Southern River/Forrestdale/ Brookdale/Wungong D ISTRICT S TRUCTURE P LAN

JANUARY 2001

VERNM O EN G T E O

H F T

W A E I S L T A E R RN AUST Dlsclaimer

Any representation, statement, opinion or advice, expressed or implied in this publication is made in good faith but on the basis that the Ministry for Planning, its agents and employees are not liable (whether by reason of negligence, lack of care or otherwise) to any person from any damage or loss whatsoever which has occurred or may occur in relation to that person taking or not taking (as the case may be) action in respect of any representation, statement, or advice referred to in this document. Professional advice should be obtained before applying the information contained in this document to particular circumstances.

Published by the Western Australian Planning Commission Albert Facey House 469 Wellington Street Perth, Western Australia 6000

Published January 2001

ISBN 0 7309 9258 6

Internet: http://www.wa.gov.au/planning E-mail: [email protected]

Tel: (08) 9264 7777 Fax: (08) 9264 7566 TTY: (08) 9264 7535 Infoline: 1800 626 477

Copies of this document are available in alternative formats on application to the Disabilities Services Coordinator

The Ministry for Planning owns all photography in this document unless otherwise stated. SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN Foreword

The Southern River, Forrestdale, Brookdale, Wungong area is complex to plan for future development. It is affected by issues such as a high water table, contaminated sites, uses which have offsite impacts such as poultry farms and kennels, major infrastructure installations such as power lines, gas and water mains, important conservation and environmental sites and land fragmentation.

To address these issues comprehensively, the Western Australian Planning Commission has prepared the Southern River/Forrestdale/Brookdale/Wungong District Structure Plan in consultation with the Cities of Gosnells and Armadale and other key stakeholders.

The primary purpose of the District Structure Plan is to provide a broad framework for land use and development including major community facilities, conservation areas, Bush Forever sites, open space, and potential areas for development.

Extensive research and consultation has ensured that the complex array of issues has been addressed and a balanced approach to conservation of the environment and development is provided.

Completion of the District Structure Plan is a significant step in the planning process for the area and paves the way for a coordinated approach to planning in the future. Key steps to follow include the preparation of an urban water management strategy, amendments to the Metropolitan Region Scheme, outline development plans, amendments to local government town planning schemes, and detailed subdivision design. The principles contained within the District Structure Plan provide a framework for these more detailed stages of planning.

I commend the District Structure Plan to you and feel certain that it will provide an excellent guide to planning in the study area.

HON GRAHAM KIERATH MLA Minister for Planning

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ii SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN Table of Contents

Executive Summary ...... ix Acknowledgements ...... xvi

1. Introduction 1.1 Purpose of this Report ...... 1 1.2 Need for a District Structure Plan ...... 1 1.3 Type of District Structure Plan ...... 1 1.4 Process for Adopting the Preferred District Structure Plan ...... 2 1.5 Area Covered by the Plan...... 4 1.6 Function of the District Structure Plan...... 4 1.7 Aims and Objectives...... 4 1.8 Structure of this Document...... 6 1.9 Timing ...... 6 1.10 Using this District Structure Plan...... 6

2. Previous Reports and Studies 2.1 Planning Structure for the South-East Corridor – Stage A (1978) ...... 9 2.2 Planning for the Future of the Perth Metropolitan Region (1987)...... 9 2.3 Metroplan and the Urban Expansion Policy Statement (1990) ...... 13 2.4 Previous Structure Planning for Southern River...... 15 2.5 Previous Structure Planning for Forrestdale (North of Forrest/Armadale Road)...... 19 2.6 Previous Structure Planning in the Forrestdale-Brookdale Area (South of Forrest/Armadale Roads) ...... 19 2.7 South-East Corridor Structure Plan (June 1996) ...... 20 2.8 Liveable Neighbourhoods Community Design Code (1997) ...... 20 2.9 Bush Forever (2000)...... 20

3. Existing Conditions

3.1 Physical Characteristics (General)...... 23 3.1.1 Climate...... 23 3.1.2 Landform/Topography ...... 23 3.1.3 Soil Characteristics/Land Capability ...... 23 3.1.4 Land Capability...... 26 3.2 Drainage and Groundwater (Existing Description) ...... 26 3.2.1 Surface Hydrology ...... 26 3.2.2 Groundwater...... 28 3.3 Environmental Resources ...... 28 3.3.1 Remnant Vegetation ...... 28 3.3.2 Fauna...... 29 3.3.3 Groundwater Resources – Protection ...... 29 3.3.4 Wetlands ...... 29 3.3.5 Insect Nuisance...... 30 3.3.6 Existing Conservation Policy Areas (System 6 – EPP)...... 32 3.3.7 The Middle Canning Catchment Water Resources Management Study (Stage 2 September 1996) ...... 35 3.4 Land Use ...... 36 3.4.1 General Land Use Description ...... 36 3.4.2 Land Uses – Potential Impact on Extent and Type of Development ...... 37

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3.5 Infrastructure ...... 40 3.5.1 Roads...... 40 3.5.2 Rail ...... 40 3.5.3 Water Supply...... 41 3.5.4 Swerage Reticulation...... 41 3.5.5 Wastewater treatment...... 41 3.5.6 Power ...... 41 3.5.7 Gas ...... 41

4. Description of the Community Consultation Process 4.1 Purpose of Community Participation ...... 43 4.2 Process of Consultation...... 43 4.3 Community Brief (Value, Goal Setting and Challenges)...... 44

5. Implications for the Preparation of the Structure Plan 5.1 Liveable Neighbourhoods (Urban Design)...... 47 5.1.1 A Question of Scale...... 47 5.1.2 Site Context Analysis...... 48 5.1.3 Site Constraints...... 48 5.1.4 Scope for Development ...... 48 5.1.5 The Impact of Multiple Use Corridors on the Urban Structure ...... 50 5.1.6 Urban Character ...... 50 5.2 Environmental...... 52 5.2.1 Significance of Wetlands ...... 52 5.2.2 Additional Areas which Could Enhance Designated Conservation Areas ...... 54 5.2.3 Enhancement of Wetlands and Reduction of Management Cost...... 54 5.2.4 Midge and Mosquito Control or Reduction ...... 54 5.2.5 Width and Density of Buffers...... 55 5.3 Drainage Management ...... 55 5.3.1 Regional Drainage and Groundwater Issues ...... 55 5.3.2 Wetlands ...... 56 5.3.3 Wetlands Management Categories...... 56 5.3.4 Acceptable Drain Levels...... 56 5.3.5 Multiple Use Corridors ...... 58 5.3.6 Environmental Management Area ...... 58 5.3.7 Existing Developments in Study Area Vicinity...... 59 5.3.8 Land Development Options...... 59 5.3.9 Land Use Within Lake Forrestdale EMA Boundary ...... 60 5.4 Infrastructure ...... 60 5.4.1 Road Networks...... 60 5.4.2 Water Supply...... 61 5.4.3 Wastewater...... 61 5.4.4 Power ...... 62 5.4.5 Gas ...... 62 5.4.6 Communications ...... 63 5.4.7 Staging ...... 63 5.4.8 Conclusions ...... 63

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5.5 Transport...... 64 5.5.1 Railway...... 64 5.5.2 Bus Routes...... 65 5.5.3 Other Regional Roads ...... 65 5.5.4 Transport Planning ...... 70 5.5.5 Public Transport...... 72 5.5.6 Walking and Cycling ...... 72

6. Preparation and Consideration of Structure Plan Options 6.1 Option 1 – New District Centre/Maximum Urbanisation...... 73 6.2 Option 2 – Industrial Centre/Use Existing Retail Centres...... 75 6.3 Option 3 – Mixed Use/Dispersed Industrial and Commercial ...... 77 6.4 Draft Preferred Option ...... 79

7. District Structure Plan 7.1 The District Structure Plan – Main Features ...... 83 7.1.1 Retail ...... 83 7.1.2 Industry...... 83 7.1.3 Rural...... 83 7.1.4 Conservation ...... 84 7.1.5 Bush Forever Sites ...... 84 7.1.6 Kennel Zone...... 84 7.1.7 Contaminated Sites ...... 84 7.1.8 Environmental Management Areas...... 85 7.1.9 Drainage and Watercourses ...... 85 7.1.10 Drainage, Nutrient and Flood Management...... 85 7.1.11 Transport...... 86 7.1.12 Summary of Proposed Land Use ...... 87 7.2 Residential Development Potential...... 87 7.3 Population Projections ...... 89 7.4 Development Growth...... 89 7.5 Workforce...... 89 7.6 Education Facilities...... 90 7.7 Overview of District Structure Plan Issues ...... 91 7.7.1 Environmental/Conservation...... 91 7.7.2 Buffers ...... 91 7.7.3 Public Uses ...... 91 7.7.4 Land Use Classification ...... 91 7.7.5 Development Constraints ...... 91 7.8 Options for Implementation...... 92 7.8.1 Western Australian Planning Commission Improvement Plan ...... 92 7.8.2 Local Government (Guided) Development Scheme...... 92 7.8.3 Infrastructure Sharing (Local Government Scheme Provisions) ...... 92 7.8.4 Reservation ...... 92 7.8.5 Subdivider’s Contribution ...... 92 7.8.6 Headworks ...... 92 7.8.7 Separate/Differential Rate...... 93

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7.8.8 Negotiations...... 93 7.8.9 Agreements ...... 93 7.8.10 District Structure Plan Provisions...... 93 7.9 Preferred Approach...... 93 7.9.1 Western Australian Planning Commission Role...... 93 7.9.2 Local Government Role...... 93 7.9.3 Water and Rivers Commission Role...... 93 7.7.4 Water Corporation Role...... 94 7.7.5 Department of Environmental Protection Role...... 94 7.9.6 Western Power Role ...... 94 7.9.7 Landowner and Developer Role ...... 94 7.9.8 Summary...... 94 7.10 Vision Statement (Urban Design Objectives) ...... 95 7.10.1 The Context...... 95 7.10.2 Inherent Image ...... 95 7.10.3 Implementing the Vision ...... 95 7.11 Objectives ...... 95 7.12 Development Program ...... 98 7.13 Employment Target ...... 98 7.14 Land Development ...... 98 7.14.1 Land Consolidation for Development ...... 98 7.14.2 Financial Arrangements...... 98 7.15 Rezoning Recommendations...... 99 7.15.1 Metropolitan Region Scheme ...... 99 7.15.2 Local Government Schemes...... 99 7.16 Development Sequence ...... 99

References

Attachments Attachment A EPA Bulletin ...... a-2 Attachment B Environmental Assessment – Muir Environmental ...... a-22 Attachment C Community Summary Sheets...... a-65 Attachment D Ibecon Employment/Population Report ...... a-85

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List of Figures 1.1 The Planning Process ...... 2 1.2 The District Structure Plan Process ...... 3 1.3 Study Area ...... 5 2.1 Plan A – District Structure Plan ...... 10 2.2 The Preferred Strategy 1987 ...... 11 2.3 Metroplan ...... 12 2.4 Urban Expansion Policy...... 14 2.5 MRS Amendment No. 927/33 as Advertised ...... 16 2.6 MRS Amendment No. 927/33 as Approved...... 17 2.7 Southern River Draft District Structure Plan ...... 18 3.1 Topography...... 24 3.2 Regional Soils ...... 25 3.3 Land Capability for Rural-Residential...... 27 3.4 Wetland Management Objectives...... 31 3.5 Recommendation of the Middle Canning Catchment Study...... 33 3.6 Existing Conflicting Land-Uses...... 38 5.1 Liveable Neighbourhoods Scale Template ...... 49 5.2 Urban Water Management...... 51 5.3 Typical Plan of Large Village Centre...... 66 5.4 Typical Plan of Small Village Centre ...... 67 5.5 Typical Plan of Neighbourhood Edge/Conservation...... 68 5.6 Typical Plan of Part of ‘Green Link/Multiple Use Corridor’ ...... 69 6.1 Preliminary Option – Option 1...... 74 6.2 Preliminary Option – Option 2...... 76 6.3 Preliminary Option – Option 3...... 78 6.4 Preliminary Option – Preferred Option ...... 80

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viii SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN Executive Summary

District Structure Plan Area sought at each of the major steps in preparation The study area for the District Structure Plan of the Plan: includes the localities of Southern River in the • Identification of Issues and Objectives. City of Gosnells; and Forrestdale, Brookdale and • Discussion and Evaluation of Options. Wungong in the City of Armadale. • Adoption of a Preferred Option. • Review of the Draft District Structure Plan. Purpose The District Structure Plan provides a guide to The preparation of the District Structure Plan the future development of the study area and forms part of a larger planning process within management of key environmental issues. the planning strategies for the future of Perth It includes potential development areas, road established by Metroplan and other regional networks, major community facilities, policies of the Western Australian Planning conservation and Bush Forever areas, and a Commission. neighbourhood structure. It also provides The Community Brief proposals for the implementation of the plan Initial community workshops which were such as zoning mechanisms, staging and attended by residents, landowners, developers financial and management arrangements. and other members of the public defined the The study area has been the subject of key issues and values which should influence increasing development pressure over recent the preparation of the draft District Structure years and the Western Australian Planning Plan as: Commission (WAPC) has identified the need to • Land Suitability address the significant constraints in the area • Infrastructure and Transport prior to further development. Issues such as the • Employment high water table, nutrient, drainage and water • Lifestyle and Streetscape resource management, conservation areas, • Conservation and Environment multiple ownership, and how these and • Implementation – Including Compensation community expectations for development could • Roles, Responsibilities and Decision-Making be integrated into a plan were dealt with in the preparation of the District Structure Plan. Objectives and criteria were prepared for each of these elements which were then used by the District Structure Plan Approval Process consultants as a brief to prepare the draft The preparation of the District Structure Plan District Structure Plan. The draft plan was was undertaken by consultants, Turner Master evaluated against these objectives and criteria in Planners Australia, under the direction of a a community workshop and given an overall steering committee chaired by the Ministry for high satisfaction rating, with some additional Planning. Representation on the committee issues also being identified. Extensive included the Cities of Gosnells and Armadale, consultation was also conducted with State Water and Rivers Commission (WRC), and government departments. Comments were Department of Environmental Protection (DEP). reviewed by the Steering Committee and the This process has involved extensive community draft Plan was modified where appropriate. consultation, technical data collection and A three month exhibition and comment period review, and the advice of local and State was provided in Step 3 to enable all members of government authorities. Community input has the public and organizations to submit their been a significant part of this process, being written comments on the draft District Structure Plan to the Western Australian Planning Commission.

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Executive Summary

Major Planning Influences Protection Authority (EPA). The Water and • Liveable Neighbourhoods has been adopted as a Rivers Commission policy recommends that guide for the establishment of a physical inverts of drainage systems be set no lower neighbourhood structure to shape the new than the Annual Average Maximum communities. Under this approach, liveable Groundwater Level. This policy and drainage neighbourhoods are clustered together in implications were examined in the technical groups to support town centres which will investigations. Multiple Use Corridors typically contain local shops and recommended in the Middle Canning employment opportunities. Catchment Study (1996) have been incorporated in the District Structure Plan • Site Constraints were mapped which showed where drainage, environmental features and the study area is highly constrained for urban open space coincide or there are advantages development. The legal and policy achieved by these elements being combined. constraints imposed by the Southern River Kennel Zone, the impacts of proposed • All Conservation Category Wetlands are development on nutrient export and shown on the District Structure Plan. hydrology and the septage treatment site on Resource Enhancement and Multiple Use Armadale Road all impose significant buffers Wetlands are also identified within the to urban development. report. The precise boundaries of all wetlands must be confirmed with the Department of • Environmental issues fall within five main Environmental Protection and Water and categories: Rivers Commission during the more detailed • Drainage and nutrient management. stages of planning. • Retention of important bushland and • The formulation of a regional urban water wetland remnants. management strategy will be required in • Connectivity between remnant areas of order to ensure the objectives and water bushland and wetland by multiple use quality targets for the Swan Canning Clean-up corridors. Action Plan and Environmental Protection • Buffers around wetlands to protect (Swan Canning Rivers) Policy 1999 are met. wetlands and minimise midge and mosquito nuisance. • Environmental Management Areas (EMAs) • Buffers around incompatible land uses. identified by the EPA as groundwater capture zones of internationally and nationally These issues have been investigated thoroughly. significant wetlands include the area north of Detailed proposals have been incorporated in Armadale Road as the capture zone for the District Structure Plan to ensure that the Forrestdale Lake. This has been examined in impacts are ameliorated during the more the technical investigations. Refinement of detailed stages of planning. the boundary of the EMA may be considered, • Thirteen Bush Forever sites are identified in subject to further investigation. the District Structure Plan. Some areas in • The Forrestdale Main Drain and Bailey’s Branch Southern River have been earmarked for Drain have low capacities and need Parks and Recreation under the Metropolitan assessment prior to upgrading the system. Region Scheme. Others are subject to • The implications of existing infrastructure on negotiated outcomes. the development and implementation of the • Drainage and Groundwater Management is District Structure Plan are not significant as regulated by the Water and Rivers the need for relocation has been minimised. Commission and the Environmental

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Executive Summary

However, the infrastructure required will 3. Employment: To exploit the local geographic significantly affect the costs and strategy of features, resources and linkages to other areas development staging. to provide accessible, appropriate and sustainable employment opportunities. The District Structure Plan 4. Lifestyle and Streetscape: To develop a safe and Vision attractive environment with a sense of • The Context: The study area is not a self- identity based upon the best attributes of the contained entity; it is an extension of the existing environment, where a full range of existing and abutting communities. lifestyles and employment opportunities can • Image: A balance is sought between be accommodated. maintaining areas of high conservation value 5. Conservation and Environment: To set aside and facilitating development. land having a high conservation value. • Implementing the Vision: Close consultation 6. Implementation – Including Compensation: with the community established an To implement the District Structure Plan to overriding vision to promote fair and provide a fair and equitable outcome for all equitable outcomes for all parties with participants. transparent decision-making and clear responsibilities. 7. Roles, Responsibilities and Decision-Making: To define (as precisely as possible) the Objectives decision-making and other responsibilities of These objectives were developed from the those involved in the preparation, assessment community consultation workshops: and implementation of the District Structure 1. Land Suitability: To identify all land capable Plan. of providing a range of land uses which Principal Components of the District balances conservation and development, and Structure Plan provides for a mix of lifestyle opportunities within the intended community. • Urban: The study area was divided into four urban precincts. The area, estimated capacity 2. Infrastructure-Transport: To promote accessible populations, population growth projections and cost-effective infrastructure which for the year 2026 and percentage estimated complements the natural and built environment to be occupied by 2026 are shown below for for existing and future communities. each precinct.

AREA CAPACITY 2026 2026% AREA (hectares) POPULATION POPULATION OCCUPIED

Area 1: Southern River 547 15,750 10,000 57.6% (North of Ranford Road)

Area 2: Forrestdale 526 14,250 7,500 44.4% (Ranford to Armadale Road)

Area 3: Forrestdale Lake 136 3,650 no significant – (North of Forrestdale Lake) increase

Area 4: Brookdale/Wungong 804 22,700 11,700 48.5% (South of Armadale)

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Residential development is proposed within retained. A 500 metre non-noise-sensitive use the context of Liveable Neigbourhoods which is buffer has been placed around the Southern indicated on the District Structure Plan. River Kennel Zone on advice from the As detailed planning proceeds it is expected Department of Environmental Protection to that this pattern of urban structuring will be avoid noise conflict. Residential zoning and modified to suit local conditions. close residential development will be excluded from this buffer area unless • Retail: New urban areas are proposed to be scientific studies can demonstrate an served by existing District Centres at acceptable noise impact is achievable. If such Canning Vale, Maddington and Gosnells as development is acceptable, covenants/ well as the Armadale Regional Centre. Local memorials on titles would be applied. neighbourhood shopping is proposed in five It should be noted that the implementation new “town” or “village” centres which are of best practice measures by kennel operators located within clusters of neighbourhoods. is critical to the successful management of Retail floorspace needs require definition at noise impacts. the detailed planning stage. Additional commercial and home-based business A special control area between 500 metres to opportunities are also provided adjacent to 1 kilometre of the kennel zone applies within the town centres and within which urban development could occur neighbourhoods. These are shown subject to controls on the design and conceptually on the District Structure Plan. construction of housing where affected by potential noise nuisance. This would also • Industry: A major industrial area is located at include placing memorials on titles for the junction of Ranford Road, Armadale Road subdivision within this special control area to and the future Tonkin Highway. A small local advise of the potential noise nuisance. industrial area is proposed in Southern River Corresponding measures are recommended near the Kennel Zone (within the buffer area). for the construction and management of • Rural: Major rural areas are located south of kennels to reduce off-site noise impacts. Forrestdale Lake and north of Armadale Road The Forrestdale Kennel Zone has not been in Forrestdale. The Forrestdale Lake area is retained with the following implementation acknowledged as an area with few constraints steps recommended: (other than infrastructure) and is earmarked for “Possible Future Urban Development”. • Rezoning by the City of Armadale.

• Conservation: Significant Environmental • Best practice guidelines to be applied to all Protection Policy Wetlands, Conservation additions. Category Wetlands and conservation areas • Additions be limited to those allowed and multiple use corridors are shown on the under non-conforming use rights. District Structure Plan based upon the detailed investigations conducted. The EPA • Residential use between 500m and 1000m recommends a minimum 50 metres or 1m to be subject to covenants/memorials on AHD buffer around these wetlands. titles advising of potential noise nuisance.

• Bush Forever Sites: All Bush Forever sites are • Residential use proposals within 500m of identified on the District Structure Plan. existing kennels to demonstrate through scientific studies an acceptable noise • Kennel Zones: The Southern River Kennel impact and be subject to Zone fronting Ranford Road has been covenants/memorials on titles.

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• Contaminated Site: The former liquid waste the relevant landowners and local disposal facility in Southern River has been governments to resolve the precise the subject of an EPA assessment and boundaries and extent of these open spaces ministerial conditions. The City of Gosnells is within outline development plans associated committed to complying with these with the development of the area. conditions which include restrictions on The 10 per cent Public Open Space groundwater use in the vicinity of the site. requirement would be in addition to the • Drainage: Major drainage routes are shown on open space shown on the District Structure the District Structure Plan within multiple Plan. use corridors(MUCs). Drainage and open • Other Development Constraints: The study area space can be combined in these MUC’s where is subject to many constraints not addressed environmentally acceptable. The width of the in detail in this District Structure Plan (i.e. MUCs would be dependent upon drainage poultry farms and utility services or the requirements, natural topography, suitability absence of services). Those constraints were for open space, conservation and landscape taken as matters which are required to be value. resolved in the normal course of the land • Transportation: The road framework existing development process. EPA and WAPC policies in the study area and the Metropolitan and draft policies will continue to apply to Region Scheme has been adopted within the separate incompatible land uses. District Structure Plan. Bus services are Incompatible land uses may prevent urban planned to be expanded into the study area development occurring within buffer areas. to provide links back to existing and Upon cessation of such uses, development proposed railway stations. Southern River could proceed in accordance with the District Road is extended through to Nicholson Road. Structure Plan. Separation distances to Ranford Road is to be retained although any residential development are also required upgrading will require a sensitive approach to from existing gas pipelines passing through construction where it crosses Balannup Lake. the study area.

• School Sites: Existing and proposed public Implementation schools within the study area are shown on District Structure Plan the District Structure Plan in accordance with There are a number of steps to be taken before the WAPC Policy DC 2.4 (School Sites). the implementation of the District Structure Plan. Proposed private schools are not identified as Part of the process will involve the review and their locations will need to be resolved with adoption of the District Structure Plan by the the relevant local governments. Cities of Gosnells and Armadale and initiation of • Open Space: Parks and Recreation reservations rezoning amendments. The District Structure (existing and proposed) and other open space Plan will form the basis for preparation of outline proposals are shown on the District Structure development plans to guide the rezoning, Plan. The other open spaces include drainage subdivision and development of land. It is routes, significant conservation and EPP anticipated that the outline development plans wetlands, a golf course, buffers and multiple will refine the District Structure Plan as a result of use corridor connections. additional detailed investigations and design. Private land shown as open space in the Urban Water Management Strategy District Structure Plan is not reserved but is A detailed urban water management strategy is proposed for such use. It will be necessary for to be formulated for the study area prior to

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major development. The strategy will address Development Sequence the issues of drainage and nutrient management The following steps illustrate the matters to be at the regional level and provide a framework addressed and the sequence of actions necessary for site-specific drainage and nutrient for development in accordance with the District management plans. A technical review Structure Plan. Note that not all situations will committee will be established to oversee these be identical and this is a guide only. strategies and plans and report on all associated • Adoption of District Structure Plan by WAPC aspects of their implementation. and local governments. Zoning in the Metropolitan Region Scheme • Urban Water Management Strategy (UWMS). • Technical Review Committee reviews UWMS. Any re-zoning to Urban would occur • MRS rezoning. incrementally and would be cognisant of a • EPA environmental assessment. range of factors including development within • Local government town planning scheme the urban front. amendments for procedures, infrastructure Infrastructure Provision Submissions contributions, Outline development plans, etc. Infrastructure provision submissions will be • Landowners prepare outline development prepared by landowners to a standard acceptable plans and conduct detailed research and to the relevant authorities and the WAPC. design including environmental assessment Within submissions, landowners will need to documentation, detailed drainage and demonstrate how they will provide full urban nutrient management plans and outline servicing for land; make commitments for development plans. An infrastructure contributions to appropriate infrastructure provision submission and documentation of items; and prepare an outline development these matters will form the basis of a request plan, generally in accordance with the District for initiation of rezoning. Structure Plan. • Local government initiates rezoning. • EPA environmental assessment (Includes Local Government Town Planning Scheme Technical Review Committee advice) Amendments • WAPC transfers land to Urban. Implementation of the District Structure Plan • Local government rezoning is finalised and will require amendments to the City of Gosnells the outline Development Plan is approved. and City of Armadale Town Planning Schemes • Landowner submits subdivision application. to provide for: • WAPC approves subdivision with conditions included to implement EPA/Ministerial • Infrastructure contributions as a condition of Environmental Assessment conditions and subdivision. local government implementation measures. • Council management of contributions. • Land development proceeds. • Authority to acquire land and enter into negotiations to implement proposals. Using this District Structure Plan • Expanded infrastructure items. District Structure Planning is a vital step in the • Requirements for the preparation and urban development process as it guides approval of outline development plans by developers and decision-makers through owners and/or Councils prior to subdivision all subsequent stages, including land use and land development. planning and subdivision design. However, not • Detailed financial matters to facilitate all issues are determined in detail during District development and compensation in a fair and Structure Planning, hence some elements of equitable manner.

