTH 4
2.1.1. VACANT SITES 4 2.2. POTENTIAL OTHER LAND SUPPLY 4
2.2.1. OVERVIEW 4 CONSULTANCY 2.2.2. STAGE 5A 5 REPORT AGENCY DIVISION 2.2.3. JOONDALUP CBD 5 PERTH WA 2.2.4. JOONDALUP GATE 5
3. POTENTIAL DEMAND 6 3.1. EXISTING LAND USE 6 3.2. MARKET SECTORS NOT CURRENTLY REPRESENTED 6
3.2.1. SHOWROOM RETAIL 6 3.2.2. DISPLAY YARD USE 7 3.2.3. FACTORY UNITS AND SMALL LOT LIGHT INDUSTRIAL 8 3.2.4. SERVICE STATIONS 8 3.2.5. CONVENIENCE RETAIL 8 3.2.6. LEISURE AND ENTERTAINMENT 8 3.2.7. OFFICE COMMERCIAL 8
4. TECHNOLOGY PARK 9
5. SUMMARY 11
APPENDICES
A: P5 Land Use
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 2 1. INTRODUCTION
The area known as Business Park South was originally proposed to be a technology precinct to be modelled on something similar to Technology Park in Bentley. In more recent years the area has been considered for general commercial and service commercial activity in line with the development seen in Business Park North.
The purpose of this report is to provide a market commentary on likely areas of future market demand. This report is limited in its scope and does not provide in depth quantitative market research. We have analysed the current profile of the vacant land in Joondalup and in particular Business Park North. We CONSULTANCY have also considered the existing business mix in this area. The REPORT report also covers an assessment of Technology Park since its AGENCY DIVISION PERTH WA inception with a view to commenting on the likely demand for a technology based land product.
This report does not cover residential or retail/shopping centre land use as options for the site. It only serves to consider commercial related land use options.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 3 2. LAND SUPPLY
2.1. BUSINESS PARK NORTH
In assessing Business Park North we have reviewed the number of vacant sites currently available in the area as well as the nature of land use existing in the Business Park. Our objective was to identify sectors of the market that are currently not evident in Business Park North. These uses may present opportunities for Business Park South.
2.1.1. VACANT SITES CONSULTANCY Business Park North comprises a total of 135 lots. Of these, 29 REPORT AGENCY DIVISION lots are currently vacant. These lots fall into the following land PERTH WA size categories.
Land Area Lots
0 to 1,000 sqm Nil
0 to 2,000sqm 8
2,000 to 3,000 sqm 12
3,000 to 4,000 sqm 5
4,000 to 5,000 sqm 4
Of these 29 lots, 3 are owned by owner occupiers intending to develop for their own use. The number of lots available for potential use is therefore 26, of which 8 are currently on the market for sale. This reflects a land vacancy rate of 19 per cent of the total Business Park land holding.
2.2. POTENTIAL OTHER LAND SUPPLY
2.2.1. OVERVIEW
The only other remaining sites in the Joondalup City Centre area that are likely to be available for service commercial uses include the Basketball Stadium site which provides a total area of approximately 1 hectare. This lot, at the corner of Joondalup Drive and Collier Pass, is currently leased via the Joondalup City Council to a local basketball club and is tied up until the year 2007. Following the expiry of this Lease we understand that this lot will go to the market.
Lot 6 Dwyer Turn provides a total area of around 7,000sqm and is the subject of discussion between the Joondalup City Council and LandCorp over its future use. There is some potential for this lot to become available for service commercial use. However, LandCorp advises it is likely that the site will be used for parking.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 4 These two lots are the only remaining large lots in the Joondalup City Centre area. It is important to note that only one of these lots has frontage to Joondalup Drive and exposure to the traffic that this road produces.
2.2.2. STAGE 5A
Only two lots remain undeveloped in this area. Both these lots are off Joondalup Drive and are around 2,000sqm each.
2.2.3. JOONDALUP CBD
The office/retail heart of Joondalup CBD has developed significantly but the majority of demand in recent years has been for residential development. Demand for office space has been CONSULTANCY very limited, and there are seven lots still available for REPORT AGENCY DIVISION development in the core CBD precinct. PERTH WA
2.2.4. JOONDALUP GATE
The Haselhurst Development is now almost fully complete and occupied. There is some potential for additional showroom space in the order of 13,000 sqm of floor space.