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District Structure Plans should be viewed as indicative only.

In the case of the study area, some of the land is complicated and constrained from a water management perspective, and further detailed work is required. This District Structure Plan will be followed by an Urban Water Management Strategy (UWMS), which will be undertaken jointly by the Ministry for Planning, Water and Rivers Commission, Department of Environmental Protection, and the Cities of Gosnells and Armadale.

The UWMS will provide specific guidance on issues such as stormwater control, drainage, and wetland management. Because the land is constrained, it will be essential that land use and subdivision planning incorporates elements of water sensitive urban design through the application of best management practices. Therefore, planners and developers referring to this District Structure Plan need to be aware that more specific guidance on water management will follow, and that this may result in modifications to aspects of the District Structure Plan in respect of land use and subdivision design.

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ACKNOWLEDGEMENTS

STEERING COMMITTEE

Mike Allen (Chairman) Ministry for Planning

John Adderley City of Armadale

Tim McAuliffe Water and Rivers Commission

David Ritchings and Ray Haeren City of Gosnells

Gary Middle and Darren Walsh Department of Environmental Protection

Ashley Wilson (Project Manager) Ministry for Planning

Nick Leong (Executive Officer) Ministry for Planning

Malcolm Mackay (Urban Design) Ministry for Planning

STUDY TEAM

Edward Turner Turner Master Planners Australia

Kevin Broughton Broughton Planning

Jim Davies Jim Davies and Associates

Michael Breen Michael D Breen and Associates

Barry Muir Muir Environmental

David Wilding Worley Fraser Pty Ltd

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xviii SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 1. Introduction

1.1 Purpose of this Report 1.3 Type of District Structure Plan The purpose of this document is to describe a The District Structure Plan is intended to be District Structure Plan for the areas of Southern used by State and local government authorities River, Forrestdale, Wungong and Brookdale. as a basis for the long-term planning of the The District Structure Plan has been developed district and: using data derived from: • Provide a vision statement for the study area • Previous studies. area. • On-site assessment (i.e., environmental and • Provide a prescription for development land capability assessment). within the study area. • Monitoring of groundwater levels. • Identify areas to be set aside as regional open • Community workshops. space. • Local and regional planning authorities. • Provide for community infrastructure. • Establish the basis for subsequent Unlike traditional District Structure Plans that Metropolitan Region Scheme amendments. identify potential development areas, this • Provide a context for local government town District Structure Plan document also describes planning scheme amendments. the physical framework for future development • Identify future development areas. (including street networks, community facilities, • Nominate physical servicing infrastructure conservation areas and neighbourhoods). In requirements. addition, the report will provide a detailed description of implementation issues, such as The District Structure Plan focuses on the staging, funding of infrastructure and physical arrangement of urban areas, primary conservation management. road systems, public transport, neighbourhoods, schools, open space, shopping facilities and 1.2 Need for a District Structure Plan major infrastructure. The Southern River, Forrestdale, Wungong and It is intended that the District Structure Plan Brookdale areas have experienced increasing will: development pressures over the past 10 years. These pressures have resulted in a significant • Be used a basis for lodging subdivision number of development proposals. applications for individual neighbourhood areas. However, future development within the area is • Facilitate amendments to the Metropolitan constrained by a high water table, low-lying Region Scheme and local government town land, regionally significant conservation areas, planning schemes for the development or contaminated sites, community expectations, conservation of land. fragmented land ownership and limited • Facilitate infrastructure provision. infrastructure. As such, future development proposals need to be considered within a The District Structure Plan will have no co-ordinated and planned context. statutory effect. The District Structure Plan will be used by the Western Australian Planning This District Structure Plan therefore seeks to Commission as a guide to amendments to the co-ordinate the development expectations of the Metropolitan Region Scheme or for district while balancing environmental consideration of subsequent subdivision constraints, conservation, infrastructure applications on appropriately zoned land. provision and lifestyle, community and neighbourhood objectives.

1 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

1.4 Process for Adopting the collection and the advice of local and State District Structure Plan government authorities. Community input has The preparation of this District Structure Plan formed a significant part of the process and has forms part of a larger planning process which been sought at key steps including: involves various policy and statutory processes. • Identification of Issues. Figure 1.1 diagrammatically illustrates this • Discussion of Preferred Options. broader planning and development process. • Presentation of the Preferred Option.

The specific preparation and adoption of this Figure 1.2 diagrammatically illustrates the District Structure Plan has involved extensive process that has been adopted. community consultation, technical data

The Planning Process – Figure 1.1

Regional Policies Metroplan Urban Expansion Policy

South-East Corridor Preliminary Assessment

Preparation of District Structure Plan

Presentation to Western Australian Planning Commission

Preparation of Urban Water Management Strategy

Amendments to Metropolitan Region Scheme

Local Structure Plans/Outline Development Plans

Local Government Town Planning Scheme Amendments

Subdivision and Development

Note: Public comment is invited at each of the key stages in the planning process

2 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

The District Structure Plan Process – Figure 1.2

Study Team familiarises itself with the study area

Study Team reviews all available information

Community Workshop No. 1 – December 1998

Study Team sets objectives based on Community Workshop

Study Team prepares Draft District Structure Plan Options

Steering Committee uses the community objectives to ensure that the Options meet Community Expectations

Community Workshop No. 2 – March 1999

Identification and Refinement of the Preferred Option

Review by Steering Committee

Community Workshop No. 3 – June 1999

Presentation and Comment on Preferred Option

Review by Steering Committee

Submission to Western Australian Planning Commission

Review by Community

Final Adoption/Modification by Western Australian Planning Commission

3 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

1.5 Area Covered by the Plan • Provide the basis for statutory planning and The District Structure Plan area forms part of the development control. South-East Corridor extending south of Canning The District Structure Plan will provide a Vale to include Southern River, Forrestdale, guide for further statutory amendments to Wungong and Brookdale. The area is generally and reviews of the City of Gosnells and City bounded by Rowley Road, Warton Road and the of Armadale town planning schemes and existing developed areas south and west of Local Planning Strategies. It will also assist in Gosnells and Armadale respectively. the assessment and co-ordination of development and subdivision applications. The study area has an area of approximately 7,000 hectares and is illustrated in Figure 1.3. • Provide a basis for servicing and transport authorities to plan their future 1.6 Function of the District Structure requirements. Plan Major trunk services and transport routes are The functions of the District Structure Plan are to: relatively expensive and require long-term • Balance environmental, lifestyle and forward planning and budgeting to acquire development considerations. the required land for reserves and for The District Structure Plan seeks to provide a implementation. Accurate forecasts of physical framework for the implementation population potential, the location of of development opportunities while employment, and other important land uses balancing the conservation, lifestyle and which affect demand for services are also servicing expectations and needs of the required. District Structure Plans are essential metropolitan and local region. for this type of planning.

• Provide the basis for formulating and • Provide a framework for the integration of implementing Metropolitan Region Scheme good urban design and open space creation Amendments for the Southern River, as part of urban water management Forrestdale, Wungong and Brookdale areas. practices. While a significant portion of the study area The South-East Corridor is heavily constrained is zoned either Urban or Urban Deferred by a relatively high water table, low-lying land under the Metropolitan Region Scheme, it is and areas subject to inundation. The District intended that the District Structure Plan will Structure Plan provides an opportunity for provide the basis for additional amendments community development, recreation and a to the Metropolitan Region Scheme for the desirable urban form based around water Southern River, Forrestdale, Wungong and management features. Brookdale areas. • Provide a basis for staging development. • Provide a framework for future subdivision The District Structure Plan provides a general and development. indication of staging with land being The District Structure Plan provides a classified as possible future urban, future physical framework for urban areas, transport urban and urban. links, activity centres and community 1.7 Aims and Objectives facilities. The Plan can be used by developers The Aims and Objectives were formulated using as a framework for further subdivision. input obtained from the various community workshops held during the District Structure Plan process. The aims and objectives are to:

4 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

Yanchep

Joondalup

INDIAN

Midland

Perth

Cannington

Fremantle

OCEAN Armadale

/business_unit/projects/filename

Rockingham

LEGEND N

010515 Major Road Network Kilometres

Perth Metropolitan Boundary Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning, Perth, W.A. Jan. 2001 Study Boundary ntw-map18\ \metstruct\ \sr_forrest\ dpub99\srf_tr_f1.3.dgn Study Area Figure 1.3

5 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

• Enhance the existing and future environment 1.9 Timing by identifying land capable of providing a No specific timetable for the implementation or sustainable mix of land uses. expiration of the District Structure Plan has • Enhance existing and future communities been identified. The District Structure Plan through the provision of accessible transport simply attempts to provide a framework for the systems, appropriate and cost-effective physical development of the area as well as infrastructure and use of drainage for general indications of staging and design/recreational features. implementation of the plan by:

• Create appropriate, sustainable and accessible • Identifying the best use of land based on employment opportunities for all various opportunities and constraints. employment types/choices represented • Highlighting different categories of within the intended community. urbanisation according to the level of constraints currently affecting the land. • Enhance the quality of lifestyle for present • Identifying servicing constraints. and future residents. • Recognising landowner and/or developer • Maintain, enhance and manage the existing expectations. environmental values within an urban The actual development of land will occur context. according to the priorities set by land developers • Attain betterment for the community while and the ability of the servicing agencies to preserving current lifestyles of those in the provide the essential services required. It is community. necessary, however, to describe the implementation options for development given 1.8 Structure of this Document the fragmented landowner characteristic of the The document is divided into seven chapters: study area. 1 Introduction 1.10 Using this District Structure Plan. 2 Previous Reports and Studies Structure Planning is a vital step in the urban 3 Existing Conditions development process as it guides developers and decision-makers through all subsequent stages, 4 Description of the Community including land use planning and subdivision Consultation Process design. However, not all issues are determined in 5 Implications for the Preparation of detail during District Structure Planning, hence the District Structure Plan some elements of District Structure Plans should 6 Preparation and Consideration of be viewed as indicative only. District Structure Plan Options In the case of the study area, some of the land is 7 District Structure Plan complicated and constrained from an water management perspective, and further detailed Attachments work is required. This District Structure Plan will The document is accompanied by supporting be followed by an Urban Water Management plans, tables and appendices. Strategy (UWMS), which will be undertaken jointly by the Ministry for Planning, Water and Rivers Commission, Department of Environmental Protection, and local government.

6 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

7 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

1. Introduction

8 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 2. Previous Reports and Studies

The Metropolitan Region Scheme was gazetted in For the City of Gosnells, the Stage A Structure October 1963 for the purpose of establishing a Plan calculated a population potential of 94,900 statutory planning framework for subdivision and in the ‘Existing’ Urban zones and 18,060 in the development within the Perth Metropolitan Region. ‘Future’ Urban zones. In Armadale the figures The subsequent adoption of the Corridor Plan for were 57,120 and 32,670 respectively. The total Perth in 1970 did not contemplate urbanisation urban potential for the two local governments within the study area. To this end, the study area was 202,750. At that time the existing was regarded as part of the inter-corridor rural population (1976) was estimated at 40,420 for buffer area and part of it was included in the Gosnells and 27,460 for Armadale-Kelmscott. Jandakot Groundwater Mound. The land was not It can be seen that the plan provided for nearly considered suitable for urban development as it was three times the population at the time. low lying and poorly drained. Transport was a prominent issue in the plan. As with many planning initiatives, the current The main roads, shown as blue secondary roads proposals to urbanise the study area are the result of in the Structure Plan, reflect the orientation of a long evolutionary planning process that has the main urban corridor through Gosnells and changed the thinking of potential development for Armadale generally envisaged by the Corridor the study area from rural to urban. This change is Plan. Nicholson Road/Garden Street were briefly discussed in the following review of the main intended to be the western extremity of future planning studies and initiatives that have taken urban development. Most of the road proposals place since 1973. have since been incorporated into the 2.1 Planning Structure for the South- Metropolitan Region Scheme although some of East Corridor – Stage A (1978) the alignments, such as Ranford Road, have The Corridor Plan for Perth (1970) called for been modified. Structure Plans to be formulated for each of the 2.2 Planning for the Future of the proposed growth corridors. The Structure Plans Perth Metropolitan Region (1987) sought to define the land use and transport In May 1985, the then Minister for Planning arrangements needed for implementation. announced the Government’s decision to review The Planning Structure for the South-East the 1970 Corridor Plan for Perth and the Corridor – Stage A Report (November 1978) Metropolitan Region Scheme. To this end a produced by the (then) Metropolitan Region Review Group, comprising eminent persons in Planning Authority was produced to satisfy the the urban development field, was established. recommendations of the Corridor Plan (Figure The Review Group was supported by an 2.1). The Structure Plan was referred to as the inter-government agency technical group. Stage A Structure Plan. In November 1987 the Review Group released its The Stage A Structure Plan was based on the report titled Planning for the Future of the Perth Metropolitan Region Scheme of the time. The Metropolitan Region. areas shown as ‘Existing Urban’ were The most important conclusion of the study was generalisations of the Urban and Urban Deferred that the long urban corridors contemplated in zones. The areas shown as ‘Future Urban’ were the Corridor Plan were inefficient for servicing new proposals. Most of the areas shown as and transport. Further, that the corridors were ‘Existing Urban’ referred to zoning, not the socially undesirable given that the outer areas extent of existing development. The would be remote from employment areas and approximate boundary of the current study area other facilities found in the inner areas of the has been superimposed to illustrate the relative Metropolitan Region. position of the current proposals.

9 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 2. Previous Reports and Studies

STUDY BOUNDARY

Indicative Scale Only

0 12 345

Metres

Plan A – Structure Plan for the South-East Corridor 1978 Figure 2.1

10 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 2. Previous Reports and Studies

Metropolitan

Yanchep INDIAN Scheme Boundary

Region N ▲ 01051520

Kilometres

Produced by Project Mapping Section, Joondalup Geographic & Planning Information Branch, Ministry for Planning, Perth, W.A. Jan. 2001 ntw-map18\ \metstruct\ \sr_forrest\dpub99 \srf_tr_f2.2.dgn ▲

▲ ▲ Midland Innaloo - Osborne Park Mundaring ▲ ▲ OCEAN

▲ Kalamunda ▲ Cannington - Carousel ▲ Fremantle ▲ ▲ LEGEND Existing Urban and ▲ Urban Deferred

Proposed Future Urban ▲ Armadale Possible Future Urban (Subject to Kwinana Regional Strategy) ▲ Perth Central Area

Major Regional Centre ▲

▲ Major Industrial Area Rockingham

Kwinana Special Industrial Area

Metropolitan Park System

Rural and Non-Urban Area

Major Regional Road Metropolitan Region Scheme Boundary Suburban Rail Service

Other Express Public Transport Routes Mandurah

Airport

Swan Valley Peel Policy Area Inlet Study Boundary The Preferred Strategy 1987 Figure 2.2

11 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 2. Previous Reports and Studies

01051520

Kilometres

Produced by Project Mapping Section, Geographic & Planning Information Branch, NORTH WEST CORRIDOR Ministry for Planning, Perth, W.A. Jan. 2001 ntw-map18\ \metstruct\ \sr_forrest \dpub99\srf_tr_f2.3.dgn

ORR

T C

Joondalup

ORTH

INDIAN

Morley Midland Stirling

Perth

Cannington

Fremantle

OCEAN Armadale

RID

Rockingham RID

Metropolitan Region Scheme Boundary LEGEND

Urban Groundwater Catchment Harbours

Future Urban Surface Water Catchment Major Road

Regional Open Space System Proposed Surface Water Catchment Railway

Major Industry NE Corridor Future Urban Growth Option

Escarpment Protection Strategic Regional Centre Study Area Boundary

Rural/Non-Rural Airports

Metroplan 1990 Figure 2.3

12 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

The Preferred Strategy (1987) therefore sought to 2.3 Metroplan and the Urban consolidate development within shorter and Expansion Policy Statement (1990) wider corridors. The Strategy accordingly Following the 1987 Corridor Plan Review, the replaced land formerly identified in the outer then Department of Planning and Urban corridors with land in the former rural corridors Development re-examined metropolitan growth closer to the core of the metropolitan region patterns. The review resulted in the release of (Figure 2.2). Metroplan – A Planning Strategy for the Perth In the South East Corridor the preferred strategy Metropolitan Region (December 1990) and the proposed further extensions to the urban areas Urban Expansion Policy Statement for the Perth initially proposed under the 1978 Stage A Metropolitan Region (November 1990). Planning Structure for the South East Corridor. Metroplan was adopted as a metropolitan-wide In Southern River, the urban area was extended Structure Plan for the Perth region. Metroplan westwards into Forrestdale to the boundary of retained many of the features of the 1970 the Jandakot Underground Water Pollution Corridor Plan (i.e. the corridor structure) as well Control Area which followed Nicholson Road. as those future urban areas proposed in the 1987 The new urban area in the City of Gosnells was Corridor Review. See Figures 2.3 and 2.4. intended to accommodate 80,000 persons. The Urban Expansion Policy Statement was Additional urbanisation was proposed in the intended to provide a detailed description of City of Armadale extending the previous future urban areas as well as an indication of proposed future urban areas southwards to the timing. Wungong Brook to accommodate a further 20,000 persons. Metroplan and the Urban Expansion Policy The rationale for these extensions was to make Statement identified 1,850 hectares for future it possible to review and defer proposals which urban in Canning Vale and in Forrestdale as far previously recommended an extension of the west as Ranford Road. Within the City of urban corridor southwards into the Shire of Armadale, 810 hectares of future urban land was Serpentine Jarrahdale. identified (comparable to the same area identified the 1987 Corridor Plan Review). The report noted that the area previously had The most significant difference between not been considered suitable for urban because Metroplan and the Corridor Plan Review is that the land was low lying, prone to inundation in Metroplan identified about 4,800 hectares of parts and had a fragmented ownership. potential urban land south of Armadale in the Furthermore, it was considered desirable to Shire of Serpentine-Jarrahdale. maintain a substantial rural wedge between the South-West and South- East Corridors. An examination of the earlier work undertaken for the preparation of Metroplan and the Urban Increased urbanisation did have a number of Expansion Policy Statement indicated that the benefits within the South-East Corridor. Forrestdale area was excluded from urban Urbanisation would facilitate residential areas development based on a submission from the closer to employment and services in the City of Armadale. The City of Armadale generally existing and developing areas, would limit opposed urban development in Forrestdale as it development costs (through economies of scale) was felt that future development could detract and would satisfy perceived demand for from the role of the Armadale City Centre. residential development in the area. Since this time the City of Armadale has The report was released for public comment and changed its view and is prepared to consider generated a number of submissions. alternative regional land use options as far west

13 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 2. Previous Reports and Studies

01515020

Kilometres

Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning, Perth, W.A. Jan. 2001 ntw-map18\ \metstruct\sr_forrest\dpub99\srf_tr_f2.4.dgn

Study Area Boundary

Urban Expansion Policy 1990 Figure 2.4

14 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

as Warton and Forrest Roads (further west than approximately 2000 hectares with an estimated was initially contemplated in the Corridor population potential of 50,000. Review). The City of Armadale has indicated In September 1993 the Department of Planning that support for any new urbanisation would be and Urban Development expanded the original dependent on: structure plan to cover the area included in the • environmental compatibility; Metropolitan Region Scheme Amendment • comprehensive structure planning; (No 927/33). However, as a result of concerns • revision of Metroplan to strategically include expressed by a number of agencies, including the area; and the City of Gosnells, the Water Authority of • demonstration of adequate public transport Western Australia, the Department of to service the area. Conservation and Environment and the Department of Environmental Protection, and It should also be noted that the Urban Expansion also as a result of submissions received, the Policy Statement showed the Canning Vale area proposed amendment was substantially in Gosnells as having constraints to modified (Refer to Figure 2.6). development. This was on the basis of a submission from the City of Gosnells which re- To address the concerns raised during the MRS iterated the views of affected residents who, for amendment process, the Department of the most part, objected to the area being Planning and Urban Development (in urbanised. This position has apparently also consultation with the City of Gosnells) changed with the City of Gosnells conducting a produced a draft structure plan for the area more recent survey which showed the majority covered by the amendment. While the plan was of residents supporting urbanisation. not formally adopted by the Western Australian Planning Commission, the document was used 2.4 Previous Structure Planning for by the Ministry for Planning as a guide to Southern River planning intentions for the area. See Figure 2.7. In October 1991, in response to Metroplan, a In April 1996 a draft structure plan was notional structure plan was submitted to the submitted in support of a request for the lifting (then) Department of Planning and Urban of the Urban Deferred zoning to Urban in the Development. The structure plan sought to Metropolitan Region Scheme for an area support an urban zoning proposal for the area bounded by Phoebe, Matison, Woongan and bounded by Warton Road on the north, the Passmore Streets. The plan covers approximately proposed Garden Street on the east, the future 110 hectares. The proposals in this plan are alignment of the Tonkin Highway on the south substantially different to those envisaged in the and Ranford Road on the west. The Department draft structure plan produced by the of Planning and Urban Development considered Department of Planning and Urban that the notional structure plan did not address Development in that a large area of proposed the key constraints adequately. regional open space has been reduced to a In July 1993, partly in response to the above comparatively narrow linear park along the proposal, but also as part of its program to natural drainage channel through the site. implement Metroplan, the (then) State Planning Commission initiated Metropolitan Region Scheme Amendment (No. 927/33) covering the whole of the Southern River area and part of Canning Vale west to Nicholson Road. See Figure 2.5. The proposed urban area covered

15 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

S HIGHWAY A P O E R N C E R N

D 0 500 1000 1500 2000 R R R E Thornlie D E T N O S O R LS FR Metres NNI O EMANTLE A H RD B IC D N A O R Produced by Project Mapping Section, AM Geographic & Planning Information Branch, TH H R Ministry for Planning, Perth, W.A. Jan. 2001 E O B RS N IRNA T N Gosnells ntw-map18\metstruct\sr_forrest\dpub99\ \srf_tr_f26.dgn Canning Vale TO R C M R AN OM A FO D W Road Centre Line Network data supplied by R R A D IE O Department of Land Administration, W.A. AD D R A O R O R O R C R LIF E A R S R D TO O A OA N A R R D F D O A D HS H D OLMES A O ST R A C B T E O N V U O A E R L T R E A T L R RE E A TR R B FU T S D O P W R TS A A M L O D A EY L R C T A N R UR D E FO E V R L R I A A R N B

N F T O S O RD S D S

L A Southern River T O D

O A H R R O

C N R E I S R

N E A R H R OA T R F U O D O D A S A O D R RE A R O L O M Westfield B A S A D D S NY A A O P R E K A M L AS C ON H H A W MPI O Y KE N A Y N A D E W

A L

O A

R N D R O E R T L T A D AR H H A D G R O A W I O R O R AD R W F R OR O RE A ST D N E Y L E L Armadale T A S N A ROAD ADALE ROAD ARM Forrestdale

FO E R V R A E S Y T W N H ROAD O GIBBS T R S O A A D N D LL ROA R

N O E

O W

T S T S

L S E E E L R E D W R V O E R CHO F N T NI H H ROAD T OXLEY U

R O G Wungong A N D O G N U W ROWLEY ROAD

THOM AS RD

LEGEND Excluded from Rural Zone Excluded from Urban Zone and included and included in Urban Zone HS in Public Purposes (HS) Reservation

Excluded from Rural Zone Excluded from Rural Zone and included and included in Urban Deferred Zone in Private Recreation Zone

Excluded from Public Purposes (WSD&SU) Reservations and from Rural and Urban Zones Railway and included in Parks & Recreation Reservation Excluded from Rural and Urban Zones and from Public Purposes (P) and Parks and Recreation Reservations Study Boundary and included in Important Regional Roads Reservation MRS Amendment No. 927/33 as Advertised 1993 Figure 2.5

16 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

D 0 500 1000 1500 2000 R R R E Thornlie D E T N O S O R LS FR Metres NNI O EMANTLE A H RD B IC D N A O R Produced by Project Mapping Section, AM Geographic & Planning Information Branch, TH H R Ministry for Planning, Perth, W.A. Jan. 2001 E O B RS N IRNA T N Gosnells ntw-map18\metstruct\sr_forrest\dpub99\ \srf_tr_f26.dgn Canning Vale TO R C M R AN OM A FO D W Road Centre Line Network data supplied by R R A D IE O Department of Land Administration, W.A. AD D R A O R R O RO C R LIF E A R S R D TO O A OA N A R R D F D O A D HS H D OLMES A O ST R A C B T E O N V U O A E R L T RR E A T L R E A E TR R B FU T S D O P W R TS A A M L O D A EY L R C T A N R UR D E FO E V R L R I A A R N B

N F T O S O RD S D S

L A Southern River T O D

O A H R R O

C N R E I S R

N E A R H R OA T R F U O D O D A S A O D R RE A R O L O M Westfield B A S A D D S NY A A O P R E K A M L AS C ON H H A W MPI O Y KE N A Y N A D E W

A L

O A

R N D R O E R T L T A D AR H H A D G R O A W I O R O R AD R W F R OR O RE A ST D N E Y L E L Armadale T A S N A ROAD ADALE ROAD ARM Forrestdale

FO E R V R A E S Y T W N H ROAD O GIBBS T R S O A A D N D LL ROA R

N O E

O W

T S T S

L S E E E L R E D W R V O E R CHO F N T NI H H ROAD T OXLEY U

R O G Wungong A N D O G N U W ROWLEY ROAD

THOM AS RD

LEGEND Excluded from Rural Zone Excluded from Urban Zone and included and included in Urban Zone HS in Public Purposes (HS) Reservation

Excluded from Rural Zone Excluded from Rural Zone and included and included in Urban Deferred Zone in Private Recreation Zone