Haselhurst Group is also in the process of negotiating with Westrail to build over the public car park space to provide additional land use option.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 5 3. POTENTIAL DEMAND
3.1. EXISTING LAND USE
Based on our experience over many years involvement in Joondalup and a recent visual inspection of land uses in the Business Park area we are able to conclude that the following land use categories are represented in the area:
Hardware Retail
Furniture Retail
Automotive Service Suppliers CONSULTANCY REPORT AGENCY DIVISION Outdoor Displays PERTH WA
Domestic Appliances
Recreation
Office Professional
Government Services (Telecom, Australia Post, Bus Depot, Council Depot)
Light Manufacturing (furniture, cabinet making etc)
General Factory Unit Activity including Electrical Contractors, Plumbers and Builders.
The above land uses seem to be reasonably well represented in Joondalup Business Park North and the showroom precincts on the East Side of Joondalup Drive.
The areas to the east of Joondalup Drive also provide a range of service commercial activities including fast foods, service station, car wash and video retailing.
3.2. MARKET SECTORS NOT CURRENTLY REPRESENTED
Our assessment of the area has identified the following land uses which are either not represented or unrepresented in the precinct.
3.2.1. SHOWROOM RETAIL
Most categories of showroom retail activity are currently provided for in the area. However, the showroom retail industry is undergoing some significant change with the entry of category killer retail stores such as Harvey Norman, Bunnings and Freedom Furniture. All of these users are currently represented in the Joondalup area.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 6 However, new groups enter the market from time to time, and there are opportunities in this sector. Australia is also now witnessing the development of freestanding supermarket/factory direct retail stores such as ALDI. These types of retailers are also likely to be looking for opportunities in a major regional centre such as Joondalup in years to come.
Some groups, such as IKEA, are not represented in the area, and have indicated in the past that when the population grows they would consider opening a store. An area of approximately 3 hectares would be required for this type of activity.
Mitre 10 only has a small hardware operation, and is looking to take on the Bunnings/BBC Group now they have merged. This could see them emerge with a requirement for a super store in CONSULTANCY REPORT the area. AGENCY DIVISION PERTH WA Marlows has a store of 900 sqm, and its latest stores are around 1,300 sqm. The company may look to expand in the future.
This trend towards bigger stores with a broader product range may create opportunities for large showroom/retail sites.
Zoning of the land needs to be considered closely to ensure that these groups can market a full range of goods. Under existing zoning, groups such as ALDI (bulk supermarket retail), and Supré (factory direct clothing retail stores), could not operate in Business Park North. These are land uses that could be considered for Business Park South. Supré, for example, currently trades in Osborne Park, but similar uses have been rejected by Local Government in Business Park North.
3.2.2. DISPLAY YARD USE Car Yards
Boat/Marine Sales
Caravan Yards
Nurseries
All of the above display site uses are under represented in the area and there may be opportunities in the market within these sectors.
It is unlikely that new car showrooms will be attracted to the location, given their presence in Wangara and Clarkson. However, we believe there may be opportunities in the second hand car market for car yard sites.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 7 3.2.3. FACTORY UNITS AND SMALL LOT LIGHT INDUSTRIAL
The majority of development in Business Park North is focused around service commercial showroom type units. There are some factory units, but in our view there is scope for additional demand in this sector. One specific opportunity is the automotive smash repair industry, which was specifically excluded by zoning from occupying premises in the Joondalup Business Park North area.
Business Park North lots were mostly 2,000 sqm or larger, with fewer than ten per cent of the lots less than 2,000 sqm. We believe there may be demand for small light industrial lots at the rear of Business Park South. Lots as small as 700 sqm to 1,500 sqm should be considered. CONSULTANCY REPORT AGENCY DIVISION 3.2.4. SERVICE STATIONS PERTH WA
There are two service stations to the north of the subject land, and two service stations to the south. All the sites have exposure to traffic on Joondalup Drive. In view of this and the current economic viability of further service station development, we believe that it is unlikely any additional service station activity would be viable in the area.
3.2.5. CONVENIENCE RETAIL
Fast Food and other convenience retail uses are currently well represented in the area, and there is unlikely to be any significant demand for these land uses.
3.2.6. LEISURE AND ENTERTAINMENT
Joondalup currently has a number of sports centres, a cinema, a roller skate rink, childrens' party/activity centres, and a health club.