17 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 2. Previous Reports and Studies

GAR

DEN

AD P RO PR D A RO

AMH E R HS R ST ROAD DUMBARTON FRASE P AD O R RA R NFO OAD R D ROAD P HS

PBELL M South SUTHERLANDS D CA GOLF P A ern COURSE PARK RO

N P O FURLEY S L PR O PR H ST C T I TREE R N EE S ER CANINE P V T ASSOC. RI JANDAKOT River

MARRIO P BOTANICAL P CANNING VALE PARK STREET N PRISON O T HS T-CA AR W TOWN UR AY

NNINGTON CENTRE W JANDAKOT LFO R P H A N OAD B HIG BOTANICAL W EET A HS PARK G SOUTHER STR E N R & U P P IN -C MATISOKENNELS JAR A ZONE N RA N E P R R -C IN O AN AD MO G S S N TO A IN P

GTO N

N 132 K JANDAKOT KIN v 1 N BOTANICAL 3 TO 2 INDUSTRIAL PARK Kv ZONE

LEGEND

Urban Area Kennel

Open Space Town Centre

Private Recreation Prison N

HS High School Footpath Cycleway 0 500 1000 1500 2000

Metres P Primary School Power Lines ( proposed alignment ) Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning, Perth, W.A. Jan. 2001 PR Private School Local Centre ntw-mapn18 \metstruct\ \sr_forrest\ \dpub99\srf_tr_f2.7.dgn

Industrial Footpath Cycleway Crossing

Possible Realignment Service Industry

Southern River Draft Structure Plan 1996 Figure 2.7

18 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

2.5 Previous Structure Planning for 2.6 Previous Structure Planning in the Forrestdale (North of Forrestdale-Brookdale/Wungong Forrest/Armadale Road) Area (South of Forrest/Armadale In February 1994, in response to the South West Roads) Corridor Omnibus Amendment Stage A In July 1995, Taylor and Burrell submitted a (No 938/77), landowners lodged a submission structure plan and report for the area described arguing in favour of urbanising approximately as the South Armadale – Brookdale/Wungong 600 hectares of land between Ranford Road and area. The boundary for this structure plan Nicholson Road as far south as Forrest Road. The coincides with the boundary for the current submission included a concept plan. study area and included about 1,000 hectares of land assessed as having urban potential. The The concept plan took into account proposals area is bounded on the east by the South West for Parks and Recreation reserves as part of the Highway and Wungong Brook, on the south by Jandakot Botanic Park which were derived from the Wungong Brook and Rowley Road, to the the draft Jandakot Land Use and Water west by the extension of the Tonkin Highway Management Strategy (October 1992). The and to the north by Eighth Road and Armadale proposal was not adopted at the time because it Road. The report divided the area into seven was considered premature and insufficient work planning cells and recommended detailed land had been undertaken to resolve perceived use proposals for each. drainage and environmental constraints. The above structure plan has been endorsed by In December 1994, the Forrestdale Industrial the City of Armadale and formed the basis of Study identified the need for industrial and the South East Corridor Omnibus Amendment commercial land in the City of Armadale. No. 2 to the Metropolitan Region Scheme. The study recommended the establishment of an industrial business park of approximately In April 1996, in response to the South East 170 hectares on a site generally bounded by Corridor Omnibus Amendment No. 2 to the Ranford Road, Armadale Road and the future Metropolitan Region Scheme (No. 979/33), a alignment of the Tonkin Highway. The proposal, submission was made for Urban Deferred zoning which has the support of the City of Armadale for Lot 1, Hopkinson Road. The site is located was incorporated into the recent South East immediately south of Rowley Road and east of Corridor Omnibus Metropolitan Region Scheme the future Tonkin Highway. The proposals are Amendment No. 979/33 as an Industrial zone. for a residential neighbourhood development based around a central lake. The proposal was South of Armadale Road the proposal included not given any status in the omnibus an 18 or 27 hole public golf course on amendment. Lot 1 Hopkinson Road has been predominantly Western Australian Planning included in this study area being the last Commission owned land adjacent the Water remaining undeveloped area in this part of the Corporation waste water treatment plant. City of Armadale. In May 1995, a concept plan for a golf course In January 1997, landowners in the area was put forward (‘the Armadale Golf Course bounded by Warton, Nicholson and Forrest Commercial Village’) on Part Lot 101, Twelfth Roads, proposed two conceptual layouts over Road Forrestdale. This proposal has the support about 400 hectares of land with an estimated of the City of Armadale. population potential of 12,000.

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2. Previous Reports and Studies

One proposal features a 2 kilometre rowing Liveable Neighbourhoods aims to establish course orientated in a south-west to north-east walkable neighbourhoods and a stronger sense direction to follow the low-lying natural of community. This is to be achieved through: drainage line. This feature would serve three • Clustering mixed land uses, employment purposes. It would be a regional recreation centres and community facilities within facility of metropolitan wide significance. central areas. It would serve as a detention basin in the water • Limiting the dependence on car usage in management of the area in a way compatible favour of pedestrian and cycle movement with the recommendations of the Middle systems. Canning Catchment Water Resources • Arranging the physical environment to Management Strategy discussed in Section 5. increase social interaction. It would also provide fill for the adjoining land • The provision of mixed uses to maximise so it could be developed for residential purposes. local employment, security and access to The proposal is predicated on the basis that the community facilities. fill is needed for housing to obtain the • The provisions of a range of housing types minimum 1.5 metres clearance from the water and lot sizes to cater for diverse lifestyle table without having to lower the water table choices. below the Average Annual Maximum • The design and provision of accessible and Groundwater Level. However, the lake concept is appropriate movement systems (including complex, involving large scale engineering public transport). works and requiring coordinated management. To demonstrate the above objectives, the Code In a situation of multiple land ownership this provides detailed illustrations of desirable urban may not be practical. areas and physical arrangements of land uses.

2.7 South-East Corridor Structure Plan In addition, Liveable Neighbourhoods seeks to – June 1996 consider cultural and environmental issues. The South-East Corridor Structure Plan was To this end, the document recommends the adopted by the Western Australian Planning avoidance of significant environmental Commission in June 1996. The document constraints and a more comprehensive approach sought to establish new neighbourhoods around to open space and urban water management. Byford and Mundijong of approximately 30,000 It is considered that the latter issue will have a people. It is intended that appropriate linkages significant bearing on the South-East Corridor. to the Byford and Mundijong townsites will be It is intended that the principles of Liveable provided for in this District Structure Plan. Neighbourhoods should be applied to all new 2.8 Liveable Neighbourhoods urban areas, including those within this District Community Design Code (1997) Structure Plan. Liveable Neighbourhoods seeks to guide the 2.9 Bush Forever (2000) sustainable urban development of Western Bush Forever was released in draft form by the Australia. The document was released by the Government of Western Australia in November Western Australian Planning Commission in 1998 for the purpose of identifying areas of November 1997 with a view to implementing its regionally significant bushland within the recommendations and undertaking a review metropolitan area. The document seeks to over a period of twelve (12) months. The review identify and limit the further clearing of the period has now been extended for a further two remaining remnant vegetation complexes which (2) years.

20 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

traditionally have been cleared during 100 years allowing some development to proceed. of urban development. These may include structure planning, guided development schemes, subdivision and It is the intention of Bush Forever to protect development controls. Developers are approximately ten (10) per cent of all remaining encouraged to liaise with the Bush Forever vegetation complexes for posterity. Where Office before submitting a formal proposal. possible, the areas of remnant vegetation have As a rule, regionally significant vegetation been identified due to their pristine condition, will be secured through open space over and ability to maintain threatened ecological above the normal 10% and will be ceded free communities, size and availability. of cost. Bush Forever sites have been identified according iii.Complementary Mechanisms to defined criteria: In rural areas, individually tailored land • Representation of 10% of each key vegetation management agreements may be formed type. between landowners and government to • Protection of rare or threatened ecological encourage the private management of Bush communities or species. Forever sites. These may include voluntary • Size, shape and condition of the land. land covenanting and private land • Whether the land contains wetlands which management agreements and advisory advice have regionally significant bushland. for management, town planning scheme • Other vegetation values such as linkage and conservation zoning and special control core ecological processes. areas. The focus is on encouraging private • The social and economic values of a land management consistent with particular land or resource, including land preservation of Bushland values. use zoning and the wider financial considerations of Government. A number of Bush Forever sites have been identified within the study area. The majority of Bush Forever provides for protection of regionally the sites have been previously identified by significant vegetation through the following previous studies (i.e. System 6) or formed part of mechanisms: Environmental Protection Wetlands. i. Reservation and Acquisition of High Bush Forever sites are shown on the District Priority Bush Forever Sites Structure Plan. Figure 1 – Attachment ‘B’ $100m over 10 years has been allocated illustrates the location and reference numbers of through the Metropolitan Region Bush Forever sites within the study area. Improvement Fund for Western Australian Planning Commission acquisition of sites with the highest conservation values. ii. Negotiated Planning Solutions Negotiated planning solutions aim to maximise the retention of vegetation through statutory planning processes and development trade-offs. This option applies mainly to the small proportion of non-rural zoned land, and will involve landowners developing planning and design solutions to achieve bushland objectives whilst still

21 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

2. Previous Reports and Studies

22 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 3. Existing Conditions

The purpose of this section is to describe the current has been introduced by the Regional Water physical, planning and social characteristics/ Authorities and local landowners to minimise implications of the study area. the effects of flooding and inundation.

3.1 Physical Characteristics (General) 3.1.2 Landform/Topography 3.1.1 Climate The study area is located on the eastern portion The South West Region of Western Australia is of the Swan Coastal Plain. Land on the Swan characterised by a Mediterranean climate Coastal Plain is typically undulating with higher comprising hot dry summers and cool wet elevations being associated with dune systems of winters. The micro climate of the study area the Bassendean and Guildford sands. (at the edge of the Swan Coastal Plain) is The land is predominantly flat. Variations in the comparable to the Mediterranean climate, landform are not typically visible to the naked however experiences marginally higher eye. Most of the land in the study area varies in variations due to its 15-20 kilometre distance to height from 25 to 30 metres AHD. the coast which significantly limits the cooling Notwithstanding, the very south-east corner of effect of afternoon coastal breezes. On the the study area rises to the lower foothills of the hottest days, when the hot easterly winds are Darling Scarp to 70 metres AHD. strongest, the coastal breezes sometimes do not Other than a limited area of sand dunes on the reach as far inland as the study area. western edge of the study area, which rise 5 to During summer, the mean temperature in the 10 metres above the surrounding ground, there study area is approximately 23 degrees Celsius. are no prominent hills or other topographical The mean daily temperature for the study area features in the study area. The landform is in January and February, the hottest months, is characterised by a number of low-lying approximately 32 degrees Celsius (3-4 degrees swamp/lake features that provide some visual hotter than coastal regions). relief to the predominantly flat character.

Wind speeds during winter and summer are In summary, the landform of the Study area has relatively similar. Winter winds are typically only a limited number of natural features that from the south-west and south. Summer is could be utilised within the urban form to characterised by strong easterly winds. improve future residential amenity. It may be Afternoon winds are westerly (or ‘sea-breezes’). necessary to establish urban development, parks The easterly winds are exacerbated by winds and open spaces adjacent to the existing water running off the slopes of the Darling Scarp features to achieve higher amenity. Refer to (‘katabatic’ winds). Average speeds are 22 km/h Figure 3.1. gusting up to 100 km/h. During winter, the winds average about 17 km/h from the south 3.1.3 Soil Characteristics west, but occasionally winter squalls can bring The Department of Minerals and Energy has gusts up to 130 kilometres an hour. previously mapped the soil characteristics of the Approximately, 88% of the rainfall in the study study area. The soil map indicates that the study area falls during the months of May to October. area is characterised by several key soil types The average rainfall in the study area is typically (refer to Figure 3.2): 920 mm but can fluctuate markedly from season • Guildford. to season. Due to the flat topography and high • Bassendean. water table, flooding and heavy inundation • Southern River. occurs regularly. An extensive drainage system

23 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Y 23 LE 24 RS 17 reservoir Canni BU 13 24 18 D R R R E Thornlie D 16 24 E T N ng O S O 14 R LS FR M 16 16 NNI 26 21 O 17 EMANTLE ILLS A H R 16 B 24 C 18 D 11 D 13 NI A 6 R 16 23 O River D 19 R 16 23 W 17 14 18 ES 4 A T 0 7 M 18 21 H 17 17 16 23 H RT O 18H 14 26 B E N 17 W 8 28 I R R S N Y IN N T 16 Canning Vale 27 A 29 O K R C T 21 19 N A OM M R 16 Gosnells O N A 18 T 21 FO R D W 17 20 18 R IE A 21 21 D 23 O AD R 22 D A 28 21 O 19 11 RO O iver 18 R R 22 R C R 18 21 L 26 E A 26 IF R S R D TO O A O N A R 29 A R 22 19 F 24D n D O 21 A 18 24 27 D 28 22 24 27 12 26 HO D 19 LMES A 28 22 O 28

24 S 21 Souther R 31 T 0 29 27 2 19 A 19 Canning

23 E C B 23 T 27 O N V

U 28 O AR E

E 2 A R L T R R 24 26 5 26 T L 33 E T 22 E F T S 19 R 27 B U T 28 33 29 O P WAR R 24 19 AD A M L 23 O D A E S L 22 Wright28 R C Y 24 T A 3 Lukin 33 N 23 2426 0 UR D Lake 24 21 Swamp 26 FO E VER R L R I A A 23 R 29 28 N B 29 24

N F 22 28 O ST

28 O 24 24 21 31 R 21 S D 26 D 26 S 26 29

L Southern River T 24 21

A 21 22 O D

O A 23 H R Harrisdale R 23 O 18

C N 26 R

I Swamp SE 28 R 29 N 26E 26 21 22 A R 26 H 26 23 23 R O29 T R 19 F U OA A D O 26 29 D A S 23 29 D 24 26 RO 23 E 26 Balannup R A River 27 26 O 29 L R 23 B Lake O M Westfield33 26 A S 34 A 21 S N 23 D D 23 26 A in A 22 r Y a P 23e 23 24 O dr 32 R iv 26 33 22 27 0 R KE 3 26 A 32 M L 32 29 AS C 32 O H 33 H 29 N 31 A 29 WY 23 24 27 MP 31 26 I O 28 K 24 E 24 N Y A 28 31 A NE 32 D 31 W

A 24 L I

O 27 36 A

N 27 24 R 37 D 55 O E 26 R 37 77 T 26 L T R A D H H 24 A D 24 27 29 A G R 24 24 O Southern24 WA O R O 27RI AD R 33 31 W 28 F 26 R OR O RE AD 24 ST 27 24 28 24 152 46 27 EN 29 24 Y LL Armadale E 26A 52 ST 24 46 131 AN 34 26 24 32 ROAD ARMADALE 57 28 ROAD Neerigen 32 26 48 51 Forrestdale 24 n 34 51 24 drai FO E 26 28 V RR A 45 26 E 29 Brook S ook 46 Y 29 T 27 W 24 Br N H 149 GIBBS ROAD 42 10187 151 23 TO water. 26 24 26 R S tower 33 Forrestdale O A 148 A D N D LL ROA 24 R N Lake O 34 27 E 9

O W 0

ong T S 24 27 ST 37 S E E E ng

OL LE R 31 D W

32 H R V O E R 54 26 C 24 I Wu F N 29 T 36 71

N 27 24 H H ROAD T OXLEY 36 U 34 O 28 23 24 24 24 26 31 S 26 36

R 85 26 26 O G Wungong AD N 27 26 26 O 26 Wungong31 G 29 24 26 27 N 26 U 26 W 26 ROAD ROWLEY 29 28 26 Drain 26 26 36 31 26 28 28 Birriga 32 34 29

29 40 26 29 32 Brook Birriga 37 27 27 28 Drain 28 26 27 29 34 37 26 31 48 drai 4 41 46 24 28 0

29 n 27 7

28 27 0 27 37 29 23 31 34 26 28 N 29 27 32 THOMAS 24 34 LEGEND 28 RD 01051520

31 28 31 21 22 26 Metres 27 5m Contour 27 23 Produced by Project Mapping Section, 26 drain Geographic & Planning45 Information Branch, 26 31 27 26 21 Ministry for Planning, Perth, W.A. Jan. 2001 Railway 47 22 26 ntw-map18\ \metstruct\ \sr_forrest\ 99 dpub99 \srf_tr_f3.1.dgn 106 27 23 16 18 26 Cadastral and Topographic Data supplied by Study Boundary 21 34 Department of Land Administration, W.A. 26 27 23 51 7 104 21 0 Topography Figure 3.1

24 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Gos e s (C) Yg Yg F C My Yg My D Hd Yg Yg

SR My Yg K F My Yg D H Cockburn (C) Yg Hd Armadale (C) D Yg H B C My My F D Ct Yg

K Yg Hd H Yg F Yg C D K Hd Yg N Yg Kwinana (T) Yg My Yg Bm My012345 F Yg DS Kilometres D Yg Produced by Project Mapping Section, Yg D GeographicMy & Planning Information Branch, Ministry for Planning, Perth, W.A. Jan. 2001 Hd Yg Sp ntw-map18\Yg \metstuct\ \sr_forrest\ \srf_tr_f3.2.dgn Soils Data supplied by Agriculture, W.A. Yg

LEGEND F Yg B - Bassendean Q My Bm - Beermullah Yg(s) Gf Yg(s) Yg C - Cook Ct - CottesloeYg Yg My K D - Dwellingup Bm B My DS - Darling Scarp Dp Serpentine - Jarrahdale (S) F Dp - Dardanup Yg(s) D F - Forrestfield Yg Hd Rockingham (C) Sp G - Goonaping D H G Gf - Guildford D Yg D K H - Helena Hd My F Yg Yg Hd - Herdsman Yg K - Karrakatta My - MurrayMy My Yg SR Q - Quindalup D SR - Southern River Yg Yg Yg Sp - YgSerpentineYg River Yg Sw - Swan Yg Amarillo Yg - YarragilD My Yo Yg YgYg(s) - Yarragil B My B Yo - Yoongarillup Yg C D F Yg Local Government Hd Authority Boundary Yg Yg StudyC Area Boundary Gf Y Yg Regional Soils Figure 3.2

25 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Most of the central and western part of the support rural residential subdivision and study area is within the Southern River development. Detailed on-site planning will be Complex. This complex is made up of Aeolian required to demonstrate minimum lot sizes for sand, low lying and mostly waterlogged in these areas should they be identified for winter. It has limited fertility for agriculture and intensive rural subdivision and development. is easily denuded by livestock. It is generally assessed as having a low capability for housing 3.2 Drainage and Groundwater although the more isolated higher dunes have 3.2.1 Surface Hydrology fair capability. The more fertile Guildford The regional drainage of the study area falls into formation, which occupies the whole of the two major catchments. Most of the study area is south-east part of the study area, is a very flat situated within the Canning River catchment. alluvial plain, with a higher clay content. It is The Canning River catchment is fed by more fertile and has been extensively used for Southern River which is located in the eastern agriculture, mainly livestock grazing. part of the study area. The southern portion of the study area drains into the Peel Inlet Figure 3.2 illustrates that the green and light catchment via the Serpentine River. blue areas on the plan are generally characterised by lower lying soils or those areas i. Natural Watercourses subject to inundation. These areas generally The natural watercourses in the study area correspond with the Southern River soil types. (in order of increasing size) are: The yellow brown colours highlights those soils with better development prospects. These soil • Neerigen Brook. types correspond with the Bassendean and • Wungong Brook. Guildford soil formation. • Southern River. The Southern River begins at the confluence 3.1.4 Land Capability of Wungong Brook and Neerigen Brook The capability of the land to support (North Drain) adjacent to Armadale Rd. urban/industrial land uses as well as rural The river discharges into the Canning River development has been investigated. north of the study area. Wungong Brook Using Figure 3.2, those areas coloured in shades flows into the study area south of the City of of yellow to brown have a fair to high capability Armadale and becomes the Southern River at to support urban development. The urban and the confluence of the northern branch of drainage services in these areas should not limit Neerigen Brook Drain. Neerigen Brook is subdivision and development. modified into a Water Corporation (WC) main drain at South Western Hwy where it Those areas coloured in shades of green and splits into north and south branches that blue are generally assessed as having a poor to discharge into Wungong Brook. very poor capability for urban development. Careful planning, both land use and ii. Wetlands engineering, will be required to resolve the The main basin wetlands are Forrestdale Lake drainage and environmental issues associated and Balannup Lake. Forrestdale Lake is a with these geological and soil units if they are to RAMSAR wetland, classified as a permanently be urbanised. inundated basin (lake). Balannup Lake is an The land capability for rural residential uses is EPP category wetland classified as a shown in Figure 3.3. The plan indicates that the seasonally inundated basin (sumpland) majority of the land has a low capability to (Hill et all, 1996). Other wetlands throughout

26 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Wanneroo Ocean Reef Upper Swan

Gidgegannup Hillarys

INDIAN

Balga Stoneville

Morley Midland Mundaring Scarborough Yokine Greenmount

Mt Hawthorn Bayswater

Wembley Perth Airport

Maida Vale Helena River PERTH Reservoir Victoria Park Kalamunda South Perth

River Bickley Bentley Lesmurdie Swan Cannington

North Fremantle Melville Langford Maddington Pickering Brook Bartons Mill Bull Creek Fremantle

Karragullen Spearwood Jandakot Kelmscott Coogee OCEAN N Armadale Forrestdale 0 5 10 Kilometres

Produced by Project Mapping Section, Geographic & Planning Information Branch, Naval Base Mandogalup Ministry for Planning, Perth, W.A. Jan. 2001 Byford ntw-map18\ \metstruct\ \sr_forrest\dpub99 \srf_tr_f3.3.dgn Land Capability Data supplied by Land Information and Assessment Group, Agriculture, W.A. Sept. 1995. Kwinana Medina LEGEND

Wellard High Capability

Rockingham Fair Capability Mundijong

Low Capability

Warnbro Very Low Capability

Serpentine Precise locations are generalised due to scale.

Study Boundary Land Capability for Rural Residential Figure 3.3

27 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

the study area are classified as sumplands or • More than 1m of fill will be required for seasonally waterlogged basins (damplands). inundated areas. Most of the study area is mapped as • Less than 1m will be needed for the areas seasonally waterlogged flat palusplain. with AAMGL between 0 and 1m below natural surface. iii.Water Corporation (WC) Drains • No fill will be required for the areas where The WC main drains in the study area with the AAMGL is more than 1m below the reference numbers are Wungong Brook surface. (61801), Neerigen Brook South (61602), A detailed assessment and description of Neerigen Brook North (61605), Bailey’s drainage and groundwater issues was (61402), Keane Road (61403), Birrega (90501) conducted by the Study Team (JDA,1999). including Birrega Sub P (90540) and Birrega Sub Q (90541) and Forrestdale (61401). 3.3 Environmental Resources The primary role of these drains is to reduce 3.3.1 Remnant Vegetation winter inundation and the high water table The remnant vegetation in the study area of the agricultural land. Forrestdale Main coincides closely with the regional soils Drain connects Forrestdale Lake to the associations. Most of the central part of the Southern River. study area is Southern River Vegetation complex whereas the south-east part is Guildford 3.2.2 Groundwater Vegetation complex. The Southern River Groundwater occurs throughout the area and is complex is described as open woodland generally at a shallow depth ranging from 0 to comprising jarrah, marri and banksias, with 3m below the natural surface. flooded gums and paperbarks in wetter areas. i. AAMGL The more fertile Guildford complex is described as open forest of jarrah, marri and wandoo with A preliminary figure showing Average Annual sheoak and banksias. Maximum Groundwater Level (AAMGL) was prepared by the Water and Rivers As discussed in Section 2.9 of this report, the Commission for the central shallow-water- Western Australian Planning Commission has table portion of the study area recently finalised Bush Forever. The purpose of (Whelans,1999). The AAMGL values were the document has been to identify regionally obtained by adjusting the water table data significant remnant bushland as well as from bores at the time of measurement mechanisms for acquiring, managing, ceding or (Howard Tan WRC pers. comm). reserving significant vegetation.

The groundwater flow generally follows the A total of 13 Bush Forever sites have been surface flow (north to north-east). In the identified within the study area. A number of south of the study area, Forrestdale Lake the sites correspond with existing reserves for groundwater capture zone dominates the Parks and Recreation, including: groundwater picture. • Forrestdale Lake. ii. Depth to AAMGL • Balannup Lake. • Piara Nature Reserve. Preliminary studies and review of current guidelines show that the shallow depth to Refer to Figure 1 – Attachment B (Bush Forever the water table will result in sand fill being Sites). required over a significant portion of the area if development is to occur. Generally:

28 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

3.3.2 Fauna In 1994, a Select Committee on Metropolitan The study area contains important wetlands, Development and Groundwater Supplies vegetation and native fauna. The Water and recommended that the groundwater protection Rivers Commission has advised that some areas be reviewed on hydrographic principles 72 bird species have been recorded, numerous and the groundwater areas, once redefined, be amphibians, mammals, reptiles and insects. better protected. In August 1996, the Western No significant fauna types are characterised Australian Planning Commission advertised an within the study area outside recognised amendment to the Metropolitan Region Scheme conservation reserves and larger areas of (No. 981/33) to create a Rural Groundwater remnant bushland. All but the most common Protection zone and a Water Catchment fauna species have been lost from the rural areas reservation based on the revised groundwater because of land clearing and other disturbance. areas as defined by hydrological modelling. The EPA has recommended that detailed fauna The purpose of the zones and reserves is the assessments be undertaken as part of more same but the reserves have been created over detailed levels of planning to ensure that Crown land only. development and subdivision is cognisant and The amendment was gazetted in late 1998. sensitive to the protection of native fauna. These Local government amendments are now should also include details of management required to provide compatibility with the measures to deal with issues such as habitat Metropolitan Region Scheme. protection, fauna relocation, prevention of road kills and non-native animal control. 3.3.4 Wetlands The wetland types classified under the Semeniuk 3.3.3 Groundwater Resources – Protection system bear a close correlation to those shown The Southern River soil unit is characterised by in Attachment B (Appendix B). Three types of relatively sandy soils and a high groundwater basin wetlands and two types of flat wetlands table. A feature of the high groundwater table is are identified in the study area. Basin wetlands the Jandakot Groundwater Mound (located are basin shaped depressions in the landform along the western boundary of the study area). and are usually well defined. Flat wetlands result The Jandakot mound is an area of elevated from rainwater not draining away and can Bassendean sands which retains rainwater which remain as shallow sheets of water over large then percolates in a radiating pattern away from areas. High groundwater/aquifer levels also the mound. The groundwater flow through the contribute to wetland levels. study area is predominantly easterly towards the Canning and Southern Rivers. Forrestdale Lake is described as a basin wetland permanently inundated. In fact most of the lake The protection of groundwater quality is an dries out towards the end of summer. There are important issue given that the groundwater 24 sumpland basin wetlands which are aquifer is used for public water supply. Being an described as being seasonally inundated. These unconfined aquifer in highly porous soils close to the surface, it is prone to contamination. are located in a band running north-south Until recently the Jandakot groundwater supply through the study area. A very large proportion was protected by the Jandakot Underground of the remaining central part of the study area is Water Pollution Control Area. The boundary was classified as dampland basin wetlands being relatively arbitrary in that it was based on seasonally waterlogged. cadastral rather than hydrographic Most of the south-east corner of the study area, considerations. The eastern boundary of the identified as Guildford Formation, is classified as Control Area is along Nicholson Road. a palusplain flat wetland being seasonally

29 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

waterlogged. The very flat upper reaches of the The Water and Rivers Commission’s Southern River which are prone to annual management objectives for the wetlands in the inundation by flooding, are described as study area are described in Figure 3.4. It can be floodplain. seen that the emphasis is on the lakes and most of the sumpland wetlands (i.e. those that A long period of settlement and agricultural contain open water over all or part of the year), activity has substantially altered the natural that have been afforded conservation status. vegetation and groundwater regime so that most Some damplands are also included. of the wetlands are degraded to varying degrees. Notwithstanding, most of the wetlands have In the interests of conservation, the Water and varying levels of conservation value. Rivers Commission, in conjunction with the Department of Environmental Protection, has A detailed assessment of all unreserved carried out studies to assess the conservation conservation areas, lakes and wetlands is potential for management purposes. Three provided in Attachment ‘B’ (Evaluation of management categories have been proposed by Wetland Conservation Issues – Muir WRC and DEP as follows: Environmental 1999). Note that arising from this assessment, some wetlands (but not i. Conservation. Conservation Category) were included in areas The priority management objective is to designated for development. conserve and enhance the existing conservation values of the wetlands. No It should be noted that the boundaries of clearing or development is considered wetlands shown in Figure 3.4 are not definitive appropriate. Ideally these areas should be and will need confirmation by the DEP and incorporated and managed as part of the WRC in the later stages of planning. metropolitan regional open space system. 3.3.5 Insect Nuisance ii. Resource Enhancement. As previously discussed, the Swan Coastal Plain These are important wetlands which may be is characterised by a number of permanent or degraded to varying degrees, but which still seasonal wetlands or lake systems. A significant have conservation value and where, by good number of these wetlands and lake systems are management, the conservation values, such located within the study area. These wetlands as natural vegetation, can be restored. These and lake systems are potential habitats for areas could remain in private ownership if midges and mosquitoes. A full description of the responsible management is undertaken, but types of midges and mosquitos, and their are not recommended for development. If habitats, are provided within Attachment B. there is to be development, very careful assessment and planning is required to The potential impact (or nuisance) of midges ensure that conservation attributes are not and mosquitoes has increased over the past 10 unduly damaged (or further damaged). years due to a number of factors:

iii.Multiple Use. • Awareness and prevalence of mosquito borne This type of wetland comprises most of the viruses (i.e. Ross River). palusplain type wetland. Multiple use is • Increased use of existing or man-made intended to indicate that the land can be wetlands as drainage management, entrance developed but the development must be statements and/or nutrient stripping ponds. sympathetic to the wetland status of the land • Removal and decreasing width of vegetation and be based on water sensitive design buffers. principles.

30 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

H RD S IC D N A O RD R W E A ST M H H RT E O H B R N W IR S Y N N T N I Canning Vale A TO K R C M R N AN OM A Gosnells O F D W T OR R A D IE O AD D R A O RO O R R C R L E A IF R S R D TON O A O A R A R D F D O A D H D OLMES A O ST R A C B T E O N V U O AR E E A R LL T R R T E R E T RO FU T S D PB WA R T A M OA D A LE S C Y T LA R N UR D R FO E VE R L R I A A R N B

N F T O S O R S D D S

L Southern River T O D OA A

H R O

C N R ER I S R

N E A R H R O T R F A U OA D D O A S D RO E R A R O L O M Westfield B A S A D D S N A A Y O P R KE A M L ASO C N H H A WY MP I O K E N Y A N A D E W

A L

O A

R N D R O E R T L T R A D H H A D G R O A WA O R O RI AD R W F R OR O RE AD ST

EN Y LL Armadale E A ST N A ROAD ADALE ROAD ARM Forrestdale

F E O V RR A E S Y T W ROAD N H GIBBS TO R S O A A D N D LL ROA R

N O E

O W

T S ST S E E E

OL LE R D W

H R V

O E R C

I F N TH N H ROAD T OXLEY U

R O G Wungong AD N O G N U W ROWLEY ROAD

THOMAS LEGEND RD N

012 Conservation Resource Enhancement Kilometres Produced by Project Mapping Section, Dryland Railway Geographic & Planning Information Branch, Ministry for Planning, Perth, W.A. Jan. 2001 ntw-map18\ \metstruct\ \sr_forrest\ \srf_tr_f3.4.dgn Sustainable Use - Multiple Use Study Boundary Cadastral Data supplied by Department of Land Administration, W.A. Not Assessed Wetland Management Data supplied by Water and Rivers Commission, W.A. Wetland Management Objectives Figure 3.4

31 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Midges and mosquitoes are active in summer A full discussion of this issue is provided in particularly during evenings. Habitats vary from Attachment B. open water, muddy swamp lands, surrounding vegetation and damp sands. Their nuisance 3.3.6 Existing Conservation Policy Areas depends on a number of factors including: (System 6 – EPP) There are a number of conservation policy areas • Prevailing Winds. located within the study area (refer to • Proximity to hosts (e.g. human settlements). Attachment B). It can be seen that most of these • Temperature. policy areas are now protected by reserves. • Rates of rainfall and evaporation. There are two System 6 areas within the To date, there have been no accepted standards study area: imposed for the distance of midge buffers. The City of Cockburn (situated immediately west of i. Forrestdale Lake. the study area) is impacted by midge and The majority of the recommended mosquito nuisance along the Spearwood lake Forrestdale Lake System 6 area is now system. Control has been by extensive baiting reserved for Parks and Recreation (with the and spraying. However, complaints are still exception of about 12 hectares on the frequent. There is also evidence that the western side – comprising the northern eradication programs are having an adverse halves of Lots 15 and 13 Nicholson Road). effect on the ecology of the wetlands. It is also a nominated Bush Forever site.

To obviate this problem, the City of Cockburn Forrestdale Lake was one of five wetlands in has adopted a policy, based on the frequency of the southwest of Western Australia to be complaints from residents, to discourage new nominated as a Ramsar Convention wetland. residential subdivision within 500 metres of Forrestdale Lake is the third most important wetlands known to have midge problems. Should wetland reserve in south-west Australia for any housing occur within the buffer, it is to be the variety and number of bird species. designed to accommodate the midge problem. A maximum of 17,484 birds were counted Typically, a memorial is also required on affected there in January 1983. Seventy one species of Certificates of Title alerting prospective water birds have been recorded at the lake purchasers to potential midge problems. which regularly supports more than 10,000 water birds including the long-toed stint A comparable policy has been adopted by the which migrates from Siberia. It is a good City of Armadale. The Policy seeks to discourage example of a wetland of its type, many of additional residential subdivision within which have been destroyed, and thus it fulfils 1 kilometre of Forrestdale Lake based on a history three of the criteria for nomination as a of nuisance problems associated with midges. Ramsar Convention wetland. Other research being carried out by the It is noted that the Ramsar Convention was a Department of Entomology at the University of convention on wetlands of international Western Australia, suggests a vegetation buffer of importance, especially water fowl habitat, 400 metres would suffice. The areas within this named after the Iranian city where the text buffer could be used for non residential was adopted in 1971. It is an inter- purposes or low density residential such as governmental treaty which provides a Special Rural, provided natural vegetation framework for international co-operation for coverage is substantial and the residents are conservation of wetland habitats. tolerant of the problem.

32 Note: A3 Map Figure 3.5 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Blank page follows map

34 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

The convention adopts an extremely broad The study was released in a draft form by the definition of the term “wetlands”. They are Water and Rivers Commission in September “areas of marsh, fen, peatland or water, 1996. It addressed groundwater, drainage, whether natural or artificial, permanent or wetland conservation and remnant vegetation temporary, with water that is static or issues in the context of prevailing conditions flowing, fresh, brackish or salt, including and of recent water resource management areas of marine waters, the depth of which at criteria which require that the Average Annual low tide does not exceed 6m”. Maximum Ground Water Level (AAMGL) be retained as the basis for all future drainage of ii. Along Southern River urban areas. At Southern River, the Parks and Recreation reserve has incorporated Most of the System The recommendations of the study were 6 reserve along Southern River has been synthesised on a map, shown as Figure 3.5. designated as Parks and Recreation. The WRC map showed:

There are eighteen Environmental Protection i. Category One (Conservation) Areas. Policy (or EPP) Lakes situated within the study These areas are recommended as area. Eleven of the lakes/wetlands are now “inappropriate and/or unsuitable” for urban reserved for Parks and Recreation. The remainder development and should be protected within of the lakes/wetlands are relatively small reserves. They comprise the existing Parks wetlands scattered through-out the study area. and Recreation reserves in the Metropolitan Region Scheme and important wetlands and There is one Environmental Protection areas of vegetation outside the reserves. The Authority System 6 ‘Threatened (flora) boundaries of Category One areas are Communities’ site identified in the study area. generally consistent with the conservation It is in Brookdale in the south-east corner of the values addressed elsewhere in this section of study area. the report. Forrestdale Lake Reserve is also a registered ii. Category Two (Conservation) Areas. Aboriginal heritage site. It is all contained These are areas considered unsuitable and/or within the existing reserve. are undesirable for urban development but This District Structure Plan recommends secure may be used for recreation, to enhance the tenure for those areas not yet protected. urban setting or as multiple use corridors. Some of these areas correlate with the 3.3.7 The Middle Canning Catchment Water conservation values identified elsewhere in Resources Management Study (Stage 2 – this section, others do not. September 1996) The area described as the Middle Canning iii.Multiple Use Corridors. (River) Catchment covers most of the study area The multiple use corridors are shown as with the exception of the south-west part which linear open spaces along drainage corridors coincides approximately with the Guildford through the future urban areas. The corridors Soils Association discussed in Section 3.2. are nominally 200 metres wide. These The study reflects most of the drainage related corridors appear to be unrelated to any areas conservation issues and constraints to of the conservation value identified urbanisation. The south-west part of the elsewhere in this report. In some cases, they catchment study area, west of Forrestdale Lake, do not follow existing natural or constructed falls outside the study area and will not be drainage lines. The rationale is based on directly considered in this report. flood protection and water quality

35 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

management for the future urban areas to be that multiple use corridors need to be of built in areas of very flat topography and sufficient size to: high groundwater table. Use of the corridors • ensure residential development is protected could be rationalised by locating public open from flooding; space, recreation, public amenities, walk trails • accommodate stormwater detention basins and cycle paths within them. and artificial wetlands that comply with The Middle Canning Study recommends that design criteria; the remainder of the area is considered suitable • enable water to be filtered through vegetated for urban development subject to meeting such areas to meet water quality criteria; requirements as a minimum of 1 to 1.5 metre • protect environmental values and provide clearance between the development level and wildlife habitat; and the AAMGL. However, in support of this District • provide recreational opportunities normally Structure Plan, a detailed assessment of expected by an urban population of its public groundwater hydrology has been undertaken. It open space. is recommended that fill levels vary depending It should be noted that the width of the multiple- on depth to AAMGL (refer to Section 5). use corridors (taken from Figure 20 of the Middle One of the most contentious issues for District Canning Catchment Study, Stage 2, 1996) average Structure Planning is the configuration and about 200 metres. This is a diagrammatic extent of the multiple use corridors. The representation only as the text explains that the concept has recently been introduced into width would vary between 30-200 metres. Structure Planning in the South-East Corridor in While the criteria for the size of multiple use the Byford and Mundijong localities. Typically, corridors may be valid, the relationship to the protection of natural watercourses as linear open size of the corridors will depend on local spaces would have been achieved under current conditions. Within the Byford-Mundijong areas planning practices although the corridors might and New South Wales to which the Catchment not have been as wide or contain specific water Study refers, the corridors are the only open space quality enhancing measures. through otherwise continuous urban areas on Given that the objective for urban drainage in impervious soils. Whereas, the soils in the study the study area is to restrict the peak rate of area are very much more porous and transmissive discharge and the quality of stormwater to the and the proposed urban areas are interspersed by receiving rivers at pre-urban levels, there will be large interlinked wetland areas which are the a need for retention space for stormwater. natural drainage tracts for this area. Preferably, retention of stormwater should be as Buffer width requirements around wetlands close to its source as possible to limit the depends on local factors (soil and groundwater potential for the conveyance and mobilisation conditions). The width of land for buffers can of nutrients and other contaminants. It would also be reduced using engineering techniques to appear that in some instances (particularly achieve the same objectives. where urban corridors between wetlands are narrow), the multiple use corridors could be 3.4 Land Use used as the connecting links or to consolidate 3.4.1 General Land Use Description the open space, in place of the Conservation The study area is characterised by a relatively Category wetlands described above. diverse range of land uses. Typically, the areas As a basis for the nominal 200 metres width of can be characterised into the following the corridors, the Middle Canning Study notes sub-areas:

36 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

i. Northern sub-area (Southern River). noise, odour, dust, health risk or pollutant) The northern sub-area of Southern River and could potentially conflict with future residential Forrestdale is represented by several recently development and therefore, require buffers or developed residential subdivisions (including transitional land uses to minimise or prevent Sanctuary Waters and Forrest Lakes). The off-site impacts such as: remainder of the land is characterised by a • Gaseous emissions that could cause health range of rural and regional open space problems at high dosages and reduced facilities (i.e. Sutherlands Park and the City of amenity at lower levels. Gosnells Golf Course). • Noise. The area includes the Southern River Kennel • Dust or vapours. Zone. • Odour. ii. West (Forrestdale). The Department of Environmental Protection The western sub-area of Forrestdale is sparsely has produced a number of draft documents developed. The majority of the land is used which describe the minimum recommended for limited rural pursuits (such as the buffers distances for various land uses. The agistment of horses and grazing of cattle). document, Policies, Guidelines and Criteria for The most intensive land uses within the Environmental Impact Assessment (June 1997) precinct appear to be the Forrestdale kennel provides buffers distances as a guide only. Draft area. A number of private school uses and Policy No. 3 for Industrial – Residential Buffer institutional activities (including Banksia and Areas(Separation Distances) provides Canning Vale detention centres) have been recommended buffers for a number of land uses. developed within the area in recent years. On-site investigations should also be made.

A limited area of the land has been A description of the conflicting land uses and developed for Rural-Residential or Special recommended buffers is provided under the Rural uses. following headings. The location of each iii.South-East sub-area (Wungong/Brookdale). constraint (and its potential buffer) is shown in The southern sub-area of Forrestdale and Figure 3.6 Existing Conflicting Land Uses. Wungong/Brookdale is characterised by a i. Poultry and Pig Farms range of land uses, including: A total of 11 poultry and 5 pig farms are • Forrestdale Townsite. shown on Figure 3.6 with nominal 500 • Forrestdale Lake. metre buffers taken from the periphery of • Armadale residential areas (West the property on which the farms are Armadale). located. Most of these activities are located • Armadale Golf Course (to be relocated). in small subdivision areas and are • Armadale Rubbish Disposal site. concentrated in Southern River, south-west • Septage treatment site. Armadale and Brookdale. These uses will constrain development in the affected areas The remainder of the land is developed for in the short to medium term, say 10-15 the keeping of horses and grazing of cattle. years. Forrestdale, with its larger land 3.4.2 Land uses – Potential Impact on Extent holdings is relatively unconstrained. and Type of Development ii. Kennel Zones In preparing this District Structure Plan, a Two kennel zones exist in Southern River number of land uses that cause off-site impacts and Forrestdale either side of Ranford Road, have been identified. These impacts (whether with a total of about 150 lots. The Gosnells

37 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions S R

AY P HIGHW E D N C LEGEND E D R A M O LE R RS reservoir U Canning Poultry Farm D B R R R (500m buffer) E Thornlie D T N E S O O LS M R NNI O ILLS A H B IC D N A Piggery R(500m buffer) O River D R W E A ST M H Animal Processing H RT E O (500mH buffer) B R N W IR S Y N N T N Gosnells I Canning Vale A TO K R C M R N AN OM A O F D W T OR R A Feedlots (500m buffer) D IE O AD D R A O RO O iver R R R C R L E A IF R S RO D Waste Disposal Site TON O A A R A R D F D O n (1km buffer) A D H D OLMES A Wastewater Treatment S T Souther RO Site (1km buffer) A C B T E O N V U O AR E E A R LL T R R Kennel Area T E E T R B FU T S (500m buffer) D O P WAR R T A M OA D A LE S C Y T LA Lukin R N R D OU E Swamp LF R IVER A R 25m ANEF Contour B

N R T AN S O Southern River S D FO S L A R T

O O D R N

R ER Study Boundary CH SE I TH

N U A R R O SO R F A OA D D D Harrisdale OA R A D L Swamp A R O O Westfield B R Balannup A A D N in r Lake ra Y D e E iv OR R M M D AS A C O O H H N R PASS A WY MP I O K E N Y A NE A D W

A LAKE L

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R N D R O E R T L T R A D H H A D G R O A Southern WA O R O RI AD R W F R OR O RE A ST D

EN Y LL Armadale E A ST AN ROAD ARMADALE ROAD Neerigen Forrestdale n F drai E O V RR A ook E Br S Y T W Brook GIBBS ROAD N H TO water. R S tower Forrestdale O A A D N D LL ROA R

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I Wu F N T N H H ROAD T OXLEY U

R O G Wungong AD N O Wungon G N U W ROWLEY ROAD g Drain

Birriga

Birriga Brook Drain drai n

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Kilometres Produced by Project Mapping Section, Geographic & Planning Information Branch, rain Ministry for Planning, Perth, W.A. Jan. 2001 d ntw-map18\ \metstruct\ \sr_forrest\ \srf_tr_f3.6.dgn Cadastral Data supplied by Department of Land Administration, W.A. Land Use Data supplied by Department of Minerals and Energy, W.A. Existing Conflicting Land Uses Figure 3.6

38 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Council has taken the view that the v. Jandakot Airport Noise Buffer Southern River Kennel Zone should be Only a small part of the western side of retained and that buffer zones to non- Canning Vale is within the projected compatible uses such as residential should 20 ANEF noise contour from Jandakot be provided. Airport. See Figure 3.6. This should not affect residential development within the In addition to the kennel zones, the Canine study area. Association has premises at the corner of Ranford Road and Warton Road. The vi. Waste Water Septage Disposal Area. Association is active, holding training A waste water septage disposal site is located sessions, competitions and the like on most east of Forrestdale Lake on the south east weekends. Consideration of appropriate quadrant of the future intersection of the adjacent uses is therefore important. Tonkin Highway extension and Forrest Road. At present it is operated under lease The noise from dog kennels is considered from the Water Corporation by the Health serious for residential development because Department. As a septage area the required it often occurs at the quietest time of the buffer area is one kilometre radius. It is night and, by its nature, can be a nuisance. likely that these works will be developed as The Department of Environmental a waste water treatment plant in the future Protection recommended buffer around to meet expanding urban requirements for these zones for residential development is the study area. Because the new treatment 500 metres and a special control area plant would be based on new technology between 500 metres and 1 kilometre. the Water Corporation has recommended a iii. Animal Feedlot 500 metre buffer from the edge of the The data available at the Ministry for treatment site (Figure 3.6). Planning identifies an animal feedlot in vii. Former Noxious Liquid Waste Dump south-west Armadale, in an area already The site is located on Lot 1768 Southern zoned Urban in both the Metropolitan River Road (refer to Figure 3.6). The site is Region Scheme and the local government owned by the City of Gosnells. The nearest town planning scheme. Department of residential area is the kennel zone located Environmental Protection draft approximately 300 metres to the south-east. recommendations are for a 600 metre buffer around these uses. Aerial photography The site operated for 26 years from 1955 to interpretation suggests that if this activity 1981. Wastes comprised mainly night soil ever occurred on this site it was very low (liquid septage) and brewery wastes intensity. In any event, the feedlot use will although other wastes including animal have to be terminated if urban development carcasses were known to have been disposed is to occur. of. The dumping site is approximately 250 metres by 350 metres. iv. Animal Processing Current Ministry for Planning data from the Surface water from the site discharges into Rural Strategy has identified an animal the Forrestdale main drain from where it processing establishment on the northern flows into the headwaters of the Southern end of Forrestdale Lake, south of Forrest River (a tributary of the Canning River.) Road, just outside the Parks and Recreation Sampling of local bores does not, however, reserve. This is a skin drying shed which show that contamination has spread far. would require a 500 metre buffer. Work in a Consultative Environmental

39 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

Review (CER) carried out for the City of Each of the services can be used as a foundation Gosnells (published May 1996) found slight for the expansion of the infrastructure at a district arsenic contamination in a bore 1,300 level. The main infrastructure components that metres from the site but found now exist in the area are briefly described under contamination of closer bores no worse the following headings. than bores from unsewered areas elsewhere in the metropolitan area. The conclusion 3.5.1 Roads was that while water was not fit for There are a number of existing main roads and drinking, it was not a health hazard. distributor roads within the area. These include:

The CER proposed that, as a safety i. The South Western Highway precaution, within 1,500 metres radius of The South Western Highway passes to the the site, alternative potable water be immediate east of the study area. This is the brought in for future development. Also, main north-south link between the area and any new development within this radius Perth with linkages to the Tonkin Highway. will require a detailed hydrological study, ii. Armadale Road and where such a study cannot eliminate This is the main east west feeder between the the risk to prospective purchasers/residents South West Highway to the east and a memorial on title should warn residents of Nicholson Road to the west and extending to this. If development caused any risk to the Kwinana Freeway and further west existing residents it should not be approved. towards Kwinana and Fremantle. viii.Landfill Rubbish Disposal Sites iii.Ranford Road There is one site at the southern extremity This is a principal east-west feeder road of the study area in Forrestdale. It is between the Kwinana Freeway and understood the site is almost filled to Forrestdale. Ranford Road provides a capacity and is expected to be closed within distributor function to the existing residential one or two years. areas in Canning Vale. ix. Western Australian Natural Gas Pipeline Other significant roads in the area include A Western Australian Natural Gas Pipeline Nicholson Road (north-south movements and (WANG) traverses the study area in a north- linkage to Canning Vale) and Rowley Road (east- south direction. The pipeline was west movement across the southern section of constructed prior to any contemplation of the District Structure Plan area). The most urban development and as such, has been significant road planned for the future is the constructed to a rural standard (i.e. no Tonkin Highway which ultimately will be encasement, limited depth). extended south generally through the centre of Discussions with WANG and Department of the study area. Minerals and Energy indicate that a buffer of These roads must be incorporated into the approximately 30 metres would generally apply to urban development. Modifications District Structure Plan without any major shifts to the pipeline (such as concrete encasement) in alignments. will permit a lesser buffer (if required). 3.5.2 Rail 3.5 Infrastructure A passenger rail service currently operates While the area is relatively undeveloped in an adjacent to the study area. Passenger stations are urban sense, there is significant infrastructure that located at Kelmscott (north), Armadale (east) passes through or is adjacent to the study area. and Byford (south) (country line only) providing

40 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

transport nodes that may service the District 3.5.5 Wastewater Treatment Structure Plan area. The existing Westfield Wastewater Treatment From these hubs it would be expected that as the Plant is currently used as a treatment facility for demand grows in the area, bus services will radiate effluent from septic systems and while its need and park and ride facilities will be developed. will be reduced as the infill sewerage program sees more and more households connected to 3.5.3 Water Supply deep sewer, the life expectancy of this plant is A major trunk water supply main traverses the still in the order of 30 years. study area from the north-west to the south-east Its presence and the need for buffers around it along Ranford Road. The area generally north of will significantly influence the overall staging of Ranford Road and bounded by Tonkin Highway development work. and Wanton Road is serviced by a distribution system that services the large lots in this area. 3.5.6 Power The area generally to the south of Ranford Road Western Power has a number of main that is within the District Structure Plan area does transmission lines and a local distribution not have any water supply distribution system. network in the area and therefore power is not The Serpentine Trunk Main traverses part of the seen as a constraint to the development strategy. study area but is unavailable for reticulation 3.5.7 Gas purposes. Gas transmission lines and a high pressure gas These services remain relatively unchanged by main exist in the area. The expansion of the gas the District Structure Plan. system through an expanded supply network is considered feasible for the area. 3.5.4 Sewerage Reticulation No deep sewerage currently exists within the District Structure Plan area although some areas adjacent do have deep sewerage. Based on the Water Corporation’s preliminary planning for the area, there will be a series of pumping stations and pressure mains required throughout the area which will eventually discharge the sewage to the west.