Further opportunities exist for uses in this category (i.e. ice skating, go cart track, mini golf). There is some potential for a major leisure zone. Adventure World South of Perth is the only major facility in Perth. While Perth is a small market and a theme park may not be viable, it is an option that could be explored. Tentative enquiries have been expressed in the past in this regard, but we are not aware of any serious attempts to explore this land use for the site.
3.2.7. OFFICE COMMERCIAL
Demand for office space is very limited, and significant existing land remains in the Joondalup CBD area for this land use.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 8 4. TECHNOLOGY PARK
We have assessed Bentley Technology Park. The following analysis provides insight into the performance of the specialised estate operating in the Perth Metropolitan Region.
Technology Park’s eastern precinct (east of Kent Street) commenced in 1986 and was marketed exclusively as a precinct for companies operating in the research and technology field. Significant barriers to entry are imposed on tenants within the Park, under the provision that a certain percentage of revenue is spent on research and development. CONSULTANCY REPORT The following table illustrates lots taken up since the precinct’s AGENCY DIVISION inception and allocates this to a yearly absorption rate, both PERTH WA including and excluding the Park’s administration and function centre.
Street Lot Number Area(Sqm)
Brodie-Hall Drive 1 32,185 Sarich Way 54 5,002 Sarich Way 30 3,934 Sarich Way 22 2,669 Brodie-Hall Drive Pt53 3,195 Brodie-Hall Drive 63 3,014 Brodie-Hall Drive 110 8,220 Watts Place 202 1,306 Watts Place 201 1,626 Watts Place 105 3,488 Turner Avenue Pt101 34,298 Delaeter Way 18 3,359 Delaeter Way 20 4,531 Delaeter Way 22 3,742 Delaeter Way 23 2,500 Delaeter Way 14 6,634 Delaeter Way 15 8,415 Delaeter Way 12 5,279 Delaeter Way 13 1,301 Brodie-Hall Drive 23 6,609 Brodie-Hall Drive 21 3,062 Total 144,369
Note: Lot 1 Brodie-Hall Drive represents administration and function centre
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 9 Total area absorbed: 14.4369 hectares
Total area absorbed less administration and function centre: 11.2184 hectares
Yearly take-up over life of precinct: (16 years): 9,023 square metres per year
Yearly take-up less administration and function centre: 7,012 square metres per year
Discussions with Technology Park Precinct Manager, Mark Jones, have revealed take-up has now stabilised to around 2,000 square metres a year.
Our experience with Technology Park has enabled us to make CONSULTANCY REPORT the following comments: AGENCY DIVISION PERTH WA
Technology Parks require a great deal of Government support and capital injection. They are unlikely to be profit centres and the land is generally subsidised in order to attract and support technology start up companies that often have little or no capital. Technology Park in Bentley has reasonably strong links with Curtin University, WA’s largest university campus. These links help to support business activity in the Park and the growth of the Park.
Edith Cowan University in Joondalup already has access to a reasonable portion of City Centre land for general development and Technology Business Park activity. This land has been used already for the construction of a call centre. We believe the demand for a technology based Business Park would be extremely limited.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 10 5. SUMMARY
Our assessment of the land area known as Business Park South is as follows:
We do not believe there would be strong demand for technology related Business Park lots in this location.
The majority of lots in Joondalup Business Park North are of 2,000sqm or greater. There are very few lots of less than 1,500sqm.
An opportunity exists to provide a range of small lots sizes at the rear of Business Park South for light industrial factory unit CONSULTANCY development, primarily targeted towards the owner occupier REPORT AGENCY DIVISION market. PERTH WA The broader showroom/retail market is likely to provide demand for the Joondalup Drive frontage land. Some of these lots should provide large land areas of around 1.0 ha, so that major bulky goods retail operators can be attracted to the area. Planning Approval should be sought for a wider use classification than that applying to Business Park North. For example, warehouse direct clothing retail such as Table 8, Supre and Nox Wholesale Clothing can not operate in Business Park North, but they can in other showroom locations in the metro area.
Potential opportunities exist in the leisure/entertainment sector. These uses are traditionally large space users, but can not support high land values.
Convenience store uses are already well represented in the area. Only limited opportunities are likely to exist in this market sector.
We do not believe there is any significant demand for office uses. Other existing land in Joondalup’s CBD provides better options for office development.
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 11 CONSULTANCY REPORT AGENCY DIVISION PERTH WA
APPENDIX A P5 LAND USE
LAND USE REPORT -BUSINESS PARK SOUTH -JOONDALUP 12