41 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

3. Existing Conditions

42 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 4. Description of the Community Consultation Process

4.1 Purpose of Community During the first workshop evening, members of Participation the community were asked to contribute written The Ministry for Planning, City of Armadale and comments on key issues, matters that may City of Gosnells have been committed to an influence the District Structure Plan and open and accountable program of community community values. The second day session consultation throughout the preparation of this sought to refine the previous evening’s data into District Structure Plan. The community headings identified by the community: consultation program recognised that good land • Land Suitability. use planning requires consideration of all • Infrastructure – Transport. physical factors such as landform and • Employment. environmental constraints as well as social • Lifestyle and Streetscape. values and expectations. • Conservation and Environment. The community consultation process was an • Implementation – Including Compensation. effective mechanism for facilitating the flow of • Roles/Responsibilities/Decision-Making. information between the decision makers (being The various data for each heading was further the Study Team and Committee) and the refined by the Study Team to establish community. The process enabled decision summaries of the issues. The summaries were makers to identify issues and incorporate them used by the Study Team to prepare and assess within the final Plan. the various District Structure Plan options. The key objectives for each of the headings were 4.2 Process of Consultation adopted as the aims and objectives for this A total of three separate community workshops District Structure Plan (refer to Part 1). were held at each level of decision-making: The second workshop was held on 24 March • Identification of Issues. 1999. The purpose of the second workshop • Discussion of Options. (attended by approximately 140 people) was to • Adoption of Preferred Option. allow members of the community to review and The first workshop was held over two days in comment on three District Structure Plan December 1998. Interested and affected options. Each of the District Structure Plans are members of the Community were invited to described in Chapter 6 of this report. attend through mail distribution. Attendees were asked to identify individual Over 100 members of the community (including elements which were considered desirable or residents, land developers, business operators undesirable. Furthermore, the community was and community groups) attended the first asked to assess the three District Structure Plans workshop which sought to identify: options using the same seven key headings derived from the first community consultation • Why a new District Structure Plan was exercise. To this end, the community provided required. the following general responses: • Who was preparing the District Structure Plan. • To provide a single central employment • The process for preparing and adopting a node. District Structure Plan. • To utilise and reinforce the role of existing • The objectives of the District Structure Plan. Regional and District Centres. • Key issues that may affect the District • To fully adopt the principles of Liveable Structure Plan. Neighbourhoods.

43 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

4. Description of the Community Consultation Process

A full description of community comments 4.3 Community Brief (Value, Goal received during the second community Setting and Challenges) workshop are provided in Chapter 6. The previous section has identified that seven A third workshop was held on 9 June 1999. key headings were identified by the community. The purpose of the workshop was to allow the The key headings were used by the Study Team community to comment on the draft preferred to list the values, objectives and challenges of option. The workshop was attended by preparing and implementing the District approximately 200 people. As with the previous Structure Plan. A complete list of the values, workshop sessions, the community was asked to objectives and challenges is provided in comment on whether the plan met the seven Attachment ‘C’. objectives they had identified. The list of values, objectives and challenges were From the meeting, the community provided the used by the Study Team and Steering Committee following broad comments: to establish assessment criteria for the preparation of the District Structure Plan. The • That the preservation of Bush Forever areas assessment criteria have been used throughout should be a State cost and should be acquired the preparation of the District Structure Plan so by the State. that the final plan maintains faith with the • That all kennel areas (particularly the initial (and ongoing) expectations of the Southern River Kennel Zone) be retained. community. • That all kennel areas be surrounded by transitional land uses (such as golf course, A complete list of the assessment criteria light Industry and commercial). developed by the community is provided in the • That if kennel areas were to be relocated, full following table. The assessment criteria relate to compensation to be paid. the seven key headings (also) established by the community. Each of the above comments were given due consideration by the Study Team and Steering Committee.

44 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 4. Description of the Community Consultation Process

Table 4.1 – Community Brief (Assessment Criteria)

Community Objective Assessment Criteria

Land Suitability • Map all existing land uses, their constraints and opportunities (maps developed). • Protection of the most significant conservation areas. • Incorporation of drainage waters to enhance conservation or development areas. • Diversity of a sustainable mix of land use opportunities.

Infrastructure – Transport • Provide multi-functional drainage areas which can perform/accommodate engineering, conservation, recreational, marketable and amenity activities. • Provide an accessible and permeable transport structure which links to community, employment, education and recreational nodes. • Ensure a high level of infrastructure provision. • Promote a cost-effective and accessible public transport system. • A plan which ensures a good design maximising permeability and accessibility. • A plan which ensures the maximise use of drainage as water features.

Employment • Set aside land for education establishments. • Set aside appropriate land areas for sustainable employment. • Minimise travel time to workplaces. • Establish minimum servicing requirements for all employment areas/types.

Lifestyle and Streetscape • A variety of lot sizes. • Retention of an appropriate amount of local flora. • Provision of local employment. • Local services within a walkable environment. • To develop a plan that encourages residents from all age and income levels.

Conservation and • Map existing land uses, their constraints and opportunities. Environment • Development of a plan that protects the most significant conservation areas which can be implemented. • Provision of viable and sustainable co-existence of conservation values and urbanisation.

Implementation –•Government acceptance of the District Structure Plan and its implementation Including Compensation strategy. • Community acceptance of the District Structure Plan and its implementation strategy.

Roles/Responsibilities and • People being told what decisions have been made, by whom and on what Decision Making grounds. • Transparency of the processes. • Agencies and groups being responsible for their areas of responsibility. • Statesman-like leadership and responsibility exercised by the Steering Committee.

The above assessment criteria were used by the Study Team to establish a brief for developing the final District Structure Plan.

45 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

4. Description of the Community Consultation Process

46 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 5. Implications for the Preparation of the Structure Plan

The purpose of Part 5 of this report is to identify walk to the neighbourhood centre, where the and discuss issues that will affect the study area. elements of community daily needs are located. Each of the issues have been identified through The centre of a neighbourhood may typically detailed technical assessment and community contain a central node such as a bus stop, workshops: telephone box, post box, corner deli or community centre. Depending on the location • Liveable Neighbourhoods. of the neighbourhood, other retail or • Environmental. employment uses may be incorporated. • Drainage Management. • Infrastructure. Neighbourhood units are clustered together in groups of up to 10 neighbourhoods to support a It is intended that each of the issues will be adopted larger ‘town centre’ neighbourhood at the centre as the minimum prerequisites for planning and of the cluster. The town centre may typically development within the District Structure Plan area. contain a small supermarket and other shops Moreover, the issues will be used as a basis for and employment uses that would not be viable understanding how this District Structure Plan may be implemented. within a neighbourhood unit. Liveable Neighbourhoods identifies the requirement 5.1 Liveable Neighbourhoods to link the neighbourhoods and town centres (Urban Design) with a clearly legible road network. The road The District Structure Plan adopts the urban network should be highly interconnected to structuring principles defined in the Liveable allow traffic to permeate through the urban fabric Neighbourhoods Community Design Code. Liveable and hence reduce the need for large, expensive Neighbourhoods has been developed by the and highly engineered arterial roads. With lower Ministry for Planning to provide an alternative levels of traffic, the arterial roads are then able to approach to the design of neighbourhoods and provide access to the centres of neighbourhoods towns. The Liveable Neighbourhoods design and deliver the economic benefits of the solution aims to achieve a compact, better defined ‘movement economy’ to local businesses. and more sustainable urban communities. In order to enhance the walkability of the Liveable Neighbourhoods encourages: neighbourhood units, and to maximise the • A wide variety of housing types and sizes. number of residents within a five minute walk, • A wide variety of local employment non-residential land uses that require large areas opportunities. of land, such as schools and parks, are located • A sense of community focused on walkable on the edge of the neighbourhood. In the case neighbourhoods and towns. of primary schools, a location on the edge of the • Support for public transport. neighbourhood means that the facility can be shared between three or four neighbourhoods Liveable Neighbourhoods aims to achieve better (which provide the optimum catchment for a environments that are more sustainable, more primary school) while theoretically being no liveable and more suited to the shape of our more than ten minutes walk from any point community. within the catchment. In terms of structuring the urban environment, Liveable Neighbourhoods uses the neighbourhood 5.1.1 A Question of Scale unit as the fundamental building block. The In order to demonstrate the size of a typical neighbourhood unit is an area of approximately neighbourhood cluster, Figure 5.1 illustrates a 50 hectares defined by a 400m radius circle. The same scale comparison between a typical 400m radius represents a theoretical 5 minute neighbourhood cluster and an existing piece of

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5. Implications for the Preparation of the Structure Plan

urban fabric which works in a similar way i.e. an In addition, each of the sites identified under area centred on Subiaco that also comprises Bush Forever were taken into consideration. Shenton Park, Daglish, Jolimont, Wembley and A site constraints plan was produced that West Leederville. overlaid the above constraints. From the plan it was possible to identify scenarios that would 5.1.2 Site Context Analysis suggest differing scopes for development In developing the District Structure Plan, a site depending on the number of constraints that context analysis was undertaken to understand were considered to be fixed. the study area as well as the surrounding area (and how that surrounding area works as a piece 5.1.4 Scope for Development of urban fabric). Three scenarios were evaluated. The first The major features include the existing road scenario to be considered was the ‘worst case network, lakes and rivers, areas reserved as scenario’ where every constraint was considered Parks and Recreation, Bush Forever sites, major to be fixed. Very little of the study area would trunk services, existing schools, industrial area be available for residential development. and retail areas. In addition to the retail areas, Furthermore, the land that would be available is the theoretical 5 minute walk catchments to highly fragmented and therefore difficult to neighbourhood centres have been shown, sustain a meaningful urban form. along with the 10 minute walk catchment to The second was the ‘best case scenario’ where a larger centres and to existing and proposed number of the constraints could be eliminated railway stations. through engineering, changes in existing land Through a process of investigating and drawing use, or a rationalisation of the responses to what is there, a level of understanding is gained environmental constraints. A significantly larger that will help what is proposed to provide a proportion of the study area would be available seamless extension of the existing urban areas for residential development, and would be while responding to particular local constraints. considerably less fragmented.

The third was the ‘likely case scenario’ where a 5.1.3 Site Constraints ‘best guess’ was taken as to what would be the A series of constraints maps were produced with likely level of constraint against urban the following themes: development. This scenario accepts the • Recommendations of the Middle Canning constraints of the ‘best case scenario’ with the Catchment Study retention of the City of Gosnells Southern • Remnant vegetation River Kennel Zone and the septage treatment • Town planning scheme zonings site on Armadale Road, both with respective • Metropolitan Region Scheme zonings buffer zones. • Existing trunk services Furthermore, it was identified that there would • Conservation policy areas be land use issues to be resolved in regard to the • Land fragmentation (lot sizes) Environmental Management Areas. The ‘likely • Existing road network case scenario’ shows that despite the above • Existing conflicting land uses constraints there are still significant areas of un- • Drainage channels and wetlands fragmented land that would be available for • Wetland management objectives residential development. • Environmental geology • Basic raw materials, and • Topography.

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Indicative Scale Only

0 500 1000

Metres

Liveable Neighbourhoods Scale Template Figure 5.1

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5.1.5 The Impact of Multiple Use Corridors on The District Structure Plan shows the preferred the Urban Structure routes for the multiple use corridors. The final The Middle Canning Catchment Study identifies width of the corridor at each point along its a need for a number of multiple use corridors length will be dependent on what degree each within the study area. The multiple use corridors development ‘clips’ its open space provision are ‘green’ links that provide various functions: onto the corridor.

• Drainage management. 5.1.6 Urban Character • Passive and active open space. As an overall precinct the character may be • Wildlife habitat. determined by: • Conservation linkages with common vegetation complexes. i. defining the urban development as a series of distinct town and village groupings rather an The Middle Canning Catchment Study provides amorphous urban area; little guidance on the width of the corridors ii. reinforcing, through the road network, the other than a generic 100m or 200m, and little notion that the proposed urban areas guidance on the land uses that may be ‘belong’ to Armadale and Gosnells contained in the corridors. respectively; and Given the extent of the requirement for iii. developing the ‘water’ theme inherent in the multiple use corridors within the study area, it need for drainage and fill requirements, as was necessary to carry out a detailed design well as the natural lake and wetland features. exercise on how multiple use corridors could Within the overall area there are a number of relate to the urban structuring principles of sub-precincts that have the capacity to develop a Liveable Neighbourhoods and how they could unique identity due to their locations in relation be designed to be more responsive to the to other areas as well as subtle variations in their adjacent urban form. natural landscape characteristics. These sub- From the results of the design exercise, illustrated precincts coincide fortuitously with distinct in Figure 5.2, it is clear that the multiple use neighbourhood groupings, namely: corridors should be located between • South Brookdale – the area south of a line neighbourhoods and ideally located between extending from Harber Drive; neighbourhood clusters. The corridor widths • Brookdale Central – the area centred on the may be reduced in places to around 40m to crossing of Eleventh Road and Forrest Road; reduce the land-take and increase the residential • West Brookdale – the area bounded by densities of the adjacent neighbourhoods, while Wungong Brook and the Tonkin Highway; enabling good passive surveillance of the open • Forrestdale – the area around the existing space from adjacent residences. Forrestdale town-site; In some instances the corridor may be • North Forrestdale – the area centred on the interrupted, with the drainage line piped for junction of Nicholson Road and Keane Road; short lengths, to continue the urban fabric, • Southern River – the area notionally south- particularly where there is a conflict between west of Balfour Street; and areas of high pedestrian use such as the • Canning Vale East – the area to the north of neighbourhood centre, and the drainage line. a line extending from Harpenden Street. In other instances the corridor width may be The individual characters of these sub precincts significantly increased from its notional width may be defined in part by: to accommodate district parkland, schools and playing fields.

50 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 5. Implications for the Preparation of the Structure Plan

Note: A3 Map urban water management

Urban Water Management Figure 5.2

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• The use of a tree planting strategy which social impacts of the recommendations should complements the natural vegetation they be adopted by any agency. characteristics of the locality and establishes an identifiable street tree theme (at least for 5.2.1 Significance of Wetlands neighbourhood connectors). The starting point for such an assessment must • The choice and colour of street furniture, be that it is recognised that nearly 80% of the light poles, etc. wetlands on the Swan Coastal Plain between • Kerbing and footpath details and materials. Moore River and Dunsborough have been filled, • Prescriptive guidelines on fencing destroyed, or degraded since European requirements. settlement. Many of the remaining wetlands are affected by weed encroachment, too frequent Notwithstanding the above, the character of the burning, or are affected by changes to the water sub-precincts will be determined in part by level or drainage regime. It is accepted market demands which will affect block sizes, throughout the scientific community that the the size and type of residences, and the amount wetlands which remain on the Swan Coastal of retail and employment generating uses that Plain have very high scientific, educational and may be supported in each area. recreational value, and should be retained, 5.2 Environmental protected and managed. It is clear from existing documentation there are From this starting point, previous studies of three principal issues to be considered in wetlands in the region have attempted to relation to conservation of bushland and determine which are in relatively good wetlands within the study area: condition and should be primary targets for conservation efforts. These were identified more i. Retention of important bushland and recently in Bush Forever. The Muir wetland remnants because of their intrinsic Environmental study (Attachment B) did not environmental, scientific, educational and review these wetlands, or the conclusions which aesthetic values. were reached about their significance. Rather, ii. Provision of connectivity between remnant these already designated wetlands were accepted areas of bushland and wetland so that the as having high conservation value. conservation values of the various areas are maximised by facilitating migration, There are several possible approaches to dealing nomadism and gene flow of the animal and with the remaining wetlands which are plant populations. considered to be degraded to a greater or lesser iii. Buffers around wetlands in an effort to degree. While it may be a laudable objective to minimise midge and mosquito nuisance include all remaining wetlands (and bushland) within the adjacent urbanised areas, and to into conservation areas, it may not be practical protect the integrity of the wetlands. to do so. Starting with the core of wetlands recognised as having high conservation value, An independent report (Attachment ‘B’ – Muir an attempt was made (Ministry for Planning report) examines these issues and provides a 1997) to incorporate the majority of the rational basis for conservation of remnant remaining wetlands into a connected system of wetland and bushland within a future urban corridors and buffers. The Muir Environmental context. It should be noted that this review study reviewed those corridors and buffers dealt only with the technical and qualitative individually and provided an opinion on which cost advantages and disadvantages of protecting areas might be worthy of further consideration land for part of the conservation estate. It did and which were beyond practical restoration. not address, or imply, any issues relating to the

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5.2.2 Additional Areas Which Could Enhance Areas F And G – mostly cleared, parkland- Designated Conservation Areas cleared, and degraded, and have limited Detailed maps of each study area should be conservation value. referred to, and are presented in Attachment B. Results are summarised as follows. 5.2.3 Enhancement of Wetlands and Reduction of Management Cost Area A – Restoration of most of the area is Buffers around wetlands serve conservation and impractical for cost and social reasons. Most of social purposes. In most cases in the study area, the land should remain in its current land use as the amount of land available has been a buffer (or could be restored to a more diminished by previous activities which have appropriate buffer), between more intense destroyed or degraded the surrounding bushland. development and Balannup Lake. The rest could As development proceeds, it is clearly unwise to be made available for development. develop houses to the edge of wetlands (for Area B – Area B was proposed to create a geotechnical or flooding reasons), and so an corridor to link remnant bushland with the opportunity exists to create a buffer of either Southern River. Some of the land in the north- remnant or artificially constructed vegetation east sector, between Bush Forever area 464 and between the wetland and the development. the river could be restored for this purpose, but whether such a move is practical and socially 5.2.4 Midge and Mosquito Control or acceptable would need to be determined. The Reduction remainder of Area B is too degraded or Midges and mosquitos may be a nuisance in expensive to restore and manage, and could be urban areas because they are attracted to made available for development. household and street lights, and may occur in huge numbers. Some species of midge are so Area C – This is a very large area surrounding small they can pass through normal household Bush Forever area 125. Part of the area could be flyscreens, and so may enter houses. used to create a restored buffer around B125, but Mosquitoes, especially Aedes vigilax and Culex this may not be required if the area of B125 is anullirostris, are known carriers of Epidemic reduced by negotiations (which it is understood Polyarthritis, also known as Ross River Virus. are under way). The rest should be designated for development. It is troublesome and expensive to apply insecticides or to control the water levels in the Area D – parts of the area which are bushland lakes (the trigger to hatching of some species) are probably best left in current land use, with with any degree of precision. Further, the measures introduced to prevent any further mosquitoes (and other nuisance insects) are an clearing or subdivision. There would be integral part of the wetland ecology and, by considerable conservation advantages in linking controlling them, predatory insects, reptiles, B342 to B262 (Piara Nature Reserve) by an birds and mammals which also occupy the appropriate corridor. The remainder could be wetland are deprived of a food source and the developed for urban purposes. ecology of the wetland as a whole is damaged. Area E – Restoration could provide a part- Preservation or enhancement of dense linkage at the western end, and the margins of vegetation buffers around wetlands is a much the Brook could be restored to create a useful less expensive and damaging option than conservation corridor. The rest could be used for attempting to control the insects or the wetland development. The isolated wetlands at the water level. The buffers reduce light penetration western end could be linked to the Forrestdale into the wetlands, thus discouraging all but a Golf Course.

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few midges which occur near the margins. buffers between wetlands with known midge They also help to reduce mosquito activity. problems such as Forrestdale Lake are however recommended. A buffer of 500–1000 metres is One of the significant factors in midge and required between midge infested wetlands and mosquito problems near lakes is that the sensitive urban development to minimise surrounding vegetation has been cleared to amenity impacts. “improve the vista of the lake”. It is the “improving” process, whereby the dense margin 5.3 Drainage Management vegetation is removed, which exacerbates the 5.3.1 Regional Drainage and problem. Adequate buffers should be retained Groundwater Issues on all sides of wetlands if the midge and i. Natural Drainage mosquito problem is to be reduced. The natural drainage channels of the study 5.2.5 Width and Density of Buffers area are shown on Figure 3.4. The Southern There are no generally accepted standards for River and Wungong Brook are the two most the width of midge buffers, but there is significant natural drainage channels through increasing scientific opinion that the buffer the study area and both feed into the should be determined by the vegetation Canning River. In places (where the very flat characteristics, not by a set width, but at least natural topography has caused the river 200m of densely vegetated buffer is required. channel to disappear into wider wetland areas) drains have been dug to channel the The draft Structure Plan (MfP 1997) states that river through these areas. the “City of Cockburn has adopted a policy, based on analysis of frequency of complaints ii. Artificial Drainage from residents, to discourage new residential Over most of the study area the land development within 500m of wetlands known elevation is so uniform that there are no to have midge problems”. If housing is natural drainage channels, rather there is an developed within this distance it must be interconnected system of wetlands. Given the designed to accommodate the midge problem. limited drainage ability, an extensive network The City of Cockburn also imposes a caveat on of rural drains has been constructed for the property, certifying that the owner is aware agricultural and urban activities. These drains of, and accepts, the midge problems. A similar comprise both Main Drains under the control approach has been taken by the Department of of the Water Corporation and a more Defence in New South Wales. This policy seems extensive network of smaller drains to be in accordance with findings elsewhere. controlled by local government, particularly in road reserves, together with private drains Clearing of buffers for short-term visual (and on freehold land. financial) gain by developers must be weighed up against long-term loss of amenity and ongoing iii. Capacity of existing system management expense by the local government The system of drains which are maintained authority. The environmental, social and by the Water Corporation is referred to as financial cost of a policy allowing narrow buffers Main Drainage (comprising Main Drains and around wetlands far outweighs the financial gain Branch Drains), fed by other generally to the local government from rates, etc. smaller drains maintained by local government and by landholders. The EPA supports the recommendation of a dense vegetation buffer of at least 200 metres The capacity of a drainage system can de around wetlands with the potential to provide described by the flow capacity (in suitable habitat for midge and mosquitoes. Additional units such as cubic metres) which each drain

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can convey at bankfull, or in terms of the vegetation with a consequent rise in water table, recurrence interval capacity, otherwise associated with the reduction in the known as return period, of bankfull flow. transpiration. It follows that many of the extant Drains are usually designed for a specific wetlands are experiencing higher water tables return period such that the flow capacity, than during previous centuries. and therefore channel size, tends to increase in a downstream direction as more land 5.3.3 Wetland Management Categories contributes run-off. i. Conservation The priority management objective is to During construction of the Forrestdale Main conserve and enhance the existing Drain and Bailey’s Branch Drain in the 1970s, conservation values of the wetlands. the capacity was estimated as 10 years, No clearing or development is considered meaning overflow would only occur 1 year in appropriate. These areas should be reserved 10 years, on average. In more recent and managed as part of the metropolitan assessments however, flow rates from gauged regional open space. catchments on the coastal plain indicate that the original basis for design tended to ii. Resource Enhancement underestimate flows, so that the Main Drains Resource Enhancement wetlands are will overflow far more often than intended, important wetlands which may be degraded perhaps 1 year in 2 years. The design flow to varying degrees, but which still have capacity of these drains is approximately conservation value and where, by good 2.5 L/s/ha, which occurs one in two years. management, the conservation values such as natural vegetation can be restored. These The significance of this limitation on Main areas could remain in private ownership if Drain flow capacity is that when land use responsible management is undertaken, but change is proposed, the Water Corporation are not recommended for development. requires the flow from developed land to be If there is to be development, very careful restricted to 2.5 L/s/ha or some lower rate, in assessment and planning is required to not instances where flooding has been a common unduly damage the conservation values. problem. iii.Multiple Use 5.3.2 Wetlands This type of wetland comprises most of the All types of wetlands are represented in the palusplain type wetlands. Multiple use is study area including: intended to indicate that the land can be developed but the development must be • Basin wetlands (lakes, damplands, sympathetic to the wetlands status of the sumplands). land and be based on water sensitive design • Flat wetlands (palusplain, floodplain). principles. • Channel wetlands (rivers, creeks and drains).

A large portion of the central study area is 5.3.4 Acceptable Drain Levels classified as dampland basin wetlands being The term “water table” is defined as the seasonally waterlogged. Much of the south- elevation of groundwater in an unconfined eastern corner of the study area is classified as a aquifer, such as occurs beneath the study area. palusplain flat wetlands being seasonally The term “groundwater level” is a generic term waterlogged. and may apply to the elevation of either an unconfined aquifer, or a confined groundwater A long period of agricultural activity has system at greater depth. In this report the terms resulted in extensive clearing of natural

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water table and groundwater level are both used levels in the study area is not great given that to refer to the water table within the study area. the water levels in Forrestdale Lake and Balannup Swamp are very shallow and dry out Groundwater level in the study area rises and in summer. falls seasonally by one to two metres, typical of the Swan Coastal Plain, in response to wet and With a time lag of perhaps 20 or 50 years, the dry times of the year, usually reaching a development of much of Perth from natural maximum in October and a minimum in April. vegetation or cleared agricultural land to Annual maxima and minima vary from year to residential has been achieved by land drainage. year depending on annual rainfall and This term implies open or piped drains formed temperature distribution, and a cumulative below the natural land surface (and below effect is evident in long-term monitor-bore AAMGL and in many cases close to the AALGL) records, with highest and lowest groundwater to remove excess surface or groundwater. These levels occurring at the end of a sustained wet or drains generally discharge to larger drains or dry series of years. natural waterbodies and have allowed the To describe the groundwater level at any location, settlement of the coastal plain. However, such several summary statistics may be estimated from developments that occurred in those times were available monitor bore records including: responsible for allowing rich groundwater to escape into the riverine system, the loss of • Average groundwater level (AGL), being the wetlands and the loss of valuable water resources average level throughout the period, between on the coastal plain. These established drainage the spring peak and autumn low. systems are typically set at an elevation close to • Maximum groundwater level (MGL), being AALGL, such that between one and two metres of the highest recorded value. dry ground is provided above the water table, to • Lowest groundwater level (LGL), being the prevent foundation and rising damp problems. lowest recorded value. • Average Annual Maximum Groundwater It can therefore be argued that land drainage on Level (AAMGL), being the average of a the coastal plain has been a response to the rise sequence of annual maximum values. in water table occasioned by the earlier clearing • Average Annual Lowest Groundwater Level of native vegetation for agriculture. Indeed once (AALGL), being the average of a sequence of the consequence had been appreciated, annual minimum values. agricultural clearing and land drainage were • Groundwater level trend (GLT), being the commenced at the same time. rate at which values are rising or falling In recent years a number of local publications with time. have presented new criteria for drainage design, Agriculture on much of the coastal plain has under the banner of Water Sensitive Design involved replacement (removal) of native tree (WSD), the cardinal principle of which is to and understorey vegetation species with annual “maintain water balance”. crops and pastures. As these have lower canopy Best management practices of WSD have been interception and transpiration rates, this published, from which designers can choose to clearing has resulted in a rise in groundwater create an appropriate treatment. Several of these level in some areas, depending on the type of publications refer to the need to prevent vegetation removed and the soil type. In places excessive export of groundwater and nutrients this rise intersects the natural surface, with to river systems, which are becoming eutrophic, increased water ponding and waterlogging than by recommending that inverts of drainage under natural vegetation. However, it is systems are set no lower than AAMGL (referred estimated that the increase in groundwater

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to here as the “AAMGL policy”), even where this groundwater from rising above the AAMGL, is at the ground surface (EVA 1994, EVA 1996, whereas the past practice actively reduced the EVA 1998). groundwater level.

The AAMGL policy is being applied by the A manual of Stormwater Quality Management Water and Rivers Commission (the WRC) to all has been published by WRC and includes a new land developments on the coastal plain. series of Best Management Practices of Water The same policy forms an integral part of the Sensitive Urban Design that developers can Stormwater Strategy for Byford and Mundijong choose from to provide a treatment train. (EVA 1994) and Middle Canning Catchment Management Study (EVA 1996). The boundary 5.3.5 Multiple Use Corridors of the Middle Canning Study includes much of Multiple use corridors (MUCs) were introduced the District Structure Plan area. into Australian literature in 1993 (NSW Department of Planning 1993) and have been The Water and Rivers Commission sees merit in recommended in WA in WSD Guidelines setting the groundwater level in new areas higher (Whelans, 1993) and in Byford, Mundijong and than those developed up to the 1980s. In Middle Canning Catchment Drainage Strategies formulating this policy, the level of the AAMGL is (EVA 1994, 1996). The stated functions of MUCs maintained to prevent too much nutrient rich include flood conveyance, wildlife corridors, groundwater draining from the area, polluting public open space and cycle paths. None has yet water bodies downstream, preventing the drying been formed on the coastal plain, a major out the wetlands and saving the groundwater reason for which is reluctance by all parties to dependent vegetation. In most cases, in the high accept responsibility for their maintenance. groundwater areas, the Commission encourages use of groundwater for domestic irrigation With respect to the study area, MUCs were purposes, using water resources wisely. In the recommended in the Middle Canning study area the AAMGL has been mapped and is Catchment Study (EVA 1996), the width of based on data collected over the last 25 years. which was not stated but was variously This AAMGL is mapped approximately 0.5m described as being between 30m and 200m, and below an extrapolation of 80 years of data from nominally 100m wide. metropolitan areas, due to the higher rainfall The most contentious issue for District Structure levels earlier in the last century. The WRC Planning is the configuration and extent of the supports a balance between environment and MUCs. Normally protection of natural development and uses the AAMGL based on only watercourses as linear open spaces would have the last 25 years. Where man-made agricultural been under current planning practices, open drain and formal drains exist, such as the although the corridors might not have been as Forrestdale Main Drain, the AAMGL map allows wide nor contain so many water quality for the local lowering of water table, accepting enhancing features. the invert levels of those drains as the AAMGL. The District Structure Plan has taken into During land development a subsoil drainage consideration the flow path of the drains and network is permitted, as long as is laid at or environmental issues in determining the above the AAMGL. Fill must be imported to give location of the MUCs. a good separation between the soil surface and the groundwater. This subsoil network is 5.3.6 Environmental Management Areas different from those installed prior to the Environmental Management Areas (EMAs) are AAMGL policy in the sense that the current described as groundwater capture zones of policy on the use of subsoil will prevent the internationally and nationally significant

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wetlands. Protection of groundwater quality, as vegetated wetland and a narrow overflow well as surface water quality, entering significant swale drain, set at approximately AAMGL, wetlands is acknowledged as relevant to protect linking the MUC with the downstream the status of such wetlands. property boundary. Brookland Green is viewed positively by WRC in terms of water The WRC and the DEP accept the recommended and nutrient management because of these EMA boundary by Dames & Moore’s 1997 water management features – despite there report, however both are prepared to consider being no data so support this perception. amending it should long-term data become available. In summary, the lack of any rigorous monitoring data on nutrient export rates 5.3.7 Existing Developments in Study Area from recent, contrasting developments means Vicinity that there is no sure indication of which Several examples exist of residential land use design most closely approaches the nutrient change within similar, adjacent landscapes. export reduction objective. These form the basis for assessment of potential within the study area. 5.3.8 Land Development Options i. Fill and AAMGL i. The Avenues The study area has extensive areas where the This development features three water table water table is close to the ground surface, so lakes, which overflow to the Hughes St that foundation stability, rising damp and Branch Drain and Amherst Branch Drain. inundation are appreciable design issues. The development site was filled by However, this has been discussed in Section approximately 1m to provide sufficient 5.3.4, which sets out where the subsoil clearance above water table, and subsoil network can be placed to give sufficient drains which discharge to the lakes control separation to groundwater. The engineering water table rise. The development was options for land development are either approved in the early 1990s prior to the imported fill to raise the finished surface AAMGL policy, and the drains may be set above the groundwater level, or drainage to below AAMGL (probably between AAMGL lower the water table below the natural and AGL). Hence some rainfall is conveyed surface. With the fill option, the change of via the subsoil drainage system to the lakes land use from native vegetation or cleared and then downstream to the Main Drains, land to residential usually also results in a rather than flowing directly overland to the rise in water table, the prevention of which lakes and drains. The lakes form attractive requires subsoil drainage. There is little water features and attenuate peak flows in opportunity for cut-to-fill, given the lack of 10 year events to the required Main Drain topography within the study area. design rate of approximately 1.0 L/s/ha. The In parts of Perth, including the study area, Avenues would be viewed neutrally by WRC where these water table conditions occur, the from a nutrient management point of view, cost of land development increases markedly as it incorporates neither an MUC nor an with the required depth of imported fill to artificial wetland, and hence is assumed to be satisfy water related project assessment exporting relatively high levels of nutrients. criteria, including the AAMGL policy. In ii. Brookland Green these cases, economic evaluation must be This is a more recent development and carried out to ensure the viability of land incorporates a series of water features within development without compromising an MUC, including a wet detention basin, a environmental considerations.

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Where the subsoil network and the required Forrestdale Lake. In addition, a service station is fill are in place, the design engineering sited on the corner of Forrest Road and infrastructure must take into account the Nicholson Road within the EMA, and a AAMGL, surface/fill level in determining the groundwater pollution plume undoubtedly levels of the roads etc. The settings of the already exists which will migrate downgradient drains to reflect the influence of AAMGL to the lake. contour line should be carried out in a Rather than presume against land use change drainage strategy for the area. The drainage within the Forrestdale Lake EMA boundary, strategy for the study area has not been these point sources of groundwater pollution completed. In the interim, developers must could be removed and replaced by managed consult with the WRC to manage draining acceptable land uses with appropriate one development to the others. environmental and drainage management ii. Main Drainage Upgrade programs. The capacity of the Forrestdale Main Drain and of Baileys Branch Drain is low, so that 5.4 Infrastructure considerable attenuation of runoff by The infrastructure component of a potential developers is usually required by the Water development is capital intensive and therefore it Corporation, prior to allowing for connection is a significant consideration in the to the system. development of a District Structure Plan. The Whereas Main Drainage is generally designed determination of an economically feasible to cater for the 10 year return period flow, implementation strategy is relevant to the system within the study area is believed infrastructure Planning. to be only capable of conveying the two year While the final staging may be determined by flow, at most. other factors, such as potential property values No hydraulic computer model of the and land take-up, infrastructure will have major Forrestdale Main Drain has been prepared, implications when considering: and this seems now to be an essential • Development fronts. tool to formally and objectively assess the • Incremental development costs. system, prior to any consideration to upgrade • Timing. the system. • Pre-funding for new or relocated services. The upgrade or other measures to be taken • Development approvals. will be part of a drainage strategy. In this section these implications will be examined for the main infrastructure required to 5.3.9 Land Use Within Forrestdale Lake EMA meet the District Structure Plan. It is considered that the desired outcome of protection of the wetlands from polluted 5.4.1 Road Networks groundwater discharge would be better served The District Structure Plan makes use of the by allowing some change in land use within the existing main road network throughout the EMA, rather than by maintaining all current study area. Roads such as Armadale Road, land uses. Southern River Road, Holmes Road, Ranford This position is based on the fact that several Road, Forrest Road and Lakes Road remain link poultry farms produce solid wastes which fall roads throughout the area with Ranford, directly through the chicken sheds on to the Armadale and Holmes having strong links to the bare soil beneath, and is directly conveyed as a proposed extension of the Tonkin Highway. This groundwater pollution plume towards is a key issue. The District Structure Plan has not

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nominated any major road closures although so no significant relocation of major water some road deviations are proposed. services are anticipated.

The District Structure Plan has used the existing Currently there are reticulated water services to road system to develop strong linkages to the the area north of Ranford Road and the existing various development areas. In the case of the residential development off Armadale Road. proposed industrial area, it has main roads Expanded services into the areas designated for bordering it, thereby providing easy access for additional development in the District Structure vehicles journeying to and from the area. Plan will need to be planned in conjunction The subdivisional roads within the various with the Water Corporation. The Corporation’s neighbourhoods and zones are not defined approach is to plan and budget works on a five under the District Structure Plan. Their locations year program that enables it to provide services will be determined at the detailed planning to new fronts of development. Should the stage of the development and will have more development fronts materialise in advance of freedom in configuration and linkages within the Water Corporation’s planning and budgets, each zone. then the developer will be responsible for pre- funding any major upgrade of the existing The width and designation of each of the major Water Corporations system. The pre-funding is link roads are not defined within this District then returned to the developer at the time when Structure Plan but reflect previous traffic the works are budgeted for in the Corporation’s planning in the area. The road reserves and the capital works budget. carriageway widths are addressed in Section 5.5. The main implications this has for the area are Elsewhere in the area, roads through the various that forward planning and implementation neighbourhoods, small commercial areas and strategies are needed to enable the Water linking the zones can be developed to suit Corporation to plan and budget work, and community needs. Included here are such having major capital expenditure undertaken options as: separately from the development work with i. Widened road reserves and street side parking significant financial benefits to the developers of to encourage development of local the area. community and commercial facilities. ii. Narrow streets with calming devices to 5.4.3 Wastewater minimise traffic volumes and speed through Similar to water supply, wastewater, or deep residential areas. sewerage, systems are best handled along iii. Priority measures where needed to allow the moving development fronts. For the study area development of an efficient transport system that has predominantly level topography, there throughout the area. will be a number of pumping stations and pressure mains dispersed throughout the area 5.4.2 Water Supply which allows some minor flexibility in the Major trunk water mains traverse the area, the subdivision stage. most significant being located in Armadale Similar to water supply, the Water Corporation Road, Ranford Road, Eighth Avenue, Lakes Road undertakes forward planning for the area and and Nicholson Road. some preliminary planning has been carried out. These services are generally located within the The area of Southern River is located existing road reserves which are proposed to predominantly outside existing sewerage remain predominantly in their current location catchment and will require significant works for

61 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

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it to be fully integrated into the overall To meet current standards in residential and wastewater collection system in the region. commercial development, the minimum requirements will mean that the supply, As with water supply, to undertake major including high voltage feeders, will need to be infrastructure development ahead of the Water put underground, grids established throughout Corporation’s capital program will place the area to provide security of supply, and a financial responsibility on the developers in the number of major sub-stations located form of pre-funding work. In the case of throughout the area to facilitate the work. Southern River, this pre-funding could be significant as the length of services required to As with other services, to properly stage and connect to the existing system is considerable implement the work, forward planning is and, given the high water table in the area, needed so that the District Structure Plan construction of major trunk sewers and provides for economically sustainable pumping stations will be expensive. development.

An alternative to the pre-funding option is the Under current Western Power policies, provision of temporary work. This can be in the developers are responsible for the design and form of a smaller pumping station and pressure implementation of power reticulation main that will enable development to proceed throughout developments but Western Power separate to development fronts. This alternative maintains responsibility for the provision of is usually less capital intensive than the pre- adequate power. Based on this policy, Western funding option but there is no refund of the Power can levy significant headworks charges to capital investment at a later date by the Water upgrade works. Corporation. Unlike the Water Corporation which sets a The implementation of the wastewater standard headworks charges for water, collection system in the District Structure Plan, wastewater and drainage on a per lot basis, given the topography, high water table and the Western Power determines such costs on a fact that most of the area is outside existing development by development basis which could wastewater catchment boundary, means the disadvantage some developers and advantage provision of a wastewater collection system will others. It is therefore an option to discuss with be at significant cost. It is expected that the Western Power the possibility of developing a majority of trenching in the area will require uniform headworks cost for the area included in dewatering, some temporary works will be the District Structure Plan. Given the long life of necessary and pre-funding of some major works the development and fragmented land may be required by the Water Corporation. ownership, a co-ordinated scheme will need to be developed. The planning of the wastewater system and the staging and implementation strategy will be 5.4.5 Gas important so that commercial factors do not High pressure gas mains within the District unduly impede the development process. Structure Plan area are located within the 5.4.4 Power Armadale and Nicholson Road reserves. The proximity of high pressure gas mains to the The power distribution system throughout the residential areas in Perth has been the subject of area will need significant upgrading to provide a number of studies and Quantitative Risk adequate services to the District Structure Assessments (QRAs). These QRAs have provided Plan area. guidelines of buffer zones based on DEP guideline of individual risk.

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The EPA’s Draft Guidance Achieving EPA Risk figures indicate that they will grow to Criteria for development in proximity to approximately 50 to 60% of their population existing and proposed High Pressure Gas capacity by the year 2026, thereby increasing Transmission Pipelines indicates the the population in the area by around 36,000. CMS(WANG) pipeline alone requires a In the three areas, there are some demographic separation of 32 metres each side of the centre and infrastructure issues that may influence the line of the pipeline. Setbacks for schools, development sequence. hospitals, shopping centres and other places where large numbers of people congregate are Previously it was suggested that growth in the double this distance. area would best be facilitated on a moving development front and this is likely to be Low pressure gas distribution throughout the determined by infrastructure costs. For Area 1 area will form part of the infrastructure (Southern River) and Area 2 (Forrestdale), this development. Although not part of statutory front will come from the north west. It is requirements, AlintaGas should be kept expected that Ranford Road becomes the initial informed so that adequate provision can be service corridor. made when developing staging and implementation strategies. While Area 1 (Southern River) lies to the south of Gosnells and Maddington it is unlikely that the 5.4.6 Communications existing Infrastructure to the north will provide Telstra maps for the area indicate that its trunk sufficient capacity to handle growth from this system servicing the area is predominantly area and therefore infrastructure will need to within the Armadale Road reserve. It currently extend from the south through Area 2. On this has no major facilities within private land, so basis, Area 2 (Forrestdale) would appear the most generally there are no major encumbrances on suitable for the first stage of development. the Telstra system. To the east, Area 4 (Brookdale/Wungong) is The Telstra maps indicate a significant space located to the south of Armadale and is subject capacity within its current conduits. to separate constraints and opportunities. Augmentation of services would not be a major Currently, development is happening in the problem and they should be capable of region, which is anticipated to continue responding to user demands. independent of other areas. The central area, Area 3 (Forrestdale Lake), is 5.4.7 Staging poorly serviced and includes the Forrestdale The staging of development will be complex and Wastewater Treatment Plant, therefore limiting subject to population growth and commercial growth opportunities. It is anticipated that this viability. Existing population projections for the area may remain relatively dormant until four definable areas of the District Structure growth in the surrounding three areas Plan are: encroaches on Southern River. • Area 1 (Southern River) • Area 2 (Forrestdale) 5.4.8 Conclusions • Area 3 (Forrestdale Lake) The District Structure Plan is built around major • Area 4 (Brookdale/Wungong) roads providing links to and through the area. In doing so, the District Structure Plan has Forrestdale Lake is the only one of the four areas maintained a significant proportion of major that does not show significant population infrastructure that is now existing within the area growth. For the other three, the population and has minimised the need for major relocation

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work. Therefore, the implication of existing provide a good cycle riding environment in infrastructure on the development and their present configuration. implementation of the District Structure Plan is not significant. This is an important advantage 5.5 Transport given the fragmented land ownership in the area. 5.5.1 Railway A passenger rail service currently operates along The significant implications come from new and the eastern boundary of the District Structure augmentation of the existing infrastructure. The Plan area. Stations at Kelmscott (north), area of the District Structure Plan is beyond Armadale (east) and Byford (south) will service existing developments and moving fronts, the Armadale and Wungong areas of the District therefore there are major new linkages that will Structure Plan. Stations at Maddington and be required for all services. Gosnells provide transport hubs for the area The level topography and high water table in north of Ranford Road and east of Warton Road. the area also has a significant impact on From these existing hubs it would be expected infrastructure as it will attract additional costs that as the demand grows in the area, bus associated with both depth and dewatering. services will radiate and park and ride facilities Based on the above findings, it is concluded that will be developed. the infrastructure for the area will impact In addition, three new railway stations are significantly on both costs and timing of proposed to the northwest of the District developments that fall within the District Structure Plan as part of the South West Structure Plan area. The significant Metropolitan Railway. The new stations are: infrastructure issues that must be addressed are as follows: • Thornlie Station (at Spencer Street) • Nicholson Station (at Nicholson Road); and • Development fronts must be as near as • Canning Vale Station (at Ranford Road) possible to existing facilities to minimise major new linkages. Of these three (3) stations, Thornlie and Canning Vale will have train/bus interchange • A staged implementation strategy must be facilities. These facilities are expected to be developed to allow planning and budgeting developed within the next four to six years. The of major capital works by service authorities. new services will provide a fast rail transit link • Temporary linkages must be identified to both to the south to Jandakot and Rockingham enable options to be analysed against other and Mandurah, and north to Cannington, alternatives such as pre-funding. Victoria Park and Perth. • To best facilitate development in the area, The South West Metropolitan Railway will be uniform headworks charges should be levied integrated into the Northern Suburbs Railway equally over all proposed lots. While this is (linking to Joondalup). These railway stations consistent with Water Corporation policy it is are planned with ‘kiss & ride’ and ‘park & ride’ not so with Western Power, therefore it may facilities that are easily accessed from the be appropriate to initiate dialogue with District Structure Plan area. Western Power. A major bus transfer interchange is proposed at • The area has potential to be linked to the Canning Vale Station at Ranford Road. Buses existing railway stations at Gosnells and on Garden Street and Nicholson Road could Armadale as well as a third rail link to the potentially stop at the Nicholson Road Station. proposed Canning Vale Railway Station, thus The South West Metropolitan Railway Master providing a variety of transport linkages. Plan predicts very significant railway patronage • Cycling facilities must be addressed, as most from the Southern River – Wungong area. arterial roads on the study area do not

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5.5.2 Bus Routes iii. Ranford Road The Department of Transport publication Better This is an Other Regional Road through the Public Transport, a ten year plan for Transperth study area. Improvements have been made (1998 – 2007) provides details of the bus routes to Ranford Road in Canning Vale where it plan throughout Perth through to the year becomes a dual carriageway west of 2007. Apart from one cross suburban route, Nicholson Road. However through most of Armadale to the proposed Thompson Lake the study area it is a single carriageway road railway station, no other services are planned constructed to a rural standard. It is within the District Structure Plan area although anticipated that ultimately this will be there are a number of services extending to the upgraded through to Forrest Road as traffic border of the area. The most significant is a demand increases. service terminating at the intersection of iv. Garden Street Ranford Road and Warton Road which will form This Other Regional Road reservation, on part of the proposed System 21 Transperth link. the eastern boundary of the study area, The planning and development of bus routes from Nicholson Road in the north to Lake throughout the area has been discussed with the Road in the south, is reflected in the Department of Transport. Possible bus routes are Metropolitan Region Scheme. The road has shown on the District Structure Plan. not been constructed. The proposed road south of Southern River Road requires To facilitate the bus routes within the developed further investigation to determine area, additional linkages may need to be created requirements and alignment. Some sections between the various centres and zones. of Garden Street conflict with Bush 5.5.3 Other Regional Roads Forever sites. The existing road layout reflects the current v. Warton Road rural status of the study area. The pattern is This Other Regional Road Reservation is essentially a grid network. Not all of the road reflected in the Metropolitan Region reserves have been constructed. Typically, the Scheme west to Ranford Road. The road is roads that have been constructed are designed maintained on its existing alignment to a rural standard. between Ranford and Forrest Roads. Further investigation is required to assess whether i. Tonkin Highway the Regional Road status is required for this The Tonkin Highway Primary Regional Road extension. It is currently a single reservation is included in the Metropolitan carriageway, constructed to a rural standard Region Scheme. Preliminary carriageway through the study area. designs are available. No further land requirements or modifications of the vi. Southern River Road alignment are anticipated in the District Southern River Road is one of the main Structure Plan. Construction of the road is transport spines connecting included in the State Government’s Ten Year neighbourhoods between Garden Street and Road Plan. Nicholson Road. This road is currently ii. Nicholson Road under investigation by the Ministry for This Other Regional Road reservation Planning as another Other Regional Road through the study area is based on a between Ranford Road and Spencer Road conceptual four lane divided standard. east of the study area. It anticipated that the No changes are envisaged by the District road will be incorporated into the Structure Plan. At present the road through Metropolitan Region Scheme. A four lane the study area is a single carriageway capacity will be required for the part of the constructed to rural standards. road between Chamberlain Street and Garden Street. The District Structure Plan

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Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning. Perth, W.A. Jan. 2001 Derived from Hard Copy Originals supplied by Urban Design and Major Places Unit ntw-map18\metstruct\sr_forrest\dpub99\srf_tr_f5.3.dgn Typical Plan of Large Village Centre Figure 5.3

66 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

5. Implications for the Preparation of the Structure Plan

Typical Plan of Small Village Centre Figure 5.4

67 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

5. Implications for the Preparation of the Structure Plan

Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning. Perth, W.A. Jan. 2001

Derived from Hard Copy Originals supplied by Urban Design and Major Places Unit

ntw-map18\metstruct\sr_forrest\dpub99\srf_tr_f5.5.dgn

Typical Plan of Neighbourhood Edge/Conservation Figure 5.5

68 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

5. Implications for the Preparation of the Structure Plan

Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning. Perth, W.A. Jan. 2001

Derived from Hard Copy Originals supplied by Urban Design and Major Places Unit

ntw-map18\metstruct\sr_forrest\dpub99\srf_tr_f5.6.dgn Typical Plan of part of ‘Green-Link’ Figure 5.6

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5. Implications for the Preparation of the Structure Plan

provides for the extension of this road to road in the long term. However, current Nicholson Road. planning is for four lanes.

vii. Forrest/Armadale Road • Warton Road. This road is the most important east-west Provide a reserve allocation to accommodate connector road between the South-East and a four lane divided road from Forrest Road to South-West Corridors. The road links Albany Highway. Armadale with Fremantle. It is reserved as • Southern River Road. an Other Regional Road in the Metropolitan Maintain as a four lane divided regional road. Region Scheme. At present, the dual carriageway stops immediately east of the • Tonkin Highway. study area boundary. The single carriageway Maintain as a four lane divided road to through the study area has been upgraded. expressway standard. No changes to the alignment or reserve These recommendations are still applicable for width have been proposed by this District this District Structure Plan, though further Structure Plan. refinement is required to assess road requirements against current proposals in the 5.5.4 Transport Planning District Structure Plan. Planning the major road system in the study area is primarily the responsibility of the For the most part, the existing regional road Ministry for Planning in co-operation with system is formalised by the Metropolitan Region the local government. Main Roads WA is Scheme. However, there are still some responsible for Tonkin Highway and outstanding issues which need to be addressed. Forrestdale/Armadale Road. i. Garden Street Much of the transport planning in the study Garden Street, between Nicholson Road and area to date has been based on two traffic Tonkin Highway extension, forms part of studies carried out in 1995: the eastern boundary of the District Structure Plan. It is in the Metropolitan • The South East Corridor Transport Study, Region Scheme as a 40 metre wide reserve. Ove Arup & Partners, January 1995; and The Ministry for Planning has a conceptual • The Canning Vale and Southern River design for the road but this is to be revised Transport Assessment, RJ Nairn and Partners as construction proceeds. Major intersection December 1995. points are provided at Fraser Road North, The Ove Arup study recommended the Warton Road, Holmes Street, just north of following hierarchy: Sutherland Park, Southern River Road, Tonkin Highway and Lake Road. • Garden Street. Maintain as a four lane divided road with no ii. Ranford Road direct access from residential lots. Ranford Road is potentially the busiest road in the study area. It is defined in the • Ranford Road. Metropolitan Region Scheme as a 40 metre Provide a reserve allocation for future wide reserve sufficient for ultimately six upgrading of the current road to a six lane traffic lanes. road in the long term. The existing single carriageway is considered • Armadale/Forrest Road. to be well below standard, but the proposed Provide a reserve allocation for future upgrading to a six lane dual carriageway upgrading of the current road to a six lane road is considered unacceptable.

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If Ranford Road is upgraded, special Street in Gosnells. It is proposed as an Other attention will need to be given to the Regional Road, east of Ranford Road, by the environmental, drainage and intersection Ministry for Planning which has recently issues as well as consideration of bicycle completed a conceptual design based on a lanes and pedestrian crossings. Alternative 32 metre wide road reserve. This reserve alignments in the vicinity of Balannup Lake width is less than the 40 metres which is should be investigated. Upgrading of normally recommended through rural areas alternative roads should be examined before proposed for future urban development. upgrading of Ranford Road. If no practical Within the District Structure Plan, it is alternative exists then a particularly sensitive proposed to extend Southern River Road approach to construction will be required, east of Nicholson Road to make it the main including the likelihood of bridging. east-west connector road linking the new iii. Nicholson Road urban areas to the existing urban corridor Nicholson Road has only recently been east of Southern River. The road will directly classified as an Other Regional Road and link the future town (commercial) centres of incorporated into the Metropolitan Region Forrestdale, Southern River and Gosnells. Scheme with a reserve varying in width vi. Forrest/Armadale Road from about 30 to 40 metres. It will, Forrest/Armadale Road is an Other Regional nevertheless, become a major arterial road Road in the Metropolitan Region Scheme. from Thomas Road in the south to Albany West of Tonkin Highway the width of the Highway in the north. Parts of the road, reserve varies from 44 metres upwards. East adjacent to Hakea (Canning Vale) Prison of Tonkin Highway it is a 32 metre wide and south of Armadale Road are adjacent to reserve. While this would accord with the the water supply trunk main. The design traffic projections in the Ove Arup study includes provision for a six (6) metre wide which had volumes very much higher on median which could accommodate two of the west (32,000 vpd), than the east the three 132kv power transmission lines. (12,800 vpd) this should be reviewed in iv. Warton Road terms of current urban proposals south of Warton Road is reserved as an Other Armadale Road. Regional Road in the Metropolitan Region vii. Forrest Road South Scheme between Garden Street and Ranford The Ove Arup study recommended that Road with a road reserve varying from 32-38 Forrest Road, south of Armadale Road be an metres in width. In accordance with the Other Regional Road. This is maintained in proposals of the Ove Arup study, it is the District Structure Plan. More detailed proposed to extend Warton Road to Forrest planning will be required for this road if it Road along the existing Warton Road is to be included in the Metropolitan Region alignment. This Other Regional Road Scheme. Depending on the outcome of the alignment can be finalised once the transport review for the study area, Forrest Metropolitan Region Scheme amendment Road South could be designated as an Other is final. Regional Road in the Metropolitan Region v. Southern River Road Scheme. Southern River Road is currently a rural road viii.Rowley Road through the study area linking Ranford At present Rowley Road is a discontinuous Road with Albany Highway via Dorothy east-west rural road. It forms the southern

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boundary to urbanisation both in this have efficient bus feeder services along Garden corridor and in the South West Corridor Street, Ranford Road and Nicholson Road (Jandakot Urban area). In the South West feeding to future passenger rail stations at Corridor Structure Plan, Rowley Road has Nicholson Road and Ranford Road on the been linked into Wattleup Road as a direct existing freight line. connection between the Jandakot urban Possible bus routes are shown on the District area, the Kwinana Freeway and Structure Plan. Services will evolve over time to Rockingham Road. meet growing demand as development occurs. It In the District Structure Plan it is proposed is, however, important that the design of the that Rowley Road, east of the Tonkin roads mentioned above take into account public Highway, be connected through to the transport requirements especially in the vicinity South Western Highway, but not as a major of the rail stations. In addition, if it is projected regional road. West of Tonkin Highway that high levels of traffic congestion will be there is potential for Rowley Road to be experienced on any of the north-south station upgraded to an Other Regional Road as an feeder roads, then arrangements should be made east-west connector between the Tonkin to give priority for buses. High volumes of traffic Highway, Kwinana Freeway and also create an undesirable environment for Rockingham Road along the southern edge pedestrians and cyclists unless separate facilities of urbanisation in both corridors. In this are provided. way, the two urban corridors will be directly linked. However, this is a strategic road 5.5.6 Walking and Cycling planning issue that should be further Walking and cycling will be an important investigated by the Ministry for Planning. transport mode in the study area. The topography is virtually flat and ideal for these Consideration should be given to the transport modes. The Department of Transport upgrading of Rowley Road between the has produced a preliminary bike plan for the Tonkin Highway and Rockingham Road and study area. Additional work will be required to its designation as an Other Regional Road in further develop the plan to take advantage of the Metropolitan Region Scheme. the multiple-use corridors and other ix. Tonkin Highway Extension opportunities that will become evident as more The Tonkin Highway extension is included detailed planning proceeds. in the Metropolitan Region Scheme as a The opportunities for developing pedestrian Primary Regional Road. It will provide systems, both as a dual use of bike paths, but strategic access to the study area particularly also recreational through the open spaces and by linking the proposed industrial area with recreation areas, require more detailed study. the other industrial areas within the High amenity and safety of dual use paths metropolitan region. combined with the consolidation of land uses 5.5.5 Public Transport will assist with the promotion of walking and cycling. Planning for public transport in and across the study area is essential. Preliminary modelling by The Department of Transport should continue the Department of Transport indicates most developing the bike plan for the study area in public transport travel will be northwards response to the District Structure Plan and more directed towards Perth and the inner areas of detailed local plans that will follow. the metropolitan region. For this reason, the current Department of Transport strategy is to

72 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 6. Preparation and Consideration of Structure Plan Options

As part of the preparation of the District Structure • The extension of the Forrestdale Plan, a number of options were produced. The development front to Armadale Road to options incorporated a number of alternative land create an additional village centre. use and design proposals based on: • The redevelopment of the kennel areas for predominately residential uses. • The varying or definitive expectations of the • Establishment of a Southern River village community. (perpendicular to Southern River Road). • Land capability (including drainage, landscape • Connection of Keane Street to Nicholson Road. assessment). • Extension of the Brookdale development • Servicing issues. front west of Tonkin Highway. • Current urban/community design principles. • The extension of Rowley Road along a Three options were prepared for consideration by the southerly route to the South Western Highway. community. Each option was described and • The extension of Forrest Road to Hopkinson evaluated at the second community workshop held Road. in March 1999. A full description of the community The community comments on this option are consideration/participation exercise is provided in shown in Table 6.1. Section 4 of this report.

None of the options were presented as a preferred option. To this end, each option contained a number of possible land use and design elements within separate plans, as follows: 6.1 Option 1 – New District Centre/Maximum Urbanisation

Option 1 (Figure 6.1) primarily sought to facilitate maximum residential development. The residential development would be linked to a new District/Regional centre located centrally within the study area. The key elements included:

73 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

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Indicative Scale Only

0 12

Kilometres

Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning. Perth, W.A. Jan. 2001 Derived from Hard Copy Originals supplied by Urban Design and Major Places Unit ntw-map18\ \metstruct\ \sr_forrest\dpub99\srf_tr_f6.1.dgn Preliminary Option – Option 1 Figure 6.1 74 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

6. Preparation and Consideration of Structure Plan Options

Table 6.1 – Community Comments (Option 1)

Community Objective Community Comments

Land Suitability • Kennel zone (about half of the responses in favour of retention and half against. Some indications to keep Gosnells Kennel Zone but delete Forrestdale Kennel Zone). • Urbanisation (community strongly in favour of maximising urban development). • Bush Forever (not generally favoured but some conservation areas considered necessary). • Centralisation of industry favoured.

Infrastructure – Transport • Maximum urbanisation favoured by community. • District Centres and Liveable Neighbourhoods favoured (particularly latter).

Employment • District Centres and Liveable Neighbourhoods favoured (particularly latter). • Some support for centralised industry.

Lifestyle and Streetscape • Kennel zone – equivocal views for and against retention. • District Centres and Liveable Neighbourhoods favoured (particularly latter). • Bush Forever not favoured but conservation of some areas considered important.

Conservation and • Bush Forever not generally favoured, but agreement that some conservation Environment areas should be retained.

Implementation –•Nil. Including Compensation

Roles/Responsibilities and • Kennel zone equivalent reasons for and against retention. Decision Making • Urbanisation (community favours maximisation). • District Centres and Liveable Neighbourhoods favoured, especially the latter. • Bush Forever not favoured but some conservation considered necessary.

6.2 Option 2 – Industrial Centre/Use • The retention of the large Bush Forever area Existing Retail Centres within Southern River. Option 2 (refer to Figure 6.2) proposed a • A reduced Southern River village centre reduced amount of residential development orientated along Southern River Road. compared with Option 1. The primary intent of • Retention of the Southern River Kennel zone Option 2 was to establish a large surrounded by a transitional area of Special industrial/business area within the central part Rural and Industrial Uses. of the study area. The key elements included: • No extension of the development front west of Tonkin Highway. • Use of the new residential areas to strengthen • Rowley Road downgraded east of Tonkin the existing District and Regional Centres. Highway. • No extension of the Forrestdale development • The extension of Forrest Road to Ranford Road. front to Armadale Road. • The Brookdale development area is structured • The Forrestdale village to form part of the to provide that roads link to Armadale. Livingston District Centre (no extension of Keane Street). Community comments on this option are • A clear distinction between the Forrestdale provided in Table 6.2. and Southern River centres.

75 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

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Indicative Scale Only

0 12

Kilometres

76 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

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Table 6.2 – Community Comments (Option 2)

Community Objective Community Comments

Land Suitability • Rural feel/aesthetic values (like) and number of Bush Forever sites, too much green (dislike). • Industry (dislike).

Infrastructure – Transport • Nil.

Employment • Concentration and containment of industry (opportunities for employment) (Like). • Dog Kennel areas (dislike). • Industry (dislike).

Lifestyle and Streetscape • Rural feel/aesthetic values (like). • Industry (dislike). • Lack of density diversity (dislike). • Change to increase housing density and reduce industry (i.e. like Option 1).

Conservation and • Rural feel/aesthetic values (like). Environment • Size and number of Bush Forever sites, too much green (dislike). • Pollution (urban and rural concerns). • Change/reduce Bush Forever sites and reduce amount of green.

Implementation –•Dog Kennel areas (dislike) Including Compensation

Roles/Responsibilities and • Nil Decision Making

6.3 Option 3 – Mixed Use/Dispersed • The addition of residential neighbourhoods Industrial and Commercial into the proposed industrial area to Option 3 (refer to Figure 6.3) proposed to strengthen the relationship of the existing establish dispersed employment sites within Forrestdale townsite and Armadale. individual neighbourhoods. The principal A complete description of community elements of the plan included: comments is provided in Table 6.3. • The location of business/commercial use and industrial uses along arterial road networks. • The use of home workshop premises to provide a transitional buffer between the kennel zone and predominantly residential neighbourhoods.

77 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN

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Indicative Scale Only

0 12

Kilometres

Produced by Project Mapping Section, Geographic & Planning Information Branch, Ministry for Planning. Perth, W.A. Jan. 2001 Derived from Hard Copy Originals supplied by Urban Design and Major Places Unit ntw-map18\ \metstruct\ \sr_forrest\dpub99\srf_tr_f6.3.dgn Preliminary Options – Option 3 Figure 6.3

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Table 6.3 – Community Comments (Option 3)

Community Objective Community Comments

Land Suitability • Retain Kennel zone. • Develop dispersed commercial areas. • Develop retail on main roads. • Retain rural land south of Forrestdale Lake. • Strong objections to dispersed industrial areas. • Reduce open space (including Bush Forever sites).

Infrastructure – Transport • Develop dispersed commercial areas. • Develop retail on main roads. • Strong objection to dispersed industrial areas. • Provide strong focal point.

Employment • Develop dispersed commercial areas. • Develop retail on main roads. • Provide strong focal point.

Lifestyle and Streetscape • Retain Kennel zones. • Develop dispersed commercial centres. • Develop retail on main roads. • Retain rural land south of Forrestdale Lake. • Strong objections to dispersed industry. • Less open space (and Bush Forever sites). • Provide strong focal point. Conservation and • Retain rural land south of Forrestdale Lake. Environment • Reduce open space (including Bush Forever sites).

Implementation –•Reduce open space (including Bush Forever sites). Including Compensation

Roles/Responsibilities and • Nil. Decision making

6.4 Draft Preferred Option • Deletion of the two kennel zones in favour of Based on comments received during the residential, recreational and community community consultation process, a draft Preferred activities. Option was prepared for further consideration by • Retention of the proposed Forrestdale the community on 9th June 1999. Business Park as the primary employment node. The plan (refer to Figure 6.4) comprised a • Provision of links to existing District and number of key elements: Regional Centres to increase their viability, • Limited extension of development west to role and function. Armadale Road (based on hydrological data • Typically no development within any Bush from JDA). Forever areas (subject to negotiated • No development west of Tonkin Highway. solutions).

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Indicative Scale Only

0 123

Kilometres

Preliminary Options – The Preferred Option Figure 6.4

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The community was asked to comment on the • Equitable compensation for land affected by draft Preferred Option using the community the recommendations of Bush Forever. derived objectives. In general, the community Following the third workshop, a further revised agreed that the plan met its objectives but District Structure Plan was prepared. A full requested: description of the plan is provided in Chapter 7. • Additional opportunities for employment be identified. • Retention of the Southern River Kennel Zone.

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82 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN 7. District Structure Plan Description

The purpose of this section is to describe the District Eight village centres are proposed within the Structure Plan. The District Structure Plan seeks to urban areas of the District Structure Plan. These provide the long-term framework for: are located at the corner of Warton Road and • Open space. Holmes Street in Southern River/Canning Vale, • Community infrastructure. Southern River Road, Garden Street east, corner • Metropolitan Region Scheme amendments. of Ranford and Wright Roads, Nicholson Road • Town planning scheme amendments. in Forrestdale, Eleventh Road east and west and • Future development areas. in Rowley Road. The neighbourhood centres • The ‘on the ground’ physical arrangement of shown on the District Structure Plan are urban areas, primary road systems, public indicative only. Village centres and transport, neighbourhoods, schools, open space, neighbourhood centres are proposed in shopping facilities and major infrastructure. accordance with the Liveable Neighbourhoods • Servicing infrastructure requirements. Community Design Code and would contain such retail, commercial and community facilities as It is intended that the District Structure Plan will: would be appropriate based upon market • Be used as a basis for preparing outline requirements and demand. These centres would development plans which will guide subdivision also include locations for home businesses and applications for individual neighbourhood areas; medium density housing. • Facilitate Metropolitan Region Scheme and town It is emphasised that the centres shown on the planning scheme amendments for the District Structure Plan propose a district development or conservation of land; and hierarchy but are conceptual only and retail • Facilitate infrastructure provision. floor space requirements would be subject to A full description of the District Structure Plan further investigation in conjunction with the is provided under the following headings. local government’s commercial strategy. The plan is attached to and follows the Executive Summary. 7.1.2 Industry A major light industrial area is to be located at 7.1 The District Structure Plan – the junction of Armadale Road, Ranford Road Main Features and the Tonkin Highway. It includes land west 7.1.1 Retail of the intersection on both sides of Ranford The District Structure Plan shows expansion of Road. This industrial area includes the existing the existing urban development occurring along Metropolitan Region Scheme Industrial zoning. Warton and Ranford Roads, along Garden Street, adjoining Forrestdale Lake and in the 7.1.3 Rural Brookdale/Wungong area south of Armadale. Land south of Forrestdale Lake is identified This development is not self-contained; it is an predominantly as either Regional Open Space or extension of these existing areas. As such, the Rural. The Rural area adjoining Rowley Road is new urban areas will be serviced by existing identified as a location without development District Centres at Canning Vale, Maddington constraints (except for service extensions) and is and Gosnells as well as the Armadale Regional earmarked for Possible Future Urban Centre. Local and Village or neighbourhood Development as it is not likely to be required for shopping needs are provided for within the new urbanization for more than 30 years. A decision urban areas as are local commercial and on its use can be made then; the District employment opportunities. Structure Plan does not close off future options.

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7.1.4 Conservation • Guidelines for best practice for the Significant EPP Wetland and conservation areas, construction and management of kennels together with Bush Forever sites and multiple to reduce off-site noise impacts. This is to use corridors are defined on the plan based be applied to all new and additions to upon the detailed investigations of this study kennels. Implementation of such measures and fixed constraints (such as drains and is critical to the successful management of watercourses). The MUCs are indicative; they are noise impacts. not fixed and need to be refined based upon more detailed investigations of biophysical • A special control area between 500 metres criteria at the subsequent detailed planning and 1 kilometre around the Kennel zone stages. It should be noted that land set aside for applies within which urban development conservation purposes will be in addition to the could occur subject to controls on the normal 10 per cent public open space design and construction of housing where requirement for residential land. affected by noise nuisance.

Conservation Category Wetlands are shown • Residential use and subdivision proposed indicatively on the plan. The definitive 500m to 1km from the kennel zone, boundaries of these wetlands should be where affected by noise nuisance, to be determined in consultation with the DEP and subject to covenants and memorials on WRC in the more detailed stages of planning. titles advising of potential noise nuisance. 7.1.5 Bush Forever Sites • Within 500m of the kennel zone, Three of the Bush Forever sites in Southern River development is to demonstrate an have been earmarked for reservation as Parks acceptable noise impact and/or only non- and Recreation under the Metropolitan Region noise-sensitive compatible land uses will Scheme. These areas (described as Bush Forever be permitted. sites 125, 413 and 465) are shown as both Bush Forever sites and Parks and Recreation • The 500m buffer area is shown on the reservation. The location of the Bush Forever District Structure Plan. sites is shown in Attachment ‘B’. ii Forrestdale Kennel Zone Other privately owned Bush Forever sites are The Forrestdale Kennel zone will not be shown only as Bush Forever sites and will be retained for the following reasons: subject to negotiated outcomes as recommended by Bush Forever. That process is separate from • The Forrestdale Kennel zone affects a this District Structure Plan but its outcome will significant area of potential urban land, need to be incorporated in the detailed outline but is only developed with a limited development plans prepared prior to subdivision. number of kennels.

7.1.6 Kennel Zones • The relocation of a limited number of i Southern River Kennel Zone kennels within Forrestdale to a consolidated The Southern River Kennel Zone fronting area (e.g., the Southern River Kennel zone) Ranford Road has been retained because of is considered a desirable mechanism to the significant existing investment and enable the release of constrained urban land consolidated use of the zone for the purpose. while retaining a dedicated kennel area Management measures will include: within the South-East Corridor.

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• The Southern River Kennel zone is not groundwater plume has been the subject of a developed to full capacity and may formal assessment by the EPA and setting of accommodate the relocation of Forrestdale Ministerial conditions. The City of Gosnells is committed to complying with these conditions, kennels. which include requirements relating to the • Existing kennels will be able to continue placement of restrictions on groundwater use in operating under non-conforming use rights. the vicinity of the site.

The following actions are recommended for Nearby land that may be affected by the this area: groundwater plume is proposed for urban

• Rezoning by the City of Armadale to development, industrial use and open space. delete the existing kennel zone. This will necessitate controls to be applied to groundwater use and drainage associated with • Best practice guidelines for the these land uses in the vicinity of the site. construction and management of kennels to reduce off-site noise impacts. This to be 7.1.8 Environmental Management Areas applied to all additions to kennels by the The District Structure Plan shows Environmental DEP and the City of Armadale. Management Areas (EMAs) for Forrestdale Lake, • Residential use proposed within 500m of a Ramsar wetland, and Balannup Lake. Proposed existing kennels to demonstrate an development within the EMA is required to be acceptable noise impact and/or only managed to be consistent with the objective for compatible land uses be permitted. This the EMA. The EPA does not support urban means that residential development would development within the EMA for Forrestdale be restricted within 500 metres of the Lake. Changes to the EMA boundaries are not Forrestdale kennels while kennel use supported unless long-term supporting data is continues and noise nuisance exists, supplied to the satisfaction of WRC and the EPA. notwithstanding the Urban designation of The Balannup Lake EMA objective is to ensure this area. that changes to water quality and water levels in • Residential use and subdivision proposed the wetland do not lead to unacceptable impacts. 500m to 1km from the kennels, where The matter of appropriate land uses within affected by noise nuisance, to be subject environmentally sensitive groundwater areas is to covenants and memorials on titles being addressed in a study by the Western advising of potential noise nuisance. Australian Planning Commission investigating the iii Kennel Taskforce link between land use and groundwater quality. The Ministry for Planning has convened this 7.1.9 Drainage and Watercourses taskforce to consider the future provision for Major drainage routes are included in the Plan and location of additional kennel zones within multiple use corridors (often as linear throughout the metropolitan area. open space). These are based on a detailed 7.1.7 Contaminated Sites interpretation of the Middle Canning The former Southern River liquid waste Catchment Study’s multiple use corridors. The disposable disposal facility has resulted in drainage and open space functions would be groundwater contamination. The remediation of combined wherever possible. However, the the site and management of the contaminated

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width of these MUCs would vary depending changes in land use can be adequately managed upon biophysical criteria, drainage to ensure that reductions in environmental requirements, natural topography and landscape quality will not occur. Detailed planning of local features (as well as the need to incorporate and regional drainage infrastructure needs to be cycleways and pedestrian walkways). The width undertaken, along with the formulation of of MUCs would be determined and agreed at the design criteria and standards for development detailed planning stage. and subdivision design and management. In addition, this work should lead to the The Water and Rivers Commission has formulation of administrative and management recommended that the existing riparian frameworks for the implementation of drainage vegetation zones of Southern River and and nutrient management. Wungong Brook be extended, revegetated and major weeds removed. River restoration, Because of the lack of demonstrated success of including the conversion of drains back to the management of nutrient export from large- broadly functioning waterways will widen the scale urban development at the local level, it is floodplain. Accordingly, the tributaries of the considered that an innovative and strategic Southern River and Wungong Brook and their approach to the issue will be necessary for the use as MUCs should be considered to include proposed land use changes within the District requirements for restoration, revegetation and Structure Plan area to be acceptable. It is likely reservation of an appropriate corridor width. that a more regulatory approach to those These corridors need to incorporate the water commonly in place elsewhere may be required. course, floodplain, riparian, intermediate and This will also require the formulation and dry land zone. implementation of strategies for development, drainage and nutrient export which are unique 7.1.10 Drainage, Nutrient and Flood to the characteristics of the catchment and for Management which technical details are currently The EPA has highlighted the need to carefully insufficient. consider and manage drainage and nutrient The strategy should demonstrate that changes in export within the District Structure Plan area to land use proposed in the District Structure Plan ensure that land use changes will not lead to area can be adequately managed to meet the unacceptable impacts on groundwater resources, objectives and targets identified within the wetlands and the Swan and Canning Rivers. To SCCP and Swan-Canning EPP. this end it is necessary to develop a detailed urban water management strategy for the To effectively manage this additional work and District Structure Plan area. to oversee the formulation of the strategy and its subsequent implementation the EPA has The strategy will involve all key agencies and be recommended that a Technical Review completed prior to rezoning or major changes in Committee be created. land use being finalised. The strategy will criteria for nutrient export associated with development Following the preparation and endorsement of and include criteria on both the surface and the overall urban water management study for groundwater quality. It will demonstrate that the District Structure Plan area, landowners

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7. District Structure Plan Description preparing outline development plans will be Table 7.1 – District Structure Plan - required to prepared detailed drainage and Approximate Land Use Areas nutrient management plans consistent with the UWMS. The Technical Review Committee would Lot Type Area (hectares) also be responsible for reviewing the detailed Single Residential including POS 1,957 drainage and nutrient management plans. Medium density residential 139 Pedestrian based retail 25 7.1.11 Transport Other retail/mixed business/commercial 117 Major transport routes include the future Light industrial 206 extension of Tonkin Highway, Garden Street, Community facilities 115 Ranford Road and Armadale Road. Tonkin Highway forms a north-south spine through the Open space – incl. Golf Course/Bush Forever dual use 1,664 study area that will provide improved Rural 689 accessibility to the north and, in time, to the south. Nicholson Road will decrease as a major Rural living – lots 1ha+ 343 transport route once the Tonkin Highway is in Semi-rural living 151 place. However, in the interim it will continue Public Utility – Sewage Treatment Plant 16 as a major freight route and abutting urban Lake 177 development should not have direct frontage – Bush Forever – including dual use 499 access should be restricted. Restrictions on EPP Wetlands 17 frontage access apply particularly to the Bush Forever/single residential dual use 35 proposed village centres in Forrestdale on Bush Forever/open space dual use 133 Ranford Road and Nicholson Road. Canine Association 14 Rowley Road west of the Tonkin Highway will Golf Course 63 become an important east-west arterial road. Kennel Area 72 Rowley Road east, although it is proposed to Existing single residential 25 connect to the Great Southern Highway is not a direct route and is not intended to become an arterial road. 7.2 Residential Development Potential Bus services can be expanded into the study area The study area was divided into four residential to provide links to existing and planned railway precincts as shown in Attachment D. These stations. Major bus routes are shown precincts, their approximate residential areas indicatively on the District Structure Plan. and capacity (population and dwellings) are detailed in the following tables: 7.1.12 Summary of Proposed Land Use A summary of proposed land use is provided in the following table:

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Table 7.2 – Area 1 – Southern River (North of Ranford Road)

Area (hectares) Estimated Dwellings Estimated Population

Single Residential 483 4,830 12,550

Medium Density 64 1,600 3,200

Totals 547 6,430 15,750

Table 7.3 – Area 2 – Forrestdale (Ranford Road South to Armadale Road)

Area (hectares) Estimated Dwellings Estimated Population

Single Residential 502 5,020 13,050

Medium Density 24 600 1,200

Totals 526 5,620 14,250

Table 7.4 – Area 3 – Forrestdale Lake (North of Forrestdale Lake)

Area (hectares) Estimated Dwellings Estimated Population

Single Residential 131 1,310 3,400

Medium Density 5 125 250

Totals 136 1,435 3,650

Table 7.5 – Area 4 – Brookdale/Wungong (South of Armadale)

Area (hectares) Estimated Dwellings Estimated Population

Single Residential 729 7,290 18,950

Medium Density 75 1,875 3,750

Totals 804 9,165 22,700

Table 7.6 – Total – Study Area

Area (hectares) Estimated Dwellings Estimated Population

Single Residential 2013 22650 56350

Medium Density dwellings 4200 or 18.5% of total dwelling potential

Assumptions: The area designated for residential land use totals approximately 2,013 hectares, with a total i. Single Residential 10 dwellings per hectare potential of 22,650 dwellings, of which, 4,200 or 2.6 persons per dwelling 18.5% are medium density (R 25) residential ii. Medium Density Residential – density at R 25 dwellings. (2 per dwelling)

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7.3 Population Projections 7.4 Development Growth Demographic projections for Armadale and Ibecon assigned the population growth to each of Gosnells have been prepared by Ibecon Pty Ltd Areas 1, 2, 3, and 4 for each of the five year (consultants in Market Research, Retail and projections from 1998 to 2026. Appendix A Economics). Attachment D (Appendix A) (Attachment ‘D’) shows these projections contains population projections as well as (Appendix B highlights the higher growth rate aggregate populations for Armadale and Gosnells scenario). In summary, the basic projections by local government areas and selected suburbs for 2026 show the development pattern indicated in the areas between 1976 and 2026. Average Table 7.7. annual increases in population are also shown. Thus, within the study area, the population is Note that in this data, Forrestdale (Area 2) is projected to comprise 29,200 persons by 2026. included as part of the Southern River area for This compares to the capacity population of ease of statistical analysis. 56,350 persons. Accordingly, over the 1998 to 2026 period of 28 years it is predicted that only Combined population projections for the some 51.8% of the study area will be developed. Armadale plus Gosnells local government areas Using the higher population growth scenario, it indicate a population increase from an is anticipated that there will be a population of estimated 132,143 in 1998 to 199,000 in 2026. 38,800 persons or 68.8% of the population This represents a 66,857 person increase over a capacity. 28year period.

It is possible that Perth’s overall growth rate will 7.5 Workforce be marginally higher than used in these base The Ibecon assessment shows the total projected projections. If so, then Gosnells and Armadale population by five year intervals for the four would be beneficiaries of this higher growth rate. areas. A resident workforce of 50% has been adopted by Ibecon. The adopted percentile A sensitivity test has been undertaken based (i.e. 50% of the resident population being upon an assumption of higher, earlier growth employed) is based on other comparable parts of rates in these two Local government areas to the metropolitan region. This has been applied demonstrate the effect of that scenario (see to indicate the expected resident workforce for Attachment ‘D’ – Appendix ‘B’). This shows the each of the four areas. 2026 projected population increases from 199,000 to 213,000 – an additional 14,000 Local employment is assumed to be 10% of the persons for a total of 80,859. local population (also based on comparable parts of the metropolitan region). The higher projected population growth rate scenario shows a corresponding increase in numbers in the resident workforce and local employment.

Table 7.7 – Projected Growth

Area Projected Growth

Area 1 (Southern River) 10000 persons or 57.6% capacity

Area 2 (Forrestdale) 7500 persons or 44.4% of capacity

Area 3 (Forrestdale Lake) No significant increase

Area 4 (Brookdale/Wungong) 11700 persons or 48.5% of capacity

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The number of jobs in each of the residential • TAFE areas has been based on current typical jobs as a 1 TAFE site per 60-70,000 persons up to percentage of the total population in the outer 250,000 suburbs of the Perth Metropolitan Region Based upon these standards, with 22,600 (excluding major employment nodes such as dwellings the requirements to cater for the new Regional and District Centres). Although efforts development in the study area are: are under way to encourage higher local • 12–15 Primary Schools. employment in these types of suburbs/locations • 3 High Schools. (i.e. liveable neighbourhoods, decentralisation), • 4 Private Primary Schools. Ibecon’s experience to date indicates that in • 1 or 2 Private High Schools. other locations in Australia, these expections • 1 TAFE site (as existing TAFE sites are located have not been met. adjacent to the study area it is unlikely that Notwithstanding this, the District Structure Plan any TAFE sites will be required. If required in provides opportunities for increased local jobs the long term, a TAFE site may be more by incorporating commercial land uses within appropriately located within or adjoining the the commercial centres at the hub of most Armadale Strategic Regional Centre). neighbourhoods. A breakdown of public school site requirements 7.6 Education Facilities by area reveals the following needs: The Western Australian Planning Commission Potential private school sites are not identified Policy DC 2.4 (School Sites) establishes standards on the District Structure Plan. These sites are for the provision of school sites within urban typically sought by providers and rezoned (on a areas based upon the following standards: site-by-site basis) in consultation with Local • Primary Schools Governments. 1 primary school for 1500 housing units. Using the above criteria and assessment, public • Secondary Schools school sites have been shown on the District 1 High School per 4 or 5 primary schools. Structure Plan. • Private Schools 1 private school for every 3 primary schools. 1 private high school per 2 high schools

Table 7.8 – School Requirements

Area School Requirements

Area 1 (Southern River) 3 to 4 Primary Schools + 1 High School

Area 2 (Forrestdale) 3 to 4 Primary Schools + 1 High School (additional catchment is required for a High School. e.g. F/dale Lakes

Area 3 (Forrestdale Lake) 1 Primary School

Area 4 (Brookdale/Wungong) 5 Primary Schools + 1 High School (please note that various High School catchments are adjacent to the Southern portion of the study area).

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7.7 Overview of District Structure 7.7.3 Public Uses Plan Issues Some land is earmarked in the District Structure Land within the District Structure Plan may be Plan for future public use such as high school affected in any of the following ways: sites, open space, drainage, regional roads and sites for public utilities. Note that the 10 per 7.7.1 Environmental/Conservation cent Public Open Space requirement within The land has been identified as having residential land is not shown on the District conservation value, including: Structure Plan. • Wetland(conservation category). 7.7.4 Land Use Classification • Remnant bushland (where Bush Forever or Land uses proposed within the District Structure otherwise). Plan include: • Drainage or riverine feature. • Flora or fauna. • Urban. • Industry. Land identified for conservation purposes will • Kennels. be in addition to the normal 10 per cent Public • Retail and other centres. Open Space requirements. • Commercial uses. There are also legal or policy issues such as: • Rural and semi-rural uses. • The environmental management areas 7.7.5 Development Constraints (groundwater management) for Forrestdale Land use classifications which provide for Lake and Balannup Lake. development do not imply land is ready for • The Rural Water Protection Zone under the development. Infrastructure may need to be Metropolitan Region Scheme. extended on a frontal basis to facilitate • Bush Forever. economic servicing or new development. • Environmental Protection Policy (i.e. lakes). Drainage, groundwater and nutrient 7.7.2 Buffers management must be dealt with in a Buffers are established around incompatible comprehensive manner. Roads, open space, uses or activities. They include land uses such schools and detailed design issues must be co- as poultry and pig farms, rubbish disposal sites, ordinated to ensure different owner’s plans power lines, gas supply mains, contaminated match the overall District Structure Plan sites and kennels. Each of these activities objectives. have impacts which extend beyond their Each of the above issues needs to be addressed immediate boundaries. within an implementation strategy. The buffers will affect the way in which adjacent land is dealt with when a change of land use or development occurs. The incompatible land uses that generate these buffers must be removed to release surrounding land for alternative activities in accordance with the District Structure Plan.

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7.8 Options for Implementation approach is becoming as comprehensive as a There are a number of options for development scheme. implementation of the District Structure Plan This approach is guided by the Western which are discussed under the following Australian Planning Commission’s Planning headings. Bulletin No. 18.

7.8.1 Western Australian Planning 7.8.4 Reservation Commission Improvement Plan The reservation of land under the Metropolitan While the power to pool land and jointly plan Region Scheme triggers a mechanism for the and develop it exists under the Metropolitan acquisition and compensation of landowners Region Town Planning Scheme Act 1959 (as an where land can only be used for public Improvement Plan), it also requires all owners purposes. A claim is triggered by the sale of the to agree. reserved land or refusal of development. Reservation under local government town 7.8.2 Local Government (Guided) planning schemes has the same purpose. Development Scheme However, claims for injurious affection have to Extensive powers exist for local government to be made within one year of the reservation co-ordinate planning, development and service taking effect. provision as part of a development scheme. In both cases, the Western Australian Planning The Town Planning and Development Act 1928 Commission or Local Government have strict allows local governments to adopt individual town planning schemes that seek to implement guidelines/protocols for compensating subdivision and development through co- landowners and establishing land values. The ordination, zoning, land pooling, management Reservation approach places a financial and cost recovery. imposition on the Western Australian Planning Commission and/or Council. Notwithstanding, local governments have, on occasion, expressed reluctance to administer 7.8.5 Subdividers Contribution such schemes due to complex, time-consuming When subdividing, landowners/developers and costly management arrangements. Often accept normal requirements for the provision of these concerns are exacerbated by increased public open space, contributions to schools multiple ownership and staged development. sites, upgrading roads, provision of drainage 7.8.3 Infrastructure Sharing (Local reserves and compensating basins. The Government Scheme Provisions) infrastructure sharing option extends to cover A number of provisions exist or can be additional items with the Council being introduced into local government town responsible for co-ordinating cost sharing and planning schemes to permit cost-sharing of acting as banker for accumulated funds. district or regional infrastructure. These costs are generally co-ordinated as part of outline 7.8.6 Headworks development plans. They include Council The Water Corporation is able to set drainage administered infrastructure generally at the time headworks charges at levels which enable it to of lodging subdivision applications. This build and manage drainage infrastructure.

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7.8.7 Separate/Differential Rate It is considered that these principles should Local governments have the ability to establish underscore any implementation approach. a separate rate for a specific area which has 7.9.1 Western Australian Planning unique considerations. Such a rate would apply Commission to all land in the area based on land value and As some issues are of regional significance, the not related to timing of development. cost of these implementation issues should be the responsibility of the Western Australian 7.8.8 Negotiations Planning Commission. This specifically includes Negotiated planning solutions are part of the the proposed Regional Open Space and any Bush Forever implementation Strategy. This Bush Forever areas now proposed to be included approach seeks to achieve development under the Metropolitan Region Scheme as Parks solutions whereby developers agree to and Recreation. Regional roads, high school sites contributions or provide additional facilities in and larger infrastructure sites should be the return for zoning and subdivision. responsibility of the Western Australian Planning Commission (in terms of identifying 7.8.9 Agreements need and preferred locations). This is an agreement between owners, with voluntary arrangements among themselves, to 7.9.2 Local Government co-ordinate the planning in a mutually agreed The two local governments should have the manner. In this approach, the owners agree to principal role in implementation of the District share costs and profits based upon their initial Structure Plan. This should include the planning land values. and management of local infrastructure It is often difficult for all owners in an area to contributions and acting as banker for the agree to such financial arrangements due to infrastructure implementation. different marketing, servicing and development The City of Armadale through proposed Town agendas. Planning Scheme Amendment No. 157 has progressed a range of statutory implementation 7.8.10 District Structure Plan Provisions mechanisms for cost sharing and preparing a co- In this option landowners/developers are ordinated plan. The City of Gosnells is pursuing required to submit a District Structure Plan for a similar approach at Canning Vale (through an approval to include not only planning established outline development plan process). co-ordination but also an implementation strategy for infrastructure provisions. 7.9.3 Water and Rivers Commission The Water and Rivers Commission will 7.9 Preferred Approach undertake the preparation of a detailed urban The community expressed a strong desire for water management strategy for the study area. landowners (adversely affected by the District This strategy should involve all key agencies and Structure Plan) to be fairly compensated. They be completed as a prerequisite to finalising also proposed that landowners who benefited by major changes in zoning or land use within the development potential should contribute to an District Structure Plan area. Note that the urban equitable arrangement. water management strategy and re-zoning processes could run concurrently. Following the

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preparation and endorsement of the strategy the 7.9.6 Western Power Commission would continue to be involved in Provision of underground electrical services the Technical Review Committee formed to throughout the study area should be costed and oversee the formulation of the strategy and the a uniform headworks charge imposed on new implementation of it through detailed drainage subdivision areas. This means that major and nutrient management plans undertaken as infrastructure items, such as power line part of outline development plans. relocation, can be included within an upfront,

The Commission would also continue in its uniform headworks charge for the whole area advisory role with Conservation Category (rather than each owner’s portion). Wetlands, evaluation of MUC proposals and the 7.9.7 Landowners impacts upon environmental management areas. Landowners wishing to develop land have a 7.9.4 Water Corporation responsibility to co-ordinate the planning with As part of the Corporation’s normal adjoining landowners. A number of pre- requirements for water supply, sewerage and requisites to development which the landowner main drainage, it is proposed that the should address include: Corporation declare the whole area as a main i. Removal of, or resolution of, incompatible drainage area. In doing so, the Water land uses together with their buffer Corporation will be able to levy drainage requirements (particularly poultry farm headworks (on new subdivided lots) to cater for buffers) prior to development. the extensive main drainage network ii. Preparation of co-ordinated detailed throughout the study area. The Corporation Outline Development Plans for combined should also participate in the urban water development areas. management strategy for the area and the ongoing Technical Review Committee. The iii. Joint ventures or arrangement with other Water Corporation would then design and landowners to provide comprehensive plans implement the main drain system in the area. for development, cost sharing, co-ordinated neighbourhoods, drainage management and As is the case with Thomsons Lake (Jandakot), open space. the headworks charge would reflect the particular costs associated with an integrated 7.9.8 Summary urban water management strategy for the The proposed implementation of the District locality. Drainage will be a critical issue Structure Plan can use a variety of mechanisms. requiring resolution prior to development in However, local government has a crucial role in much of the study area. the co-ordination of planning and equitable cost sharing across the study area. Armadale and 7.9.5 Department of Environmental Protection Gosnells areas can be dealt with separately and In addition to the Department’s advisory and it may be convenient to further subdivide these administrative role for the EPA, the DEP would areas into smaller units (probably based on be part of the Technical Review Committee to drainage catchments), for the purposes of oversee the formulation of drainage and overall management of development. nutrient management strategies for the District Structure Plan area. The preparation of the Urban Water Management Strategy and the establishment of

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a technical review committee with generally require major earthworks and drainage representation from all agencies is a prerequisite within a reconstructed landscape. Thus the to major development in the District Structure image of the area will be a contrasting mix of Plan area. natural and constructed landscapes.

A fundamental principle proposed by this Furthermore, the identity of locations within District Structure Plan is the cost sharing of the area is diverse and will reflect urban, semi- facilities and infrastructure over the whole study rural, kennel and rural environments within the area or larger precincts. Due to the projected bushland framework. time frame for development in the study area, the implementation strategy may be divided 7.10.3 Implementing the Vision into 5 or 10 year programs for implementation. The preparation of the District Structure Plan in close consultation with the community has set Development is dependent upon removal of an overriding vision to promote fair and many physical and legal constraints in the area equitable outcomes for all parties with and a co-ordinated approach to servicing land. transparent decision-making and A frontal development pattern is recommended responsibilities. to facilitate economic and efficient development. 7.11 Objectives 7.10 Vision Statement The objectives and strategies for the District (Urban Design Objectives) Structure Plan are also listed below: 7.10.1 The Context The study area is not a self-contained entity. i. Land Suitability Rather, it is an extension of the existing and Objective abutting communities. While the area will be • To identify all land capable of providing progressively developed on many fronts as a range of land uses which balances extensions of existing suburbs, the District conservation and development and Structure Plan emphasises the creation of provides for a mix of lifestyle liveable neighbourhoods. As groups of liveable opportunities within the intended neighbourhoods are developed they will form community. villages or towns with a high degree of self- Strategies to Achieve Objective containment but also with good access to shared • Identify (through mapping and district and regional facilities in the nearby consultation) the most significant existing urban areas. conservation areas. • Identify (through mapping and 7.10.2 Inherent Image consultation) the appropriate existing The District Structure Plan provides a balance land uses. between securing areas of high conservation • Develop a framework for the continuation value and facilitating urban and semi-rural of appropriate existing land uses. development to provide a variety of lifestyles. • Identify (through consultation) an The conservation/bushland areas establish a appropriate and desirable mix of land uses. natural bushland theme for the study area. • Develop various plan options for future However, this will be in sharp contrast with the development and conservation areas for image of areas to be developed which will consideration by key players.

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• Develop a framework for the • Promote tourism opportunities (i.e. implementation of the preferred plan. nature reserves). • Reinforce self-sufficient employment ii. Infrastructure – Transport centres (i.e. accessibility, linkages). Objective • Develop a plan to provide for all • To provide accessible and cost-effective employment types (i.e. casual, self, infrastructure which complements the industry, full-time, home-based). natural and built environment for existing and future communities. iv. Lifestyle & Streetscape Objective Strategies to Achieve Objective • To develop a safe and attractive • Liaise with public transport providers to environment with a sense of identity discover their current plans for the area based upon the best attributes of the and to develop a framework for a high existing environment, where a full range level of service. of lifestyles and employment • Prepare design guidelines relating to opportunities can be accommodated. minimum service provision (i.e. cycleways, pedestrian accessways). Strategies to Achieve Objective • Adopt Liveable Neighbourhoods design • Identify and retain an appropriate options to enable the final District amount of local flora. Structure Plan to incorporate • Retain areas of appropriate rural use. permeability and accessibility of • Incorporate local flora species within an transport infrastructure. integrated landscape theme. • Prepare District Structure Plan design • Encourage the development of a range of options incorporating drainage as water employment uses. features. • Provide for a range of housing types and • Provide a design framework for the safe lot sizes to allow for different lifestyles. design of drainage features and re-use of • Reduce car dependence by creating stormwater. walkable environments. • To identify land capability and • Passive security of the public domain. conservation areas relating to drainage. • Provide a well-lit street network. • Develop integrated landscaping themes. iii. Employment • Provide 10 per cent public open space for Objective passive and active recreation which is in • To exploit the local geographic features, addition to areas set aside for resources and linkages to other areas to conservation purposes. provide accessible, appropriate and • Provide a range of locally available sustainable employment opportunities. community and commercial services. Strategies to Achieve Objective • Provide appropriate management of the • Develop a range of educational public domain and community services. facilities/opportunities within the area. • Identify current land uses that are • Identify industries compatible to the compatible with urban development. area.

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• Determine the most suitable locations for • Facilitate better communication links viable commercial and community between the community and development. Government and also between government departments. v. Conservation & Environment • To have Government adopt the District Objective Structure Plan and endorse the strategy • To set aside land having a high for its implementation. conservation value. vii. Roles/Responsibilities/Decision-Making Strategies to Achieve Objective Objective • Identify (through mapping, consultation • To define (as precisely as possible) the and research) the most significant decision-making and other responsibilities conservation areas. of those involved in the preparation, • Identify other areas which have been assessment and implementation of the proposed for conservation and determine District Structure Plan. their likely long-term viability and costs of management. Strategies to Achieve Objective • From the above, identify areas which • Clearly outline the government structure should be included in the conservation of those on the project. estate and which should have other • Notice that the community and others values enhanced. are concerned about these processes and • Provide wetland buffers to reduce impact perceived bias, and take that into on adjacent urbanization of nuisance consideration in communicating with insects arising from wetlands. stakeholders. • Find ways to manage the actual or vi. Implementation – Including perceived conflicts which exist between Compensation stakeholders and which predate this Objective study. • To implement a District Structure Plan • Identify bodies to whom community that will provide a fair and equitable members can seek remedies (e.g. outcome for all participants. compensation, assurance of process and Strategies to Achieve Objectives influence). • Develop a District Structure Plan that is • Agree on an integrated response to issues acceptable to both the community and from the Steering Committee and “stick steering committee. to it”. • Develop feasible solutions to • Deliver on agreed processes and times in infrastructure issues and their financing. an accountable way. • Critique proposed land uses that may • Notice and remove management quarantine parcels of land from vacuums. commercial development and/or • Challenge the status quo. realisation of its perceived • Clearly define the limits of the study commercial value. area. • Develop a mechanism for a regulated • Deal with the previous plans and their implementation of the District effect on this planning process. Structure Plan.

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7.12 Development Program 7.14 Land Development Section 7.2 contains population projections for 7.14.1 Land Consolidation for Development the four residential precincts which comprise It is not recommended to use town planning the study area. These are summarized as 2026 schemes or other mechanisms to force the population capacities: consolidation of land for development. As noted

• Area 1 (Southern River) in Section 7.9.5 landowners will need to use 57.6% of capacity. joint ventures and other similar arrangements to overcome difficulties associated with fragmented • Area 2 (Forrestdale) land ownership. 44.4% of capacity. In the event that an owner does not wish to • Area 3 (Forrestdale Lake) develop and as a result creates an impediment No significant increase. to the planning and development of adjoining • Area 4 (Brookdale/Wungong) lands which are proposed to be developed, 48.5% of capacity. mechanisms need to be in place to achieve the following: It is not considered reasonable to set targets beyond these predictions as actual achievement • Enabling the landowner to continue existing will be the result of many factors beyond the enjoyment of his property. influence of this District Structure Plan. • Transferring of those parts of the land However, the planning process can supply necessary for the adjoining development by adequate zoned land and influence the release agreement or acquisition by the local of land on a frontal basis for economies of government. servicing. • Recoupment of headworks costs plus interest 7.13 Employment Target against the property, upon the eventual Section 7.5 noted that local employment within development of the land. typical outer suburbs of the Perth Metropolitan • Paying of costs of acquisition and Area is about 10 percent of the local population. construction of necessary road linkages, open This does not include jobs in major industrial space and utilities services from an and business areas. A principle of Liveable Infrastructure Fund created for the area. Neighbourhoods is to promote a higher resident workforce within the neighbourhood. This is Local governments should be empowered to act also an objective of this District Structure Plan. in these matters under their schemes. Incorporating special enabling provisions in Accordingly, the District Structure Plan shows local government town planning schemes will significant areas allocated for commercial land facilitate this action. use at the centre of neighbourhoods and also provision for home based businesses. It is 7.14.2 Financial Arrangements proposed to achieve a target for local The financial arrangements require detailed employment the equivalent of 15 per cent of evaluation through an amendment to the local the resident population. This workforce government town planning schemes. The comprises employment in local schools, shops principles for such arrangements are: and other small local neighbourhood employment activities.

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• Local government town planning scheme responsibility for a main drainage scheme amendments be initiated to provide for and Western Power should be responsible for Infrastructure contributions by subdivision as power supply. a condition to be imposed by the Western • Public school sites will be set aside (and Australian Planning Commission. acquired as necessary) through the • Local governments are empowered to collect subdivision condition process. and manage the payment of such • All costs are paid by developers upon contributions and to act as a banker for subdivision and landowners not developing infrastructure items and works. do not incur up-front costs. • The local governments are empowered to • All acquisitions shall be based upon fair acquire land and enter into agreements to market value and shall be allocated to facilitate development as noted in Section properties in a fair and equitable manner. 7.12.1 and to expend funds for such purposes. Resumption shall be a last resort, failing • Infrastructure within local government town negotiated agreement. planning scheme amendments should include: 7.15 Rezoning Recommendations 7.15.1 Metropolitan Region Scheme i. Public Open Space. Any re-zoning to Urban should occur ii. Community Facilities. incrementally and be cognisant of a range of iii. Regional Road upgrading. factors outlined in this District Structure Plan including development within the urban front. iv. 50% Local (existing) road upgrading.

v. Acquisition of land for implementation 7.15.2 Local Government Schemes of the District Structure Plan. Local government town planning schemes require the introduction of provisions to enable vi. Payment of utility services extensions as cost sharing of infrastructure and procedures for above. approval of outline development plans in vii. Management costs. accordance with this District Structure Plan. viii. Such other infrastructure costs as may be 7.16 Development Sequence necessary to implement the planning in The following steps illustrate the matters to be accordance with Western Australian addressed and the sequence of actions necessary Planning Commission Bulletin No. 18. for development in accordance with the District • Constraints to development (i.e. poultry Structure Plan. Note that not all situations will farms and services provided by other be identical; this is a guide only. authorities) are not included in these • Adoption of District Structure Plan by WAPC infrastructure arrangements. This is on the and local governments. principle that where there is an authority responsible for the specific item, then the • Urban Water Management Strategy local government should not be involved. For • MRS rezoning example, the Water Corporation retains

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• Local government town planning scheme amendments for procedures, infrastructure contributions, outline development plans, etc.

• Landowners prepare outline development plans and conduct detailed research and design including environmental assessment documentation, detailed drainage and nutrient management plans and Outline Development Plans. An “infrastructure provision submission” and documentation of these matters will form the basis of a request for initiation of rezoning.

• Local government initiates rezoning.

• EPA Environmental Assessment (Includes Technical Review Committee advice).

• WAPC transfers land from Urban Deferred to Urban zone.

• Local government rezoning is finalized and the Outline Development Plan approved.

• Landowner submits subdivision application.

• WAPC approves subdivision with conditions included to implement EPA/Ministerial Environmental Assessment conditions and local government implementation measures.

• Land development proceeds.

100 SOUTHERN RIVER/FORRESTDALE/BROOKDALE/WUNGONG DISTRICT STRUCTURE PLAN References

City of Armadale, (1999), Town Planning Scheme Amendment No. 148

Department of Planning and Urban Development, 1990, Metroplan – A Planning Strategy for the Perth Metropolitan Region.

Department of Planning and Urban Development, 1990, Urban Expansion Policy Statement for the Perth Metropolitan Region.

Evangeliste and Associates, Landvision and V and C Semeniuk Research Group, 1996, Water Resources Management Study, Middle Canning Catchment Stage 2 Volume 1, Stormwater Management Plan for Forrestdale, Banjup, and Huntingdale Areas.

Jim Davies and Associates, 1999, Forrestdale, Southern River District Structure Plan: Hydrological Report.

Legislative Assembly of the Parliament of Western Australia, 1994, Select Committee Report on Metropolitan Development on Groundwater Supplies.

Metropolitan Region Planning Government, 1978, Planning Structure for the South East Corridor- Stage A Report.

Muir Environmental, 1999, Evaluation of Conservation Issues: Southern River Planning Study.

Ove Arup and Partneers, 1995, South East Corridor Transport Study.

Review Group, 1987, Planning for the Future of the Perth Metropolitan Region.

RJ Nairn and Partners 1995, Canning Vale and Southern River Transport Assessment.

State Planning Commission, 1993, Metropolitan Region Scheme Amendment ( 927/33).

State Planning Commission, 1994, South West Corridor Omnibus Amendment Stage A (938/77).

State Planning Commission, 1992, Jandakot Land Use and Water Management Strategy.

State Planning Commission, 1994, Forrestdale Industrial Study.

Taylor and Burrell, 1995, Structure Plan for South Armadale – Brookdale.

Western Australian Planning Commission, 1995, Jandakot Land Use and Water Management Strategy.

Western Australian Planning Commission, 1995, Statement of Planning Policy No 6 – Jandakot Groundwater Protection Policy.

Western Australian Planning Commission, 1999, Development Control Policy Manual.

Western Australian Planning Commission, 1997, Development Contributions for Infrastructure – Planning Bulletin No 18.

Western Australian Planning Commission, 1996, South East Corridor Omnibus Amendment No 2 (979/33)

Western Australian Planning Commission, 1997, Liveable Neighbourhoods Community Design Code Edition 1.

Western Australian Planning Commission, 1998, Bush Forever.

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